Flats for Sale in Tellapur,
Hyderabad — Complete 2026 Guide
Verified 2BHK & 3BHK apartments from RERA-registered projects. 2026 prices, builder comparison, legal checklist & investment analysis — everything you need before you buy.
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Flats for sale in Tellapur, Hyderabad are RERA-registered residential apartments available in 1BHK, 2BHK, 3BHK, and 4BHK configurations. Prices range from ₹57 lakh to ₹5 crore+, at an average of ₹8,100 per sq ft as of June 2026 (99acres). Tellapur is governed by HMDA; projects are regulated by TGRERA. The area is 15–20 minutes from Gachibowli via the Nallagandla–Tellapur flyover (operational 2026). Property prices appreciated 70.5% over 5 years. Average rental yield: 4%.
What Is Tellapur? Location & Area Overview
Tellapur is a fast-growing premium residential locality in the western corridor of Hyderabad, Telangana, governed under the Hyderabad Metropolitan Development Authority (HMDA) and Tellapur Municipality. It is adjacent to Gachibowli, Nallagandla, and Osman Nagar, with direct access to Outer Ring Road (ORR) Exit 2.
5 Defining Characteristics of Tellapur
Why Buy Flats in Tellapur in 2026?
Tellapur prices appreciated 70.5% over 5 years, 47.3% over 3 years, and 8% in the last year (99acres, June 2026). Despite this, Tellapur still offers a 10–20% price discount to Gachibowli and Kokapet while sharing the same commute via ORR.
Investment Case: 3 Pillars
- Capital Appreciation: ₹8,100/sq ft average (Jun 2026) → projected ₹9,000–₹10,000/sq ft by 2028 as metro arrives (Homefleet forecast, 2025).
- Rental Income: 2BHK rents at ₹40,000–₹50,000/month; 3BHK at ₹39,000–₹48,000/month — approx. 4% annual yield.
- Infrastructure Momentum: Nallagandla–Tellapur flyover (2026 ✅), ORR service road upgrades (2025 ✅), Metro Phase 2 corridor (construction 2026–2028 🔜).
Who Should Buy Here?
- IT professionals in Gachibowli / Financial District — sub-30 min commute
- Families with school-age children — CBSE & international schools within 5–15 km
- NRI investors — RERA + HMDA transparency for secure remote purchases under FEMA
- First-time buyers with ₹80L–₹1.5Cr budget — widest 2BHK/3BHK selection vs pricier corridors
Types of Flats Available in Tellapur
2 BHK Flats in Tellapur
2BHK flats in Tellapur typically cover 1,100–1,800 sq ft super built-up area, priced ₹76L – ₹1.55Cr in 2026. Projects include Fortune Greenhomes Sapphire, Tripura Green Alpha, and Madhu Park Ville. Rental demand is strong — IT professionals on short-term project rotations prefer gated communities near ORR.
3 BHK Flats in Tellapur
3BHK apartments cover 1,500–2,500 sq ft, priced ₹1.09Cr – ₹2.64Cr. Premium options include My Home Vipina, My Home Sayuk, Rajapushpa Imperia, and Bricks Marvella. Suited to families of 3–5 needing separate bedrooms and home office space.
Luxury & Ultra-Premium Flats in Tellapur
The luxury segment — 4BHK and penthouses above 2,500 sq ft — is the fastest-growing category. Supadha Gamya (3–4BHK, ₹1.99–₹3.05Cr, RERA: P01100007536), Vaibhavi Vihaan Shikhara (up to 4,815 sq ft, ₹3.61Cr), and Rajapushpa Aurelia (56 floors, 12.5 acres, RERA: P01100007180) lead this tier.
Flat Prices in Tellapur: 2026 Buyer's Guide
The average flat rate in Tellapur is ₹8,100 per sq ft (99acres, June 2026), up 8% year-on-year and 121.9% over 10 years.
| Configuration | Super BUA | Price Range (2026) | Avg ₹/sq ft | Possession |
|---|---|---|---|---|
| 1 BHK | 700–1,100 sq ft | ₹57L – ₹1.34Cr | ₹6,500–₹8,000 | Ready–2027 |
| 2 BHK | 1,100–1,800 sq ft | ₹76L – ₹1.55Cr | ₹7,000–₹8,500 | Ready–2027 |
| 3 BHK | 1,500–2,500 sq ft | ₹1.09Cr – ₹2.64Cr | ₹7,500–₹9,000 | Ready–2028 |
| 4 BHK / Penthouse | 2,500–4,800 sq ft | ₹2.5Cr – ₹5Cr+ | ₹9,000–₹12,000 | 2026–2029 |
Additional Costs to Budget
- Stamp Duty: 4% of property value (Telangana, 2025)
- Registration Charge: 0.5%
- Transfer Duty: 1.5% → Total: ~6% of value
- GST: 5% on under-construction properties
- Maintenance Corpus: ₹1–₹2 lakh one-time
- Floor Rise Premium: ₹50–₹200/sq ft in high-rise projects
- Interior Fit-Out: ₹8–₹15 lakh for basic 2BHK
Top RERA-Registered Projects in Tellapur (2026)
Premium / Luxury Tier
| Project | Developer | Config | Price Range | RERA No. |
|---|---|---|---|---|
| My Home Vipina | My Home Group | 2, 2.5, 3 BHK | ₹1.2Cr – ₹2.5Cr | TGRERA Reg. |
| My Home Sayuk | My Home Group | 2, 3 BHK | ₹1.1Cr – ₹2.4Cr | TGRERA Reg. |
| Rajapushpa Aurelia | Rajapushpa | 3, 4 BHK (56 flrs) | ₹2.37Cr – ₹3.45Cr | P01100007180 |
| Bricks Marvella | Bricks Infratech | 2, 3, 4 BHK | ₹1.33Cr – ₹2.64Cr | P01100007008 |
| Supadha Gamya | Supadha | 3, 4 BHK | ₹1.99Cr – ₹3.05Cr | P01100007536 |
Mid-Segment Tier
| Project | Developer | Config | Price Range | RERA No. |
|---|---|---|---|---|
| Tripura Green Alpha | Tripura Constructions | 2, 3 BHK | ₹95L – ₹1.52Cr | TGRERA Reg. |
| Rajapushpa Imperia | Rajapushpa | 2, 3 BHK | ₹94L – ₹1.8Cr | P01100003723 |
| Rajapushpa Sierra | Rajapushpa | 2, 3 BHK | ₹94.5L – ₹1.22Cr | P01100010033 |
| Madhu Park Ville | Madhu Infrastructure | 2, 3 BHK | ₹84.66L – ₹1.49Cr | P01100002105 |
| Silpa Vaibhavi Vihanga | Silpa Group | 3 BHK | ₹1.02Cr – ₹1.38Cr | P01100010376 |
| Pranathis Kiara | Pranathis | 3 BHK | ₹1.4Cr – ₹1.49Cr | P01100005770 |
| Visions Arsha | Visions | 2, 3 BHK | ₹1.13Cr – ₹2.19Cr | P01100005595 |
Upcoming & New Launch
- Prestige Golden Grove — 28.7 acres, ~5,120 units, 10 towers G+52 floors, 2–4BHK from ~₹1.1Cr (pre-launch)
- My Home Avali — among Hyderabad's tallest residential towers, panoramic skyline views, Tellapur–Osman Nagar belt
- Rajapushpa Lifestyle City Bloom Dale — new-launch mixed plotted + high-rise residential
Connectivity & Infrastructure Around Tellapur
Road & Highway Connectivity
- Nallagandla–Tellapur Flyover — operational since early 2026; Gachibowli in 15–20 min
- Outer Ring Road (ORR) — airport in ~35–40 min; connects to Adibatla and Shamshabad
- NH-65 (Old Mumbai Highway) — accessible within 25 min
- Lingampally MMTS Station — ~7–8 km; rail to Secunderabad, Nampally, Begumpet
Social Infrastructure Near Tellapur
Tellapur vs Nearby Localities — Full Comparison
| Locality | Avg ₹/sq ft (2026) | To Gachibowli | Rental Yield | 5-Yr Growth | Metro |
|---|---|---|---|---|---|
| Tellapur Best Value | ₹7,800–₹8,500 | 15–20 min | ~4% | 70.5% | Planned 2026–28 |
| Gachibowli | ₹9,000–₹12,000 | 0–10 min | 4–5% | 60%+ | Active ✅ |
| Kokapet | ₹9,000–₹15,000 | 25–35 min | 3–4% | 80%+ | Planned |
| Nallagandla | ₹6,500–₹8,000 | 20–30 min | 3.5–4% | 55%+ | Planned |
| Kondapur | ₹7,200–₹9,000 | 20–25 min | 4% | 50%+ | Active ✅ |
How to Buy a Flat in Tellapur: Step-by-Step Guide
- Define All-In BudgetFactor stamp duty (4%), registration (0.5%), GST (5% under-construction), corpus deposit ₹1–₹2L, floor-rise charges, and interiors. Add-ons total 12–18% above BSP.
- Verify RERA at rera.telangana.gov.inSearch project name or RERA number to confirm legal compliance, completion timeline, escrow status, and any complaints against the developer.
- Confirm HMDA Building ApprovalHMDA-sanctioned plans ensure legal zoning, correct setbacks, and permitted FAR. Any project without a sanctioned plan number must be avoided.
- Shortlist by Location & Possession DateReady-to-move avoids pre-EMI interest. Under-construction can offer early-bird pricing — check developer track record on TGRERA first.
- Site Visit & Sample Flat InspectionCheck construction quality, natural light, ventilation, balcony size, amenity clubhouse standard, and project entrance security.
- Legal Due Diligence: EC + Title CheckEngage a property lawyer. Examine land title chain, Encumbrance Certificate (EC) for 15+ years, and builder–developer agreement.
- Secure Home Loan Pre-ApprovalMost Tellapur projects are bank-approved. Approach HDFC, SBI, ICICI, or LIC Housing Finance for a sanction letter to strengthen your BSP negotiation.
- Sign Registered Agreement for SaleUnder RERA, builders must provide a registered Agreement for Sale within 30 days of booking amount. Never pay advance without this document.
- Track Construction via TGRERA PortalBuilders must update quarterly progress on TGRERA. Set a 3-month calendar reminder to check your project's milestone status.
- Register Sale Deed at Sub-Registrar's OfficeExecute the sale deed at the Rangareddy district sub-registrar on possession day. Pay stamp duty + registration. Collect occupancy certificate.
Pros & Cons of Buying Flats in Tellapur
✅ Advantages
- 70.5% price appreciation over 5 years
- 15–20 min to Gachibowli via new flyover
- ₹7,800–₹8,500/sq ft vs ₹9K–₹15K in Kokapet
- RERA + HMDA legal protection
- ~4% rental yield, strong IT tenant demand
- Multiple CBSE & international schools nearby
- Metro Phase 2 appreciation upside ahead
- Large-format townships with full amenities
⚠️ Risks & Challenges
- Entry prices rising fast — sub-₹80L 2BHKs rare
- No active metro station yet (planned 2026–28)
- Construction dust & traffic (2024–27)
- Water tanker dependence in some sub-localities
- 100ft Road peak-hour congestion
- Long under-construction timelines (3–4 years)
Myths vs Facts About Tellapur Real Estate
6 Common Mistakes Buyers Make in Tellapur
1. Skipping RERA & HMDA Verification
Always independently verify the RERA number at rera.telangana.gov.in and the HMDA-sanctioned plan. Any project unable to produce verified RERA documentation must be avoided entirely.
2. Budgeting Only the Listed Price
Stamp duty (4%) + registration (0.5%) + transfer duty (1.5%) + GST (5%) + corpus + interiors = 12–18% above BSP. A ₹1Cr flat costs effectively ₹1.12–₹1.18Cr all-in.
3. Not Comparing Carpet vs Super Built-Up Area
RERA mandates carpet area disclosure. A flat at 1,500 sq ft super BUA typically has only 1,050–1,100 sq ft usable carpet area. Always request the RERA carpet area and compare across projects before deciding.
4. Choosing on Price Without Checking Builder Track Record
A lower per-sq-ft rate from an unknown developer may signal financial risk or poor quality. Verify past project completions and occupancy certificates on TGRERA before committing any advance.
5. Ignoring Pre-EMI Interest on Under-Construction Loans
Pre-EMI interest during a 3–4 year construction period is not eligible for Section 80C deduction. On a ₹70L loan, this can total ₹15–₹20L in additional cost before possession begins.
6. Skipping the Encumbrance Certificate on Resale Flats
For resale purchases, an EC covering at least 15 years is non-negotiable. It reveals outstanding mortgages, liens, or attachment orders on the property title.
Real Estate Trends in Tellapur — 2026
1 — Large Township Projects Dominating New Supply
Tellapur is shifting from standalone towers to integrated townships. Prestige Golden Grove (28.7 ac, ~5,120 units), My Home Vipina (20.61 ac, 3,760 units), and My Home Sayuk (25.37 ac, 3,780 units) bring internal schools, retail, and healthcare within the gated perimeter — commanding a 10–15% price premium.
2 — NRI Buying Activity Accelerating
NRI buyers constitute an estimated 10–15% of new bookings in premium Tellapur projects. RERA transparency, HMDA approvals, and 4% rental yield make Tellapur a preferred destination for the Indian diaspora investing under FEMA guidelines.
3 — Metro Phase 2 as Forward Appreciation Catalyst
Hyderabad Metro Phase 2, targeting the Tellapur–ORR corridor with construction between 2026–2028, is projected to drive 8–12% additional property appreciation in receiving corridors (Kura Homes, Dec 2025). Early buyers capture the "infrastructure announcement effect."
4 — Luxury Segment Outpacing Mid-Market
Homes above ₹1Cr accounted for 18% of all Hyderabad registrations in February 2025 (Telangana Registration Dept). In Tellapur, the luxury segment is growing fastest — driven by senior IT professionals, C-suite buyers, and NRIs seeking sky lounges and smart home integration.
5 — Rental Market Strengthening Pre-Metro
2BHK rentals reached ₹40,000–₹50,000/month in 2026. As more IT professionals relocate to Hyderabad on project contracts, Tellapur rental values are expected to rise further ahead of the metro opening — improving yield for buy-to-let investors.
Tellapur Property Price History & Forecast
| Period | Avg ₹/sq ft | Change | Source |
|---|---|---|---|
| 2016 | ~₹3,800–₹4,200 | Baseline | Historical data |
| 2021 | ~₹4,700–₹5,200 | +25% (5yr) | 99acres |
| 2023 | ~₹5,800–₹6,500 | +47.3% (3yr) | 99acres |
| Mid-2025 | ~₹7,500–₹8,000 | +70.5% (5yr) | 99acres |
| Jun 2026 | ₹8,100 avg | +8% (1yr) | 99acres |
| 2028 Forecast | ₹9,000–₹10,000 | +10–23% projected | Homefleet, Kura Homes |
Find Your Perfect Flat in Tellapur
Free personalised shortlist of RERA-registered Tellapur apartments matching your budget, BHK, and possession timeline. KLM Infra Projects handles site visits, legal checks & home loan coordination — at zero extra cost.
Frequently Asked Questions
What is the average price of a flat in Tellapur in 2026?
The average flat price in Tellapur is ₹8,100 per sq ft (99acres, June 2026), up 8% year-on-year. A 2BHK costs ₹76L–₹1.55Cr; a 3BHK ranges from ₹1.09Cr to ₹2.64Cr, depending on project, floor, and finish grade.
Are flats in Tellapur RERA registered?
Yes. Most established projects are RERA-registered under TGRERA. Key numbers: Bricks Marvella (P01100007008), Rajapushpa Imperia (P01100003723), Rajapushpa Aurelia (P01100007180), Supadha Gamya (P01100007536), Silpa Vaibhavi Vihanga (P01100010376). Verify at rera.telangana.gov.in.
How far is Tellapur from Gachibowli?
Tellapur is approximately 10–14 km from Gachibowli. With the Nallagandla–Tellapur flyover operational since early 2026, typical travel time is 15–20 minutes under normal traffic.
Is Tellapur a good investment in 2026?
Yes. Prices appreciated 70.5% over 5 years and 8% last year (99acres). Combined capital appreciation + rental yield gives ~12–14% annual ROI (Kura Homes forecast). Metro Phase 2 corridor planned for 2026–2028 adds upside for early buyers.
Does Tellapur have metro connectivity?
Tellapur does not have an active metro station as of mid-2026. The nearest rail is Lingampally MMTS (~7–8 km). Hyderabad Metro Phase 2 includes the Tellapur corridor — construction expected 2026–2028.
What is the stamp duty for buying a flat in Tellapur?
Stamp duty in Telangana is 4% of property value + 0.5% registration + 1.5% transfer duty = approximately 6% total. For a ₹1Cr flat, expect ~₹6 lakh in stamp duty and registration.
What rental income can I expect from a 2BHK flat in Tellapur?
A 2BHK flat in Tellapur earns ₹40,000–₹50,000/month as of 2026, yielding approximately 4% annually on a ₹1.2Cr property. 3BHK units command ₹39,000–₹48,000/month.
Can NRIs buy flats in Tellapur?
Yes. NRIs can buy residential flats in Tellapur under FEMA guidelines via NRE/NRO accounts. RERA and HMDA approvals provide legal transparency preferred by overseas buyers. Home loans are available through HDFC, ICICI, and SBI NRI divisions.
What is the difference between carpet area and super built-up area?
Carpet area (RERA 2016) is net usable floor area within walls, excluding common areas. Super built-up area includes carpet area plus proportionate share of lobbies, staircases, and lift shafts. In Tellapur, carpet area is typically 68–74% of super BUA. Always ask for RERA carpet area when comparing projects.
Which is better to buy — Tellapur or Gachibowli in 2026?
Tellapur offers 10–20% lower per sq ft (₹7,800–₹8,500 vs ₹9,000–₹12,000) with a comparable 15–20 min commute to the IT corridor. Gachibowli has active metro and is more established. For value + growth upside, Tellapur leads; for immediate infrastructure maturity, Gachibowli wins.
Is it safe to buy under-construction flats in Tellapur?
Reasonably safe when the project is TGRERA-registered with HMDA approval from a developer with a proven track record. RERA mandates that 70% of buyer funds be held in a dedicated escrow account for construction. Always engage a property lawyer and verify past completions on TGRERA.
People Also Ask (PAA)
What is the starting price of a flat in Tellapur?
Starting price is approximately ₹57 lakh for a compact 1BHK. The most common entry point for 2BHK starts from ₹70–₹76 lakh, with 3BHK from approximately ₹1.09 crore in 2026.
Is Tellapur part of GHMC or HMDA?
Tellapur falls under HMDA (Hyderabad Metropolitan Development Authority) and Tellapur Municipality — not GHMC. HMDA approval ensures legal compliance with zoning, FAR, and infrastructure provisions.
What amenities are available in Tellapur apartments?
Top Tellapur gated communities offer: infinity swimming pools, landscaped jogging tracks, clubhouses, gymnasiums, co-working spaces, children's play areas, EV charging stations, 24×7 CCTV, piped gas, concierge services, indoor sports courts, and sky lounges in luxury projects.
How do I verify a flat's RERA registration in Tellapur?
Visit rera.telangana.gov.in → "Registered Projects" → search by project name or RERA number. The portal shows carpet area, promoter details, completion date, approved plans, and any complaints.
What makes Tellapur different from Nallagandla?
Tellapur has attracted larger-format national developer projects (My Home, Prestige, Rajapushpa) vs Nallagandla's more established, older stock. Tellapur averages ₹7,800–₹8,500/sq ft (slightly above Nallagandla's ₹6,500–₹8,000/sq ft) due to newer premium inventory and stronger IT rental demand.
What is the future of real estate in Tellapur?
Flat prices projected to rise from ₹8,100/sq ft (2026) to ₹9,000–₹10,000/sq ft by 2028 as Metro Phase 2 arrives (Homefleet, 2025). IT sector growth, large township completions, and ORR infrastructure are the three primary long-term demand drivers.
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Data Sources & Authority References
- TGRERA — rera.telangana.gov.in — Official portal for RERA project verification in Telangana
- HMDA — hmda.gov.in — Hyderabad Metropolitan Development Authority; master planning and building plan sanctions
- 99acres — Tellapur Price Trends — Monthly transaction-based price data for per sq ft averages and appreciation figures
- Sobha Real Estate Market Report 2025–26 — Registration data, NRI buyer trends, luxury segment analysis
- Homefleet / Kura Homes Market Forecasts (Dec 2025) — Appreciation projections through 2028, ROI estimates, metro impact analysis
Conclusion: Should You Buy a Flat in Tellapur in 2026?
The evidence is clear. Flats for sale in Tellapur, Hyderabad represent one of the strongest value-growth combinations in West Hyderabad's 2026 residential market. You get premium inventory at ₹7,800–₹8,500/sq ft — a meaningful discount to Gachibowli's ₹9,000–₹12,000/sq ft — with nearly identical commute times via the newly operational Nallagandla–Tellapur flyover.
What makes Tellapur structurally sound as an investment is the convergence of three forces: a sustained IT-sector employment base creating durable rental demand, a pipeline of large township completions from My Home Group, Rajapushpa, and Prestige elevating the locality's character, and the Metro Phase 2 corridor delivering a step-change in accessibility between 2026 and 2028 — rewarding early buyers just as metro announcements have historically rewarded property owners in Hyderabad.
Buying smart in Tellapur means verifying RERA on TGRERA, confirming HMDA approval, engaging a property lawyer for due diligence, and using a trusted real estate partner to navigate the 700+ active listings without overpaying. KLM Infra Projects provides exactly that — at no extra cost to the buyer.
Your Next Step Is One Call Away
Contact KLM Infra Projects for a free, personalised shortlist of RERA-registered flats for sale in Tellapur — matched to your exact budget, configuration, and possession requirement.
RERA-certified property advisors and real estate analysts with 15+ years of combined experience in the Telangana residential market. Specialising in West Hyderabad micro-market analysis, legal due diligence, and investment benchmarking across the ORR growth corridor.