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· 2026 ·
📍 Tellapur, West Hyderabad — File updated June 2026
Certificate of Location · Buyer's Record
Flats for Sale in Tellapur, Hyderabad
The complete 2026 buyer's file: verified 2BHK & 3BHK stock from RERA-registered projects, current price bands, builder-by-builder comparison, and a step-by-step legal checklist.
Appreciation and pricing figures: 99acres, Tellapur price trends, June 2026.
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 — adjacent to Gachibowli, Nallagandla, and Osman Nagar, with direct access to Outer Ring Road (ORR) Exit 2.
Five Defining Characteristics
IT workforce demand
Thousands of Gachibowli, Kokapet & Financial District employees choose Tellapur for proximity plus lower rents versus the core IT corridor.
Gated-community dominance
Over 80% of supply is high-rise towers inside secured gated compounds with 24×7 security and amenities.
Flyover connectivity
The Nallagandla–Tellapur flyover, fully operational in 2026, cuts the Gachibowli commute to 15–20 minutes.
Top schools nearby
Samashti International, Glendale, Meru International and Epistemo Vikas all sit within a 5–15 km radius.
RERA + HMDA legal safety
Every reputable project on file is TGRERA-registered and HMDA-approved before it reaches this list.
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 trades at a 10–20% discount to Gachibowli and Kokapet while sharing the same ORR commute.
- Capital appreciation. ₹8,100/sq ft average (Jun 2026) → projected ₹9,000–₹10,000/sq ft by 2028 as the metro arrives (Homefleet forecast, 2025).
- Rental income. 2BHK units rent for ₹40,000–₹50,000/month; 3BHK for ₹39,000–₹48,000/month — roughly 4% annual yield.
- Infrastructure momentum. Nallagandla–Tellapur flyover (2026, complete), ORR service-road upgrades (2025, complete), Metro Phase 2 corridor (under construction 2026–2028).
Who Should Buy Here?
Types of Flats Available in Tellapur
2 BHK
₹76L – ₹1.55Cr1,100–1,800 sq ft super built-up area. Notable projects: Fortune Greenhomes Sapphire, Tripura Green Alpha, Madhu Park Ville.
3 BHK
₹1.09Cr – ₹2.64Cr1,500–2,500 sq ft. Premium options: My Home Vipina, My Home Sayuk, Rajapushpa Imperia, Bricks Marvella.
Luxury & Penthouse
₹1.99Cr – ₹3.61Cr+4BHK and penthouses above 2,500 sq ft — the fastest-growing tier. Supadha Gamya, Vaibhavi Vihaan Shikhara, Rajapushpa Aurelia (56 floors).
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 | 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
- 4%Stamp duty (Telangana, 2025)
- 0.5%Registration charge
- 1.5%Transfer duty
- 5%GST on under-construction property
- ₹1–2LMaintenance corpus, one-time
- ₹50–200/sqftFloor-rise premium
- ₹8–15LInterior fit-out, basic 2BHK
Top RERA-Registered Projects in Tellapur (2026)
Premium / Luxury Tier
ON FILE
My Home Vipina
My Home GroupON FILE
My Home Sayuk
My Home GroupRajapushpa Aurelia
Rajapushpa · 56 floorsBricks Marvella
Bricks InfratechSupadha Gamya
SupadhaMid-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, Tellapur–Osman Nagar belt
- Rajapushpa Lifestyle City Bloom Dale — new-launch mixed plotted + high-rise residential
Verify every registration independently at rera.telangana.gov.in before booking.
Connectivity & Infrastructure Around Tellapur
Road & Highway
- 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
- Schools: Samashti International, Glendale International, Meru International (4 min), Epistemo Vikas (13 min)
- Hospitals: Citizens Specialty (AOI), Pranaam Hospital, Apollo — 15–25 min
- Retail: Aparna Neo Mall (17 min), Aparna Cinemas, Gulmohar Park Mall
- Higher education: ICFAI Foundation ~15 min; ISB Hyderabad ~20 min via ORR
Tellapur vs Nearby Localities
| Locality | ₹/sq ft 2026 | To Gachibowli | Rental Yield | 5-Yr Growth | Metro |
|---|---|---|---|---|---|
| ★ Tellapur | 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
- Define your all-in budget.Factor stamp duty (4%), registration (0.5%), GST (5% under-construction), corpus deposit, floor-rise charges and interiors — 12–18% above BSP.
- Verify RERA.Check rera.telangana.gov.in for legal compliance, completion timeline, escrow status and complaints.
- Confirm HMDA building approval.Any project without a sanctioned plan number should be avoided.
- Shortlist by location & possession date.Ready-to-move avoids pre-EMI interest.
- Visit the site & sample flat.Check construction quality, ventilation, amenity standard, entrance security.
- Run legal due diligence.Engage a property lawyer; examine the Encumbrance Certificate for 15+ years.
- Secure home loan pre-approval.HDFC, SBI, ICICI, LIC Housing Finance.
- Sign a registered Agreement for Sale.Required under RERA within 30 days of the booking amount.
- Track construction via the TGRERA portal.Builders update progress quarterly.
- Register the sale deed.At the Rangareddy district sub-registrar on possession day.
Pros & Cons of Buying in Tellapur
✅ Advantages
- 70.5% price appreciation over 5 years
- 15–20 min to Gachibowli via the 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
⚠️ Risks & Challenges
- Entry prices rising fast — sub-₹80L 2BHKs now rare
- No active metro station yet (planned 2026–28)
- Construction dust & traffic through 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
Tellapur is too far from Hyderabad's IT hubs to be practical.
The Nallagandla–Tellapur flyover (operational 2026) reduces the Gachibowli commute to 15–20 minutes — shorter than many routes from central Hyderabad.
Flats in Tellapur are unaffordable for middle-income buyers.
2BHK flats start from ~₹76L. A ₹65L loan at 8.5% over 20 years runs ~₹56,500 EMI/month — within reach of ₹20L+ annual household income.
RERA registration guarantees on-time delivery.
RERA is mandatory legal compliance — not a delivery guarantee. Always verify the developer's past completion record on TGRERA separately.
Tellapur property prices have already peaked.
Prices rose 8% in the last year and 70.5% over 5 years (99acres, June 2026). Analysts project 10–15% annual appreciation through 2028 as the metro and townships complete (Homefleet / Kura Homes forecasts, Dec 2025).
6 Common Mistakes Buyers Make in Tellapur
Each mistake below has cost Hyderabad buyers lakhs of rupees in extra costs, legal complications, or poor returns.
Skipping RERA & HMDA verification. Always check independently at rera.telangana.gov.in.
Budgeting only the listed price. Stamp duty + registration + transfer duty + GST + corpus + interiors add 12–18% above BSP.
Confusing carpet vs super built-up area. A 1,500 sq ft super BUA flat often has only 1,050–1,100 sq ft usable carpet area.
Choosing on price alone. Verify the builder's past completions and occupancy certificates on TGRERA.
Ignoring pre-EMI interest. Not eligible for Section 80C deduction; can total ₹15–20L extra on a ₹70L loan.
Skipping the Encumbrance Certificate on resale flats. An EC covering at least 15 years is non-negotiable.
Real Estate Trends in Tellapur — 2026
1 — Large townships dominate new supply
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 schools, retail and healthcare inside the gated perimeter — commanding a 10–15% price premium.
2 — NRI buying activity accelerating
NRI buyers make up an estimated 10–15% of new bookings in premium Tellapur projects, drawn by RERA transparency, HMDA approvals and ~4% rental yield.
3 — Metro Phase 2 as forward catalyst
Hyderabad Metro Phase 2, targeting the Tellapur–ORR corridor with construction between 2026–2028, is projected to drive 8–12% additional appreciation in receiving corridors (Kura Homes, Dec 2025).
4 — Luxury outpacing mid-market
Homes above ₹1Cr accounted for 18% of Hyderabad registrations in February 2025 (Telangana Registration Dept). In Tellapur, the luxury segment is growing fastest.
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 Property Price History & Forecast
Read left to right like a building rising floor by floor — each bar is one price period, height mapped to average ₹/sq ft.
Figures are period averages in ₹/sq ft. Sources: 99acres; Homefleet & Kura Homes forecasts (Dec 2025).
| 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% proj. | Homefleet, Kura Homes |
Find Your Flat in Tellapur
A free, personalised shortlist of RERA-registered Tellapur apartments matched to your budget, BHK and possession timeline. KLM Infra Projects handles site visits, legal checks and home-loan coordination at zero extra cost.
Frequently Asked Questions
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.
Yes. Most established projects are TGRERA-registered — Bricks Marvella (P01100007008), Rajapushpa Imperia (P01100003723), Rajapushpa Aurelia (P01100007180), Supadha Gamya (P01100007536), Silpa Vaibhavi Vihanga (P01100010376). Verify at rera.telangana.gov.in.
Approximately 10–14 km. With the Nallagandla–Tellapur flyover operational since early 2026, typical travel time is 15–20 minutes.
Prices appreciated 70.5% over 5 years and 8% last year (99acres). Combined capital appreciation and rental yield gives roughly 12–14% annual ROI (Kura Homes forecast).
Not as of mid-2026. Nearest rail is Lingampally MMTS (~7–8 km). Hyderabad Metro Phase 2 includes the Tellapur corridor, with construction expected 2026–2028.
4% stamp duty + 0.5% registration + 1.5% transfer duty ≈ 6% total. For a ₹1Cr flat, expect roughly ₹6 lakh.
₹40,000–₹50,000/month, yielding approximately 4% annually on a ₹1.2Cr property. 3BHK units command ₹39,000–₹48,000/month.
Yes, under FEMA guidelines via NRE/NRO accounts. Home loans are available through HDFC, ICICI and SBI NRI divisions.
Carpet area is net usable floor area within the walls. Super built-up area adds a proportionate share of common areas. In Tellapur, carpet area typically runs 68–74% of super BUA.
Tellapur offers 10–20% lower per sq ft pricing with a comparable 15–20 min commute. Gachibowli has active metro and more established infrastructure. For value and growth upside, Tellapur leads; for immediate infrastructure maturity, Gachibowli wins.
Reasonably safe when TGRERA-registered with HMDA approval from a developer with a proven track record. RERA mandates that 70% of buyer funds be held in escrow.
People Also Ask
What is the starting price of a flat in Tellapur?
~₹57 lakh for a compact 1BHK. Most common entry point for 2BHK starts from ₹70–76 lakh; 3BHK from ~₹1.09 crore.
Is Tellapur part of GHMC or HMDA?
HMDA and Tellapur Municipality — not GHMC.
What amenities are available?
Infinity pools, jogging tracks, clubhouses, gyms, co-working spaces, children's play areas, EV charging, 24×7 CCTV, piped gas, indoor sports courts and sky lounges in luxury projects.
How do I verify RERA registration?
Visit rera.telangana.gov.in → "Registered Projects" → search by project name or RERA number.
What makes Tellapur different from Nallagandla?
Tellapur has attracted larger-format national developer projects (My Home, Prestige, Rajapushpa) versus Nallagandla's older stock, and averages ₹7,800–₹8,500/sq ft vs Nallagandla's ₹6,500–₹8,000.
What is the future of real estate in Tellapur?
Prices are projected to rise from ₹8,100/sq ft (2026) to ₹9,000–₹10,000/sq ft by 2028 as Metro Phase 2 arrives.
Voice Search & AI Assistant Quick Answers
- "Where is Tellapur in Hyderabad?" — West Hyderabad near Gachibowli and Nallagandla, ~20 min from HITEC City via ORR.
- "Price of 2BHK flat in Tellapur 2026?" — ₹76 lakh to ₹1.55 crore, ~₹7,000–8,500/sq ft.
- "Is Tellapur good for buying property?" — Yes — 70.5% appreciation over 5 years, strong IT rental demand.
- "How far is Tellapur from Gachibowli?" — ~10–14 km, 15–20 minutes via the flyover.
- "Which builders are in Tellapur?" — My Home Group, Rajapushpa, Prestige, Bricks Infratech, Aparna, Tripura Constructions, NCC Urban, Madhu Infrastructure.
- "Does Tellapur have a metro station?" — Not yet. Metro Phase 2 planned, construction 2026–2028.
Data Sources & Authority References
- TGRERA — rera.telangana.gov.in — official portal for RERA project verification
- HMDA — hmda.gov.in — master planning and building-plan sanctions
- 99acres — Tellapur Price Trends
- Sobha Real Estate Market Report, 2025–26
- Homefleet / Kura Homes market forecasts, Dec 2025
Conclusion: Should You Buy a Flat in Tellapur in 2026?
Flats for sale in Tellapur 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.
Buying smart in Tellapur means verifying RERA on TGRERA, confirming HMDA approval, engaging a property lawyer for due diligence, and using a trusted partner to navigate 700+ active listings without overpaying.