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₹11,000Avg price per Sq.Ft.
↑ 10.5% in a yearNearly 2.8x in 10 years
1Live projects listed
3 to 5 kmTo HITEC City
Overview
What is Kondapur like to live in?
In one lineKondapur is a busy, well-established neighbourhood in West Hyderabad, popular with IT families who work in HITEC City and Gachibowli.
Where it is. It sits about 15 km from the city centre, next to Madhapur, Hafeezpet, Kothaguda and Gachibowli, along the Gachibowli to Miyapur Road.
Kondapur key factsUpdated October 2026
Location
West Hyderabad
Pin code
500084
Average price
₹11,000 per Sq.Ft.
Price growth
10.5% in a year
10-year growth
Nearly 2.8 times
2 BHK budget
₹1 Cr to ₹1.6 Cr
3 BHK budget
₹1.44 Cr to ₹2.5 Cr
Rental yield
4% to 5% a year
2 BHK rent
₹20,000 to ₹30,000 a month
Nearest metro
HITEC City, about 5.5 km
Airport
25 to 30 km
Best known for
IT jobs and good rents
Projects listed
1 on BookNewProperty
New homes from
₹1.78 Cr
Sources: Telangana registration data, local listing data and BookNewProperty listings, October 2026.
What changed in Kondapur
Prices and stages checked daily · last check
No price or stage changes in the last few weeks. We will list any change here the day we spot it.
Why people buy here
Close to three job hubs. HITEC City is 3 to 5 km away, Gachibowli 8 to 10 km and the Financial District 10 to 12 km.
Good rental income. Yearly rent is 4 to 5% of the home price, among the best in West Hyderabad.
Easy to buy and sell. Over 1,400 homes are listed for sale at any time.
Prices rose 10.5% last year and nearly tripled in 10 years.
Good schools and hospitals, including Oakridge, Suchitra Academy, Kendriya Vidyalaya and KIMS Hospital.
The Botanical Garden, Inorbit Mall and lots of restaurants are close by.
Know before you buy
No metro station in Kondapur. The nearest, HITEC City, is about 5.5 km away.
Peak-hour traffic on Gachibowli to Miyapur Road is heavy.
Homes actually sell for about 22% less than asking prices. Asking averages about ₹10,500 per Sq.Ft. and registered sales about ₹8,153.
Power and water supply still need improvement in some parts.
A branded 2 BHK starts at about ₹1 Cr.
Some inner streets are narrow.
Our verdict on Kondapur
Kondapur is one of the best-placed homes for people who work in West Hyderabad. It sits close to HITEC City, Gachibowli and the Financial District, so rental demand stays strong.
Prices have risen steadily and yearly rent of 4 to 5% is among the best in the area. The trade-offs are no metro station nearby, heavy peak-hour traffic and entry prices above ₹1 Cr. It suits families and investors who can hold for 4 to 7 years.
Suits you if
You work in HITEC City, Gachibowli or the Financial District
You want good rental income from an easy-to-rent area
You have school-going children
You are an NRI looking for a liquid, well-known address
You want lower prices than Gachibowli
You enjoy restaurants, parks and malls close by
Look elsewhere if
You want to walk to a metro station
Your budget is under ₹1 Cr
You cannot face peak-hour traffic
You need perfect power and water supply
You want to sell again within a year or two
Prices
Property prices in Kondapur (2026)
Typical ticket sizes by home type in 2026, with branded apartments averaging ₹11,000 per Sq.Ft.
2 BHK flat↑ Rising
₹1 Cr to ₹1.6 Cr
3 BHK flat↑ Rising
₹1.44 Cr to ₹2.5 Cr
Premium 3 and 4 BHK↑ Rising
₹1.59 Cr to ₹4.12 Cr
4 and 5 BHK luxury↑ Rising
₹3 Cr to ₹10 Cr+
Builder floor→ Stable
₹90 lakh to ₹1.8 Cr
Land, per Sq.Ft.↑ Rising
₹13,350 to ₹18,350
How prices are moving
Branded flats in Kondapur average about ₹11,000 per Sq.Ft. in 2026. Most range from ₹8,700 to ₹13,250 per Sq.Ft.
Prices rose 10.5% in the last year, 64% over 5 years and about 176% over 10 years. Land prices rose about 367% over 10 years because empty land is now scarce.
Registered sales average about ₹8,153 per Sq.Ft., about 22% below asking prices, because they include older homes. Lakshmi Cadillac and Candeur Lakescape saw the biggest gains last year, at about 17 to 18%.
Free report · Updated October 2026
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Rate per Sq.Ft. and all-in price for each project
Upcoming launches before they open
Current offers and payment plans
Kondapur price reportOctober 2026
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Halo by Raghava₹1.78 Cr2031
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BNP data lab
Kondapur by the numbers
Our own analysis of prices, supply and returns in Kondapur, built from registration data and the 1 projects we track here. Hover or tap any chart for exact values.
+10.5%Last 12 months
+36.4%Over 3 years
+64.1%Over 5 years
+176.3%Over 10 years
10.7%Average yearly growth, 10 years
Average price per Sq.Ft., 2016 to 2026Worked back from today's average and published growth ratesSee the data
Year
Avg price per Sq.Ft.
2016
₹3,981
2021
₹6,703
2023
₹8,065
2025
₹9,955
2026
₹11,000
Asking vs actual sale pricePer Sq.Ft., new launches vs registered sales
Asking price₹10,500
Registered sales₹8,153
Homes sell about 22% below asking. Use the registered price as your starting point when you negotiate.
Price by pocketPrice range per Sq.Ft. across Kondapur
Branded apartments
₹8,700 to 13,250
Builder floors
₹7,300 to 9,550
Land
₹13,350 to 18,350
₹5k₹7.5k₹10k₹12.5k₹15k₹17.5k₹20k
Returns calculator
See what a home here could earn in rent, cost in EMI, and be worth if past growth repeats.
Monthly EMI
Expected rent a month
Rent coversof your EMI
Value in 5 years at past growth
Rent uses this area's rental yield of 4% to 5% a year. Future value applies the past 10-year average growth and is an illustration, not a forecast.
How we calculate. Price history is worked back from the current average and published growth rates. Live charts use price lists, sizes, possession dates and unit counts for the projects on BookNewProperty, refreshed whenever a project is updated. Sources: Telangana registration data, local listing data and BookNewProperty listings, October 2026.
Projects
Flats and projects for sale in Kondapur
1 project listed here today. Our advisors also track pre-launch inventory that is not public yet.
Want more options in Kondapur?Get upcoming and pre-launch projects shared on a call.
No listed project matches that mix yet. Our advisors track off-market and pre-launch inventory too.
Connectivity
How well connected is Kondapur?
Metro
The nearest metro station is HITEC City on the Blue Line, about 5.5 km away, 15 to 20 minutes by auto or cab.
HITEC City station, 5.5 km
Madhapur station
Durgam Cheruvu station
To Ameerpet, Miyapur and LB Nagar on the Blue Line
Good to know. For offices in HITEC City, driving 3 to 5 km is often quicker than taking an auto to the metro. A Blue Line extension towards Kokapet is still at the planning stage.
Road
Gachibowli to Miyapur Road is the main road. It reaches HITEC City in 10 to 15 minutes off-peak, and the Outer Ring Road leads to the Financial District and airport.
Gachibowli to Miyapur Road
Outer Ring Road
Botanical Garden Road
HITEC City, 3 to 5 km
Gachibowli, 8 to 10 km
Good to know. Peak hours are 8 to 10 AM and 6 to 8 PM. A 10 to 15 minute trip can take 25 to 40 minutes then.
Airport
Rajiv Gandhi International Airport is 25 to 30 km away, about 35 to 50 minutes via the Outer Ring Road.
Airport, 25 to 30 km
Pushpak airport bus
Cab, about ₹500 to ₹900
Railway
Hafeezpet station, about 3 km away, is the nearest local train station. Secunderabad is about 20 km away.
Hafeezpet, 3 km
Lingampally local trains
Secunderabad, 20 km
Nampally, 18 km
Bus
City buses on Gachibowli to Miyapur Road connect Kondapur to HITEC City, Gachibowli, Ameerpet and Secunderabad. Many IT parks also run staff shuttles.
To HITEC City
To Gachibowli and the Financial District
To Ameerpet and Secunderabad
Want a short commute?Tell us where you work and we will match projects within easy reach.
Lifestyle
Schools, hospitals and offices near Kondapur
Education
6 places
Oakridge International SchoolIB and IGCSE school
Suchitra AcademyCBSE school
Kendriya VidyalayaCentral government CBSE school
Delhi Public School, KhajagudaCBSE school
Show all 6
IIIT Hyderabad, GachibowliTop IT institute, 8 to 10 km
University of HyderabadCentral university, 8 to 10 km
Healthcare
5 places
KIMS HospitalMulti-speciality hospital
Dr. Rao's ENT HospitalEar, nose and throat hospital in Kondapur
Omega Hospital, HITEC CityCancer and multi-speciality care, 4 to 5 km
Continental Hospitals, GachibowliLarge hospital, 8 to 10 km
Show all 5
AIG Hospitals, GachibowliLarge hospital, 8 to 10 km
Shopping and leisure
5 places
Star City Capital MallMall in Kondapur
Botanical GardenLarge green park in the area
Inorbit Mall, HITEC CityBig mall, 4 to 5 km
Sarath City Capital MallLarge mall, 8 to 10 km
Show all 5
Gachibowli to Miyapur RoadBusy strip of restaurants and cafes
Work hubs
5 places
HITEC CityMicrosoft, Google, Amazon, Wipro and Infosys, 3 to 5 km
Mindspace Business ParkLarge IT campus, 4 to 5 km
KothagudaStartups and small IT firms, 2 km
Gachibowli IT areaTech and banking offices, 8 to 10 km
Show all 5
Financial DistrictNSE, Deloitte, Capgemini and more, 10 to 12 km
Future growth
What is coming up in Kondapur?
Upcoming infrastructure that will shape prices and daily life, in order of expected arrival.
2027
Kothaguda startup clusterHigh impact
A growing hub of startups and small IT firms just 2 km away.
2027
Power and water supply upgradesMedium impact
City and water board works aimed at the area's biggest everyday complaint.
2027
New projects such as The RegentMedium impact
More homes from big builders, setting new price benchmarks.
2027
Widening of Gachibowli to Miyapur RoadMedium impact
Planned road works that should ease peak-hour traffic to HITEC City.
2027
Blue Line extension towards KokapetMedium impact
Not through Kondapur, but it would improve metro links to the Financial District. Still at the planning stage.
2030
More offices in HITEC CityHigh impact
New global company offices keep adding jobs, which keeps rental demand in Kondapur strong.
Buy before the next price moveGet alerts on pre-launch and EOI openings in Kondapur.
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