2 BHK Flats for Sale in Tellapur, Hyderabad
Price from ₹65 Lakh · Sizes 1,050–1,480 sq ft · 5–6 km from Financial District & Gachibowli IT hub. Complete 2026 buyer's guide: prices, floor plans, projects, EMI & legal checklist.
What does a 2 BHK flat in Tellapur cost?
2 BHK flats for sale in Tellapur range from ₹65 lakh (entry-level, ~1,050 sq ft super built-up) to ₹95 lakh (premium, up to 1,480 sq ft). Tellapur is 5–6 km from the Financial District and Gachibowli IT hub in western Hyderabad. All major projects are governed by TG-RERA (rera.telangana.gov.in). Average price per sq ft: ₹7,100–₹8,400 (under-construction); ₹7,800–₹9,200 (ready-to-move) as of June 2026.
Why Choose a 2 BHK Flat in Tellapur?
Tellapur is a fast-growing residential locality in the Sangareddy district of Telangana, on Hyderabad's western growth axis near the Outer Ring Road (ORR). It falls under HMDA planning jurisdiction, with property registration handled at the Sub-Registrar's office in Lingampally. For a first-time buyer or a young working couple, a 2 BHK here strikes a balance between affordability and proximity to IT employment.
✅ Why a 2 BHK in Tellapur Works
- Entry price ₹20–30L lower than a 2 BHK in Gachibowli/Kokapet
- 5–6 km from Financial District (Google, Amazon, Apple)
- 3.7–4.7% gross rental yield — among the best in western Hyderabad
- Suits couples, young families and single-income first-time buyers
- Easy resale liquidity given high rental demand from IT tenants
⚠️ Points to Weigh
- No metro station within Tellapur itself (Raidurg is ~4 km)
- Smaller 2 BHK units (under 1,050 sq ft SBA) can feel tight for families of 4
- Civic infrastructure (roads, drainage) still maturing in some pockets
- Peak-hour traffic on the Tellapur main road
2 BHK Price Trends in Tellapur (2022–2026)
2 BHK prices in Tellapur have risen approximately 28% over three years (2023–mid 2026), tracking the broader locality trend driven by IT-sector hiring and constrained new supply. Ready-to-move 2 BHK units command a 10–15% premium over comparable under-construction inventory.
| Year | Avg Price (₹/sq ft) | YoY Change | 2BHK Entry Price (~1,050 sq ft) |
|---|---|---|---|
| 2022 | ₹5,400 | — | ₹48L |
| 2023 | ₹5,900 | +9.3% | ₹52L |
| 2024 | ₹6,600 | +11.9% | ₹58L |
| 2025 | ₹7,400 | +12.1% | ₹62L |
| Mid-2026 | ₹7,900–₹8,400 | +7–8% | ₹65L |
2 BHK Rental Yield in Tellapur
| Size | Monthly Rent (Jun 2026) | Typical Purchase Price | Gross Yield |
|---|---|---|---|
| 2BHK (1,050 sq ft SBA) | ₹20,000–₹24,000 | ₹65L–₹75L | 3.7–4.3% |
| 2BHK Premium (1,250–1,480 sq ft SBA) | ₹24,000–₹28,000 | ₹80L–₹95L | 3.6–4.7% |
| vs 2BHK Gachibowli | ₹28,000–₹34,000 | ₹1.1Cr–₹1.3Cr | 2.9–3.3% |
2 BHK Sizes & Floor Plan Types in Tellapur
2 BHK apartments in Tellapur come in two broad bands: a compact entry-level configuration and a larger premium layout with an extra utility or study nook. Under RERA, builders must disclose carpet area separately from super built-up area — always compare 2 BHK options on carpet area, since loading factors in Tellapur range from 25%–42%.
| Type | Carpet Area | Super BU Area | Price Range 2026 | Typical Layout |
|---|---|---|---|---|
| 2BHK Compact | 780–850 sq ft | 1,050–1,150 sq ft | ₹65L–₹78L | 2 bed, 2 bath, single balcony |
| 2BHK Standard | 850–950 sq ft | 1,150–1,280 sq ft | ₹78L–₹88L | 2 bed, 2 bath, utility, 2 balconies |
| 2BHK Premium | 950–1,100 sq ft | 1,280–1,480 sq ft | ₹85L–₹95L | 2 bed, 2 bath, study nook, servant/utility area |
Two projects can both advertise a "2 BHK, 1,200 sq ft" flat, yet deliver very different usable space depending on loading factor. Under RERA Section 4(2)(d), the Sale Agreement must price on carpet area — ask for the carpet area figure in writing before booking a 2 BHK unit.
Top 2 BHK Projects in Tellapur
Several RERA-registered developments in Tellapur offer 2 BHK units ranging from affordable mid-segment launches to premium gated communities with clubhouse amenities. Always verify each project independently at rera.telangana.gov.in before booking.
KLM Infra Projects — 2 BHK Portfolio in Tellapur
KLM Infra Projects is a Hyderabad-based residential developer offering RERA-registered 2 BHK apartments in Tellapur and the wider western Hyderabad corridor, aimed at first-time buyers and young families seeking legal clarity, vastu-compliant layouts, and verified titles. View current 2 BHK floor plans and pricing at klmprojects.in.
Amenities to Expect in a Quality 2 BHK Project
- 24-hour CCTV security with access control
- Clubhouse with gymnasium and swimming pool
- Sewage Treatment Plant (STP) for water recycling
- Covered/allotted car parking for each 2 BHK unit
- Landscaped open spaces (minimum 40% of site area)
- Children's play area
- Piped LPG gas connection
- Rainwater harvesting system
2 BHK Price: Tellapur vs Nearby Localities (2026)
| Locality | 2BHK Entry Price | Avg ₹/sq ft | ORR Distance | Metro Access |
|---|---|---|---|---|
| Tellapur Best Value | ₹65L–₹90L | ₹7,100–₹8,400 | 3 km | 4 km (Raidurg) |
| Kokapet | ₹95L–₹1.4Cr | ₹8,500–₹11,000 | 2 km | 6 km |
| Narsingi | ₹60L–₹85L | ₹6,500–₹8,000 | 4 km | 5 km |
| Gopanpally | ₹75L–₹1.1Cr | ₹7,800–₹9,500 | 5 km | 3 km |
| Nallagandla | ₹80L–₹1.2Cr | ₹8,000–₹10,200 | 4 km | 4 km |
| Kollur | ₹55L–₹75L | ₹5,800–₹7,200 | 1 km | 8 km |
EMI & Home Loan Guide for a Tellapur 2 BHK
Banks scrutinise TG-RERA registration and title documents before sanctioning loans for under-construction 2 BHK units. Under RBI's Loan-to-Value (LTV) norms, loans above ₹75 lakh are capped at 75% funding, requiring a minimum 25% down payment.
Indicative EMI for a 2 BHK Purchase
| 2BHK Price | Loan Amount (80% LTV) | Tenure | Rate | Est. Monthly EMI |
|---|---|---|---|---|
| ₹65,00,000 | ₹52,00,000 | 20 yrs | 8.6% | ≈ ₹45,500 |
| ₹80,00,000 | ₹64,00,000 | 20 yrs | 8.6% | ≈ ₹56,000 |
| ₹95,00,000 | ₹71,25,000 (75% LTV) | 20 yrs | 8.6% | ≈ ₹62,300 |
EMI figures are indicative estimates only, based on standard reducing-balance calculations at 8.6% p.a. Actual rates and eligibility vary by bank, credit profile, and prevailing repo-linked rates — confirm exact terms with your lender.
Under-construction 2 BHK apartments attract 5% GST on the base price. Ready-to-move flats with a valid Occupancy Certificate are GST-exempt. On an ₹80L under-construction 2 BHK, GST adds ₹4L to your all-in cost — factor this in before comparing against ready inventory.
Legal Checklist Before Buying a 2 BHK in Tellapur
- TG-RERA Registration Certificate — verify at rera.telangana.gov.in
- Encumbrance Certificate (EC) — minimum 13 years, from Sub-Registrar Lingampally
- HMDA Layout Approval — confirm the layout is HMDA-sanctioned
- Sanctioned Building Plan for the specific tower/block your 2 BHK unit is in
- Land Use Conversion Certificate — mandatory if the land was originally agricultural
- Parent Title Deed / Sale Deed — confirms developer's ownership
- RERA-Compliant Builder-Buyer Agreement (BBA) — priced on carpet area, reviewed with a lawyer
- Occupancy Certificate (OC) — must be obtained at possession
Buying a 2 BHK from an unregistered project strips you of escrow protection (70% of buyer funds held in escrow under RERA) and regulatory recourse for delays. The cost of verification is ₹0 — the cost of skipping it can be your entire booking amount.
"For a 2 BHK purchase especially, first-time buyers should insist the carpet area figure appears in the Builder-Buyer Agreement — not just the super built-up area quoted verbally." — Prasad Reddy Seelam, Hyderabad Property Expert, 15 years experience
Looking for a 2 BHK Flat in Tellapur?
KLM Infra Projects offers RERA-registered 2 BHK apartments in Tellapur with transparent, carpet-area pricing. Speak with a project advisor who knows the Tellapur micro-market.
5 Common Mistakes 2 BHK Buyers Make in Tellapur
-
01
Comparing Super Built-Up Area, Not Carpet Area
A "1,200 sq ft" 2 BHK in one project may deliver far less usable space than a "1,100 sq ft" 2 BHK elsewhere, depending on the loading factor. Always ask for the carpet area figure.
-
02
Skipping RERA Verification
Trusting brochures without checking rera.telangana.gov.in leaves buyers with no escrow protection or regulatory recourse if the 2 BHK project is delayed.
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03
Underestimating the Corpus Fund
Most Tellapur projects charge ₹50,000–₹1,50,000 as maintenance corpus at handover for a 2 BHK unit — confirm this amount before booking, not at possession.
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04
Ignoring GST on Under-Construction Units
An ₹80L under-construction 2 BHK + ₹4L GST = ₹84L effective cost. A ready-to-move OC-certified 2 BHK at ₹83L may be effectively cheaper — always calculate all-in cost.
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05
Choosing the Smallest 2 BHK Purely for Price
A sub-1,050 sq ft 2 BHK can feel cramped for a family of four long-term. Weigh a modestly larger "2BHK Standard" or "2BHK Premium" unit against your 5-year household plans.
How to Buy a 2 BHK Flat in Tellapur: 7-Step Guide
- 1
Define Budget
Calculate all-in cost: base price + stamp duty (4%) + registration (0.5%) + GST (5%, if under-construction) + corpus fund (₹50K–₹1.5L).
- 2
Shortlist RERA-Registered 2 BHK Projects
Research at klmprojects.in and shortlist 3–5 projects based on carpet area, price, and possession timeline.
- 3
Verify TG-RERA Registration
Search each project at rera.telangana.gov.in and confirm registration number and declared completion date.
- 4
Get Home Loan Pre-Approval
Apply for in-principle approval from SBI, HDFC Bank, or ICICI Bank before paying any booking amount.
- 5
Conduct Legal Due Diligence
Engage a property lawyer (₹10,000–₹25,000) to verify the Encumbrance Certificate, title deeds, and HMDA approval.
- 6
Pay Booking Amount & Sign BBA
Pay 2–5% booking amount only after legal clearance. Confirm the Builder-Buyer Agreement prices the 2 BHK on carpet area.
- 7
Possession & Registration
Verify the Occupancy Certificate, conduct a snagging inspection, and register the Sale Deed at Lingampally Sub-Registrar's office.
People Also Ask About 2 BHK Flats in Tellapur
2 BHK flats in Tellapur are priced between ₹65 lakh (entry-level, ~1,050 sq ft) and ₹95 lakh (premium, up to 1,480 sq ft). Average price per sq ft is ₹7,100–₹8,400 for under-construction units as of June 2026.
A standard 2 BHK in Tellapur is 1,050–1,280 sq ft super built-up area, translating to roughly 780–950 sq ft carpet area depending on the project's loading factor.
Projects with more than 8 units must register with TG-RERA. Verify the registration number at rera.telangana.gov.in before paying any booking amount.
For an ₹80L 2 BHK with an ₹64L loan (80% LTV) at 8.6% interest over 20 years, the estimated EMI is approximately ₹56,000 per month. Actual figures vary by bank and credit profile.
A 2 BHK in Tellapur rents for ₹20,000–₹28,000 per month as of June 2026, translating to a gross rental yield of approximately 3.7–4.7%.
Yes. NRIs and PIOs can purchase 2 BHK apartments in Tellapur under FEMA's automatic route, with payments made via NRE or NRO bank accounts.
Quick Answers for Voice Search & AI Assistants
Frequently Asked Questions
Is a 2 BHK in Tellapur suitable for a family of four?
A "2BHK Standard" or "2BHK Premium" unit (950–1,480 sq ft super built-up, 850–1,100 sq ft carpet area) generally works well for a family of four. The smallest "2BHK Compact" units (under 1,050 sq ft SBA) are better suited to couples or small families.
What is the minimum budget for a 2 BHK in Tellapur?
The minimum all-in budget for a 2 BHK in Tellapur in 2026 is approximately ₹72–₹75 lakh — base price ₹65–₹68L, plus stamp duty (4%), registration (0.5%), and corpus fund. Budget an additional ₹2–₹4L for legal fees and interiors.
Is GST applicable on a 2 BHK purchase in Tellapur?
GST at 5% applies to under-construction 2 BHK units without an Occupancy Certificate. Ready-to-move flats with a valid OC are GST-exempt.
How does a 2 BHK in Tellapur compare with a 2 BHK in Gachibowli?
A comparable 2 BHK in Gachibowli typically costs ₹1.1Cr–₹1.3Cr, roughly 25–35% higher than a similarly sized 2 BHK in Tellapur, while Tellapur remains only 5–6 km from the Financial District.
What documents does a 2 BHK buyer receive at possession?
At possession: Occupancy Certificate (OC), registered Sale Deed, No-Demand Certificate, Allotment Letter, Builder-Buyer Agreement copy, possession letter, and RERA registration document copy.
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KLM Infra Projects — RERA-verified 2 BHK apartments in western Hyderabad with transparent, carpet-area pricing and verified titles.