Hyderabad housing costs are rising, but that does not mean every home is getting more expensive at the same pace—or that sales are uniformly strong. Knight Frank linked much of its 2025 average-price increase to a larger premium and luxury-home share, while noting that affordability for mid-income buyers is stretching. For the first half of 2026, Knight Frank and CRE Matrix/CREDAI published sharply different sales and launch counts that their reports do not reconcile. Buyers should read each figure in context: prices, new-home sales, registrations, launches and unsold inventory measure different things.
Why are house prices rising in Hyderabad?
Knight Frank Research reported an average residential price of INR 6,721 per sq ft (INR 72,345 per sq m) in H2 2025, up 13% year on year. The firm attributed much of the increase to a growing share of premium and luxury housing, particularly in connected, high-demand areas; it also said mid-income affordability was gradually stretching. Its H2 2025 Hyderabad analysis noted that lower borrowing costs could partly offset price pressure, but that is an assessment—not a guarantee that a particular buyer’s home loan or overall costs will be more affordable.
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A later figure is higher, but it is not safe to treat it as a continuous price series with the H2 2025 average. Telangana Today reported that Knight Frank India put the H1 2026 average at INR 8,258 per sq ft, up 7% year on year. The published figures differ by period and presentation, and the available reporting does not establish enough detail to calculate growth between those two averages. See Telangana Today’s report.
Is Hyderabad still affordable for homebuyers?
Affordability depends on the budget and the stock available in that price band. Knight Frank counted 54,458 unsold homes in H1 2025, 11% more than a year earlier. Homes priced below INR 10 million made up 49% of that inventory, but lower-priced stock did not necessarily move as quickly as higher-ticket homes.
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| Home price band | Quarters to sell in H1 2025 |
|---|---|
| Below INR 5 million | 9.4 |
| INR 5–10 million | 7.1 |
| INR 10–20 million | 4.8 |
| INR 20–50 million | 5.3 |
These are Knight Frank’s H1 2025 quarters-to-sell estimates: a measure of how quickly available inventory might be absorbed at the prevailing sales pace, not a promise about how long a particular listing will take to sell. The differences caution against using premium-segment demand as a proxy for conditions facing buyers of more affordable homes. Knight Frank’s H1 2025 report also described launch declines of about 6% year on year and connected developer caution partly to heightened regulatory oversight and enforcement of lake-protection and land-use norms in sensitive locations. That is the firm’s explanation of the period, not a current official finding about any individual project.
Why do H1 2026 reports give different sales and launch counts?
The two published H1 2026 datasets report materially different activity. Knight Frank’s figures, as reported by Telangana Today, show 19,249 home sales, up 1% year on year, and 20,466 launches, down 2%. CRE Matrix and CREDAI Hyderabad report 26,068 homes sold, down 13%, and 49,656 new launches, up 37%. The reviewed publications do not reconcile the gap or establish whether it reflects differences in geographic coverage, project universe, launch treatment or sales definitions. Do not combine or average the figures.
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| Publisher and period | Sales | Launches | Other reported measures |
|---|---|---|---|
| Knight Frank India, H1 2026, as reported by Telangana Today | 19,249; up 1% year on year | 20,466; down 2% year on year | Average price INR 8,258 per sq ft, up 7% year on year; overall quarters-to-sell 5.9 |
| CRE Matrix/CREDAI Hyderabad, H1 CY26 | 26,068; down 13% year on year | 49,656; up 37% year on year | CRE Matrix separately reported sales value of ₹52,913 crore, an average ticket size of ₹2.03 crore (up 10%), about 60 million sq ft sold, and an average sold home of about 2,300 sq ft |
The CRE Matrix measures are consistent with a market in which average home size and sales value can remain high even as the number of homes sold falls. They do not explain the disagreement with Knight Frank’s counts. For the separate CRE Matrix/CREDAI figures, see the H1 CY26 report page and CRE Matrix article.
Which Hyderabad areas are getting more expensive?
Knight Frank’s H2 2025 estimates show substantial differences between localities and in their 12-month price changes. The ranges below are report estimates for that period, not guaranteed transaction prices.
| Locality | Reported price range per sq ft, H2 2025 | 12-month change |
|---|---|---|
| Banjara Hills | INR 14,400–16,020 | 2% |
| Jubilee Hills | INR 13,400–14,034 | 11% |
| LB Nagar | INR 7,307–7,559 | 1% |
| Nacharam | INR 6,500–7,697 | 17% |
| Kokapet | INR 10,045–12,500 | 2% |
| Manikonda | INR 9,486–9,628 | 5% |
The citywide average and a locality’s reported range answer different questions. A buyer comparing areas should also consider available supply: Knight Frank’s H2 2025 inventory estimates ranged from 1,137 units in Central Hyderabad, with 2.5 quarters to sell, to 35,637 units in the West, with 6.2 quarters to sell. Other regional estimates were 4,511 units and 5.4 quarters in the East, 8,250 and 4.9 in the North, and 5,342 and 9.5 in the South. The report’s locality and inventory estimates can help frame a comparison, but they do not establish the price or saleability of a specific home.
Do registration figures show that new-home sales are falling?
No. Registrations are a different measure from provider-defined sales of new homes: the registration series covers both primary and secondary transactions. Knight Frank’s August 2026 update, reproduced by Metro India, recorded 5,937 registered homes across Hyderabad, Medchal-Malkajgiri, Rangareddy and Sangareddy, down 9% year on year and 4% month on month. Their registered value was INR 4,576 crore. From January through August, registrations reached 50,095, up 2%, while registered value rose 6% to INR 35,423 crore.
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The update said activity was uneven after guidance-value revisions took effect on 5 June 2026. That context matters when interpreting a single month’s count. These registration totals are not a census of newly launched projects and do not represent only primary-market purchases. Read the August 2026 update.
Independent reader supportYour contribution helps us test, update, and keep practical guides available for everyone.Are Hyderabad flat prices going to come down?
The figures here show rising reported averages, uneven price changes by locality and price band, and conflicting H1 2026 activity counts. They do not establish a future citywide price direction. Knight Frank’s H1 2026 figures put overall quarters-to-sell at 5.9, with 4.5 in the INR 10–20 million segment and 5.5 in the INR 20–50 million segment; CRE Matrix/CREDAI’s different activity series does not provide a reconciled counterpart. Neither set of measures alone can predict whether asking or transaction prices will fall.
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For a purchase decision, compare like with like: the same locality, property type, price band and date; distinguish asking prices from completed transactions; and check the project’s supply and relevant approvals rather than relying on a citywide average. NHB RESIDEX offers a methodological cross-check, but its market-price HPI for under-construction developer stock excludes resale homes, and its city index uses a four-quarter moving average. The reviewed page does not provide a readable Hyderabad-specific value for this comparison. NHB RESIDEX explains its index measures.
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