Metro Rail
There is no metro in Tellapur today. Two planned metro corridors, Miyapur to Patancheru and Raidurg to Kokapet, will pass nearby, with openings expected from the early 2030s.
Area guide · Flats, Villas for sale · Nov 2026
Property in Tellapur, Hyderabad
Large gated high-rise communities on west Hyderabad's edge, close to the Financial District and cheaper than Kokapet. No metro yet.
Zero brokerageDirect developer pricingCall back in 30 minutes
₹8,200Avg price per Sq.Ft.
↑ 12% in a yearUp 53% since 2019
8Live projects listed
16 kmTo HITEC City
Overview
What is Tellapur like to live in?
In one lineTellapur is a fast-growing belt of large gated high-rise communities on Hyderabad's western edge, popular with IT and finance professionals.
Where it is. It sits just outside the Outer Ring Road near Nallagandla and Kollur, reached through ORR Exit 2. Gachibowli is about 11 km away and HITEC City about 16 km.
Tellapur key factsUpdated October 2026
- Location
- West Hyderabad, off ORR Exit 2
- Average price
- ₹8,200 per Sq.Ft.
- Price growth
- About 12% in a year
- Since 2019
- Up 53%
- 2 BHK budget
- ₹80 lakh to ₹1.4 Cr
- 3 BHK budget
- ₹1.1 Cr to ₹3 Cr
- 3 BHK rent
- ₹45,000 to ₹55,000 a month
- To HITEC City
- About 16 km
- To Gachibowli
- About 11 km
- Airport
- About 40 km
- Nearest metro
- Planned, early 2030s
- Best known for
- Big gated townships
- Projects listed
- 8 on BookNewProperty
- New homes from
- ₹1.01 Cr
Sources: Property price data, developer price lists and BookNewProperty listings, October 2026.
What changed in Tellapur
Prices and stages checked daily · last check- New listing added: My Home Vipina Tellapur Hyderabad.
- New listing added: My Home Sayuk Tellapur Hyderabad.
- New listing added: My Home Avali Tellapur, Hyderabad.
- New listing added: My Home Tridasa Tellapur, Hyderabad.
- New listing added: Rajapushpa Imperia, Tellapur.
- New listing added: Rajapushpa Aurelia, Tellapur.
Why people buy here
- Close to work. The Financial District is 15 to 20 minutes away via ORR Exit 2.
- Cheaper than Kokapet. Homes cost roughly 25 to 30% less per Sq.Ft. for a similar commute.
- Big gated communities from My Home, Rajapushpa, Aparna and Prestige, with large clubhouses and open space.
- Good schools nearby, including Meru International, Glendale Academy and Birla Open Minds.
- Steady price growth. Prices are up 53% since 2019 and about 12% in the past year.
- Strong rental demand. A 3 BHK in a branded township rents for ₹45,000 to ₹55,000 a month.
Know before you buy
- No metro yet. The nearest planned metro lines are expected only from the early 2030s.
- Many towers are still being built, so expect dust and truck traffic on approach roads.
- Drains, road widening and shops are still catching up with the pace of new housing.
- Nearly 19,000 homes were launched here in the five years to 2024, so there is a lot of choice and competition when you resell.
- The airport is about 40 km away via the Outer Ring Road.
Our verdict on Tellapur
Tellapur suits IT and finance professionals who want a big gated-community home near the Financial District without paying Kokapet prices. Families get good schools and open space.
The trade-offs are no metro for several years, ongoing construction and civic works that are still catching up. With steady launches from trusted builders, it remains one of west Hyderabad's most reliable markets for people who plan to live in their home.
Suits you if
- You work in the Financial District, Gachibowli or HITEC City
- You want a large home in a big gated community
- You find Kokapet too expensive
- You have children and want good schools nearby
- You want to rent a 3 BHK to IT professionals
- You plan to live in the home for the long term
Look elsewhere if
- You need a metro station near home soon
- You want a quiet, fully built neighbourhood today
- You dislike living near ongoing construction
- You fly often and want to be close to the airport
- You want a small, low-cost starter flat
Prices
Property prices in Tellapur (2026)
Typical ticket sizes by home type in 2026, with branded apartments averaging ₹8,200 per Sq.Ft.
2 BHK flat↑ Rising
₹80 lakh to ₹1.4 Cr
3 BHK flat↑ Rising
₹1.1 Cr to ₹3 Cr
4 BHK flat or villa↑ Rising
₹2 Cr to ₹6.5 Cr
How prices are moving
Apartments in Tellapur average about ₹8,200 per Sq.Ft. in 2026. Mid-range towers cost about ₹7,500 to ₹8,100 per Sq.Ft. Premium projects cost ₹9,500 to ₹11,500, and the tallest luxury towers ₹12,000 to ₹14,000.
Prices have risen fast. They went from ₹4,819 per Sq.Ft. at the end of 2019 to ₹7,350 by mid-2024, a 53% rise. They grew about 12% in the past year.
Supply is large. Nearly 19,000 homes were launched here in the five years to 2024, mostly mid-range and premium. Big townships such as My Home Vipina and My Home Sayuk lead the market.
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
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BNP data lab
Tellapur by the numbers
Our own analysis of prices, supply and returns in Tellapur, built from registration data and the 8 projects we track here. Hover or tap any chart for exact values.
+12%Last 12 months
See the data
| Year | Avg price per Sq.Ft. |
|---|---|
| 2025 | ₹7,321 |
| 2026 | ₹8,200 |
Mid-range towers
₹7,500 to 8,100
Premium projects
₹9,500 to 11,500
Luxury high-rises
₹12,000 to 14,000
8,230 new homes are due by 2031. Heavy supply can slow resale price growth, so pick projects with strong builders and good locations.
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
Rent uses this area's rental yield of 3% 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: Property price data, developer price lists and BookNewProperty listings, October 2026.
Projects
Flats, villas and projects for sale in Tellapur
8 projects in Tellapur, from new launch and pre-launch to under construction and ready to move. Filter by stage, home type and budget.
Stage
Home type
Starting price
8 matching projects
No listed project matches that mix yet. Our advisors track off-market and pre-launch inventory too.
Connectivity
How well connected is Tellapur?
Roads
ORR Exit 2 and the widened Kollur to Tellapur road give quick access to Gachibowli, the Financial District and the airport.
Airport Access
Rajiv Gandhi International Airport is about 40 km away via the Outer Ring Road.
Workplace Proximity
The Financial District is 15 to 20 minutes away. Gachibowli is about 11 km and HITEC City about 16 km.
Rail
Lingampally suburban rail station is the nearest rail link, a short drive from Tellapur.
Want a short commute?Tell us where you work and we will match projects within easy reach.
Lifestyle
Schools, hospitals and offices near Tellapur
Education
5 places- Meru International SchoolIB and Cambridge school in Tellapur
- Glendale AcademyWell-known CBSE school near Tellapur
- Birla Open Minds International School, KollurCBSE school about 4 km away
- Samashti International SchoolInternational school towards Kollur
Show all 5
- Manthan International SchoolCBSE school a short drive away
Healthcare
3 places- Citizens Specialty Hospital, NallagandlaMulti-speciality hospital about 5 km away
- Aksha HospitalsMulti-speciality hospital for Tellapur and Kollur
- Pranaam Hospital, MadinagudaMulti-speciality hospital towards Miyapur
Shopping and leisure
3 places- Aparna Neo Mall, NallagandlaNearest mall, with a multiplex
- GSM Mall, MadinagudaShopping and cinema towards Miyapur
- SLN Terminus, GachibowliShops and dining near the Outer Ring Road
Work hubs
4 places- Financial District, NanakramgudaMicrosoft, Amazon and bank offices, 15 to 20 minutes away
- Wipro SEZ, GachibowliMajor IT campus at Wipro Circle
- DLF Cyber City, GachibowliLarge IT park about 11 km away
- HITEC CityHyderabad's original IT hub, about 16 km away
Future growth
What is coming up in Tellapur?
Upcoming infrastructure that will shape prices and daily life, in order of expected arrival.
- 2027
Metro Phase II, Miyapur to PatancheruMedium impact
A metro line passing near Tellapur, expected in the early 2030s.
- 2027
Metro Phase II, Raidurg to Kokapet NeopolisLow impact
Links the Financial District belt by metro, expected in the early 2030s.
- 2032
Godavari drinking water scheme, Phases II and IIIMedium impact
Brings more piped drinking water to west Hyderabad, easing dependence on tankers.
- 2033
Tellapur road under-bridge and storm-water drainsMedium impact
Should ease traffic and reduce waterlogging on local roads.
Buy before the next price moveGet alerts on pre-launch and EOI openings in Tellapur.
FAQs
Tellapur FAQs: what buyers ask
How many projects are for sale in Tellapur?
8 projects are listed in Tellapur right now.
- New launches: 1
- Under construction: 5
- Ready to move: 2
- Recent launches: Rajapushpa Sierra
- Ready to move: My Home Sayuk, My Home Tridasa
What is the starting price of property in Tellapur?
New homes in Tellapur start from ₹1.01 Cr.
- Branded apartments average about ₹8,200 per Sq.Ft.
- This is the lowest starting price among projects open for sale. Floor, view and size change the final price.
Are there ready to move flats in Tellapur?
Yes, 2 projects are ready to move.
- My Home Sayuk, My Home Tridasa
- Ready homes carry no GST, and you can move in or rent out straight away.
Is Tellapur a good investment in 2026?
Yes, for people who plan to live there or hold for the medium term.
- Prices are up 53% since 2019 and about 12% in the past year.
- It offers Financial District access at a clear discount to Kokapet.
- Big builders keep launching here, and rental demand is strong.
- The main risks are no metro until the 2030s and a lot of new supply.
How much does a flat cost in Tellapur?
About ₹8,200 per Sq.Ft. on average. Typical budgets:
- 2 BHK: ₹80 lakh to ₹1.4 Cr
- 3 BHK: ₹1.1 Cr to ₹3 Cr
- 4 BHK or villa: ₹2 Cr to ₹6.5 Cr
Mid-range towers start near ₹7,500 per Sq.Ft. The tallest luxury towers reach ₹14,000.
How much money do I need upfront?
Plan for about 25 to 30% of the home price in cash.
- Down payment: banks lend up to 75 to 80%, so you pay 20 to 25% yourself.
- Stamp duty and registration: about 7.5% of the price in Telangana.
- GST: 5% on under-construction homes. Ready homes with an occupancy certificate have no GST.
- Small extras: club membership, maintenance deposit and legal fees.
Is there a metro in Tellapur?
Not yet.
- The Miyapur to Patancheru and Raidurg to Kokapet metro corridors will pass nearby.
- Both are expected to open from the early 2030s.
- Until then, most residents drive or use cabs via the Outer Ring Road.
How far is Tellapur from HITEC City and the airport?
About 16 km to HITEC City and about 40 km to the airport.
- Gachibowli is about 11 km away.
- The Financial District is 15 to 20 minutes away via ORR Exit 2.
- The airport is reached via the Outer Ring Road.
How much rent can I earn in Tellapur?
A 3 BHK in a branded township rents for about ₹45,000 to ₹55,000 a month.
- Most tenants work in the Financial District and Gachibowli.
- Large gated communities with clubhouses rent most easily.
Should I buy an under-construction or a ready home?
It depends on when you need the home.
- Under construction: a lower price and staged payments, but you wait 3 to 5 years and pay 5% GST.
- Ready to move: you can live in it or rent it out straight away with no GST, but prices are higher.
- Either way, pick a builder with a record of handing over on time.
Which schools are near Tellapur?
Several good international and CBSE schools are close by.
- Meru International School
- Glendale Academy
- Birla Open Minds International School
- Samashti International School
- Manthan International School
Which documents should I check before buying?
Four documents matter most.
- RERA registration: confirms the project is registered with TS RERA, the Telangana regulator.
- Building permission: the approved plan from HMDA or the local body.
- Occupancy certificate: for ready homes, proves the building is approved for living.
- Clear title: a lawyer's report showing the land has no disputes.
What are the downsides of buying in Tellapur?
No metro yet, ongoing construction and catching-up civic works.
- No metro until the early 2030s.
- Dust and truck traffic from towers under construction.
- Drains, roads and shops are still being built.
- A lot of new supply means more competition when you resell.
New to property?
Property terms, explained simply
- BHK
- Bedroom, Hall, Kitchen. A 2 BHK has two bedrooms, a living room and a kitchen.
- Carpet area
- The usable floor area inside your walls. Builders must state it under RERA.
- Saleable area
- Carpet area plus a share of walls, balconies, lobbies and lifts. Prices are usually quoted on this.
- Price per Sq.Ft.
- The home price divided by its saleable area. Use it to compare projects fairly.
- RERA
- The state property regulator. A registered project must publish its plans, approvals and handover date.
- Pre-launch or EOI
- Booking your interest before RERA registration, usually with a refundable amount, to get early prices.
- Occupancy certificate (OC)
- The approval that a finished building is safe to live in. Ask for it before buying a ready home.
- Rental yield
- Yearly rent as a share of the home price. ₹30,000 a month on a ₹1 Cr flat is a 3.6% yield.
- EMI
- Your fixed monthly home loan payment, covering interest and part of the loan.
- Stamp duty
- A state tax you pay when you register the home in your name.
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