New Apartments in Kondapur, Hyderabad

If Gachibowli is where Hyderabad's IT money lives and Madhapur is where it started, Kondapur is where a lot of it quietly settles down. Apartments in Kondapur sit right behind HITEC City, between the Botanical Garden at Kothaguda and the Hafeezpet railway line, with the Gachibowli–Miyapur road running through the middle. The flats here are a shade cheaper than Gachibowli, the internal roads a little calmer than Madhapur, and the tenant pool just as deep. For a family that wants to be ten to fifteen minutes from the office without paying Financial District prices, new and under-construction apartments in Kondapur are usually on the first shortlist.

This guide is written for buyers who want to understand the market before they visit a single sales office. It covers how Kondapur's pockets differ, indicative per-sq-ft bands by segment and 2, 3 and 4 BHK ticket sizes as of October 2026, the TS RERA, occupancy and UDS checks that protect you, maintenance and parking norms, likely rental yields and the NRI route. Kondapur lies in Serilingampally mandal of Rangareddy district and falls within GHMC limits; for most buyers it simply reads as west Hyderabad, close to everything.

What makes apartments in Kondapur a strong buy

Kondapur's appeal is the combination of location and maturity. Within a few kilometres you have HITEC City, Mindspace, Raidurg and the Gachibowli tech parks; within the locality you have hospitals, schools, big-format retail and dense neighbourhood markets. It is a place people live in for a decade, not just rent for a year.

• Short office commutes. Most of Kondapur is 10 to 20 minutes from HITEC City and Mindspace and 15 to 25 minutes from the Financial District outside peak hours.
• Price gap with Gachibowli. Comparable new projects in Kondapur usually trade at a discount of roughly 10 to 20 percent per sq ft to central Gachibowli, which matters on a ₹2 crore purchase.
• Depth of rental demand. Young professionals, couples and transferred employees keep two and three bedroom flats occupied with short vacancy periods.
• A real neighbourhood. Kothaguda, Raghavendra Colony, Sri Ram Nagar and Masjid Banda have their own markets, temples, schools and clinics. Daily life does not depend on the clubhouse.

Kondapur pockets and the apartment formats in each

Kondapur has grown in layers, which means very different products sit side by side. Knowing the pockets saves wasted site visits.

Kothaguda and the Botanical Garden side

The stretch around Kothaguda junction and the Botanical Garden is the most visible part of Kondapur, with the flyover, large-format retail and a run of newer high-rise and mid-rise gated communities. Projects here sell on greenery and convenience; units facing the Botanical Garden carry a premium. Expect towers of 15 to 35 floors and a mix of two and three bedroom formats.

Raghavendra Colony, Sri Ram Nagar and the inner colonies

These older residential colonies are full of independent houses and small apartment buildings, and they are now seeing redevelopment into boutique towers and stilt-plus-five or stilt-plus-eight buildings. The appeal is location and established neighbourhoods; the caution is narrower roads and limited parking. Ticket sizes are often lower than in large gated projects.

Masjid Banda and the Gachibowli border

The southern edge of Kondapur towards Masjid Banda shades into Gachibowli and the University of Hyderabad side. Several large gated communities from the last decade sit here, and newer high-rises have filled remaining land parcels. This is where Kondapur pricing comes closest to Gachibowli. For buyers torn between the two, our page on apartments in Gachibowli sets out the premium you pay for crossing the line.

Hafeezpet and the railway side

Towards Hafeezpet, closer to the MMTS line and the Miyapur direction, prices soften and more mid-segment projects appear. The Hafeezpet station is useful for commuters to Secunderabad and Lingampally, and this pocket links quickly to Miyapur and its metro station. Buyers working in HITEC City but wanting more space for the money often land here. If the budget needs to stretch further, our guide on apartments in Miyapur is the natural next step.

Product types you will meet in Kondapur

Format	Typical scale	Who it suits
Large gated high-rise	4 – 10 towers, 20 – 40 floors, 800+ units	Families wanting full amenities and resale liquidity
Mid-size gated community	2 – 4 towers, 12 – 25 floors	Balance of amenities and manageable maintenance
Boutique tower on redeveloped land	1 tower, 60 – 250 units	Buyers prioritising location and lower maintenance
Stilt-plus-five standalone	10 – 40 flats	Budget buyers; check approvals very carefully

Kondapur flat prices per sq ft and BHK ticket sizes

Prices below are quoted on saleable (super built-up) area, as is standard in Hyderabad. TS RERA agreements must also state carpet area; ask for it and compute the loading, which in Kondapur's newer towers usually falls between 25 and 35 percent. The bands reflect recent transactions and advisor observation as of October 2026 and are indicative only.

Segment	Indicative ₹ per sq ft (saleable)	What drives the spread
Under-construction gated high-rise, established developer	₹9,500 – ₹13,000	Pocket, tower height, amenity package
Premium launch near Kothaguda / Masjid Banda	₹12,000 – ₹15,000	Garden or open views, larger formats
Boutique tower, redeveloped plot	₹8,500 – ₹11,000	Road width and parking provision
Ready new flat with OC	₹10,500 – ₹13,500	No GST; immediate rent
Resale, gated communities 2008–2018	₹7,000 – ₹10,500	Association health, upkeep, lift condition

What 2, 3 and 4 BHK flats cost in Kondapur

Configuration	Typical saleable area	Indicative all-in ticket, new / under-construction
2 BHK	1,150 – 1,400 sq ft	₹1.0 Cr – ₹1.55 Cr
3 BHK	1,550 – 2,300 sq ft	₹1.5 Cr – ₹2.7 Cr
4 BHK	2,600 – 3,800 sq ft	₹2.7 Cr – ₹4.8 Cr

These all-in figures include car parking, clubhouse and amenity charges and typical floor rise, but not GST, stamp duty, registration, corpus or advance maintenance. Kondapur still has a healthier supply of new two bedroom units than Gachibowli, which keeps it accessible for first-time buyers in IT.

Monthly rents in Kondapur

• 2 BHK gated community: roughly ₹28,000 – ₹45,000
• 3 BHK gated community: roughly ₹40,000 – ₹70,000
• 4 BHK premium tower: roughly ₹70,000 – ₹1.2 L
• 2 BHK in a standalone building: roughly ₹20,000 – ₹30,000

Kondapur, Gachibowli or Madhapur: where the value sits

Almost every Kondapur buyer we advise is also looking at its two neighbours. The honest comparison looks like this:

• Against Gachibowli: Kondapur usually costs less per sq ft and offers more two bedroom supply. Gachibowli wins on proximity to the Financial District and has a slightly more premium resale image.
• Against Madhapur: Madhapur is closer to HITEC City and nightlife, but it is denser, louder and has fewer large new gated projects. Kondapur offers more modern gated stock for similar money. See our page on apartments in Madhapur for that market in detail.
• Against HITEC City itself: Living in the core of HITEC City means very short commutes but limited residential land and high prices. Kondapur sits one ring out and is easier to live in. Our HITEC City apartments guide covers the core.

In practice, Kondapur often gives the best balance of price, liveability and rental demand of the three, particularly for families with school-age children who need space more than a short walk to a café.

Large gated community or boutique tower: choosing the right Kondapur project

Because Kondapur mixes big multi-tower developments with single towers on redeveloped colony plots, the choice of format is often a bigger decision than the choice of builder. Each has a clear profile.

The case for a large gated community

Large gated projects offer a full clubhouse, swimming pool, sports courts, children's play areas, landscaped podiums and professional facility management. Resale is easier because buyers recognise the project name and banks have usually approved it. Security, power backup and sewage treatment are handled at scale. The downsides are higher maintenance, busier lifts and common areas, and less control over how the association spends money in the early years.

The case for a boutique tower

Boutique towers on redeveloped plots in Raghavendra Colony, Sri Ram Nagar and similar pockets often sit closer to the main roads, with lower loading and lower maintenance. Neighbours are fewer, decisions in the association are quicker and the building often has a higher UDS per flat. The trade-offs are limited amenities, tighter parking, dependence on a single small developer and sometimes a narrower approach road. Approval and title checks matter even more here, because a small developer has less reputation at stake.

A simple rule of thumb

Families with young children who will use the pool, play areas and sports courts every day usually get more value from a large gated community. Working couples, retirees and investors who mainly want location, a clean title and modest running costs are often better served by a well-approved boutique tower. Whichever you choose, insist on an occupancy certificate before possession and a clear statement of your UDS and parking in the sale deed.

Getting around: Kondapur's roads, rail and everyday infrastructure

Connectivity

The Gachibowli–Miyapur road is Kondapur's spine, carrying traffic north to Miyapur and south to Gachibowli and the ORR. The Kothaguda flyover and the junction improvements around Botanical Garden have eased some bottlenecks. Kondapur connects to HITEC City through Cyber Towers and the Whitefields side, and to Jubilee Hills via the Durgam Cheruvu cable bridge and Road No. 45.

• Metro: HITEC City and Raidurg stations on the Blue Line, and Miyapur on the Red Line, are each a short drive from different parts of Kondapur.
• MMTS and rail: Hafeezpet station serves suburban services; Lingampally is a few stations away for longer-distance trains.
• ORR: The Gachibowli interchange is roughly 15 to 20 minutes from most of Kondapur off-peak, giving access to the airport in about 40 to 50 minutes.

Schools, hospitals, retail

Kondapur has large multi-speciality and secondary-care hospitals within the locality and a government area hospital, with tertiary hospitals in Gachibowli and Madhapur a short drive away. A wide range of CBSE, state board and international schools operate in and around Kondapur, Gachibowli and Madhapur, which is why so many families settle here once children start school. Large-format retail at Kothaguda, neighbourhood supermarkets and weekly markets mean daily shopping is easy. The regional transport office at Kondapur is also useful for vehicle registrations.

The legal and RERA checklist for Kondapur apartments

Kondapur's mix of large gated projects and redeveloped plots means due diligence differs by product. A large project needs RERA scrutiny; a small building on an old plot needs careful approval and title work.

TS RERA

Projects on land over 500 sq m or with more than eight units must be registered with TS RERA before any marketing or sale. In Kondapur that covers every gated community and most boutique towers; some very small standalone buildings fall below the threshold, which means less regulatory protection for you.

• Verify the project on the TS RERA portal and confirm the promoter name matches the entity on your agreement.
• Check the approved number of floors and units against what the sales team shows. Kondapur has seen projects where extra floors were sold before revised approvals.
• Note the RERA completion date. Your possession date in the agreement should match it, with penalty clauses for delay.

Approvals, commencement and occupancy

• Building permission from GHMC (with HMDA and fire clearances for taller buildings). Ask for the permit and sanctioned drawings.
• Commencement: confirm construction began after sanction. For redevelopment projects, check that the old building was demolished under a valid permit.
• Occupancy certificate: essential before you take possession. Stilt-plus-five buildings in inner colonies are the most common place we find flats sold without an OC; avoid them unless the OC is in hand.
• Setbacks and road widening: on inner roads, check whether part of the plot is earmarked for road widening under the master plan.

Title, UDS and the landowner share

Many Kondapur projects are joint developments, where the landowner receives a share of flats in return for the land. Ask for the development agreement and check that your flat is from the builder's share, or, if from the landowner's share, that the landowner has the right to sell it. Get an advocate's title opinion covering at least 30 years and an encumbrance certificate for the same period.

Your undivided share of land should be stated in square yards in the sale deed. In mid-rise Kondapur projects, UDS for a three bedroom flat can be 40 to 70 sq yd; in tall towers it may be 25 to 45 sq yd. Higher UDS supports long-term value and redevelopment potential, which matters in a locality where today's older buildings are already being redeveloped.

Parking and maintenance

Covered parking should be allotted with your flat and the slot number recorded. Open parking in common areas is a common amenity and should not be sold separately. Maintenance in new Kondapur gated communities typically runs about ₹3 to ₹5 per sq ft per month, with 12 to 24 months collected in advance and a corpus of roughly ₹40 to ₹90 per sq ft. Boutique towers often come in lower; amenity-heavy high-rises at the upper end.

Inspecting a Kondapur flat before you pay

Before the final payment, and certainly before possession, we walk through a checklist with clients. In Kondapur, these items come up again and again:

1. Water source. Ask how much of the project's water comes from municipal supply versus borewells and tankers, and what that costs residents each month in summer.
2. Drainage and monsoon. Some low-lying stretches near nalas see water-logging during heavy rain. Visit after a downpour if you can.
3. Approach road. In inner colonies, check whether a fire tender can actually reach the building.
4. Power backup. Confirm whether backup covers the full flat or only lights and fans, and how it is metered.
5. Snag list. Check plumbing pressure, tile hollowness, window seals, electrical points and seepage on external walls.
6. Association handover. Ask when the builder will hand over maintenance and the corpus to the residents' association.

Payments, loans and the costs on top of the price

Payment schedule

Kondapur projects typically follow construction-linked plans: a booking amount, instalments at foundation and each slab or group of slabs, then finishing and possession. Builders cannot collect more than 10 percent before a registered agreement for sale. Ready flats are usually paid via an agreed advance and the balance at registration.

Loans

For loans above ₹75 lakh, banks lend up to 75 percent of the property value; for loans between ₹30 lakh and ₹75 lakh, up to 80 percent. Most two bedroom purchases in Kondapur fall near the boundary, so your down payment can differ meaningfully depending on the final value. Check that your lender has approved the project before you book.

Registration and taxes

Cost item	Approximate level	Comment
Stamp duty, transfer duty, registration fee	Roughly 6 percent of market value in total	Rates change; verify at the SRO on the day
GST	5 percent on under-construction (1 percent if within the affordable housing definition)	No GST on completed flats with OC
TDS	1 percent above ₹50 lakh, resident seller	Buyer deposits online with the challan
Corpus and advance maintenance	Project-specific	Ask for the figure in writing at booking
Legal and documentation	Modest, project-specific	Builders sometimes charge a fixed documentation fee

Kondapur registrations generally take place at the jurisdictional sub-registrar office on the Serilingampally side. You can check guideline values and book a slot on the Telangana registration portal.

Kondapur rental yield and resale outlook

Gross rental yields on new Kondapur apartments typically run around 3 to 4 percent a year, slightly higher than Gachibowli because purchase prices are lower while rents are close. Two bedroom flats near Kothaguda and the HITEC City side tend to achieve the strongest yields. Standalone buildings can show higher gross yields but often carry more vacancy and repair risk.

On resale, Kondapur has historically benefited from being the value alternative to Gachibowli and Madhapur. When those markets rise, buyers spill over into Kondapur. Watch these factors: new supply in the west competing for the same buyer, office absorption in HITEC City and the Financial District, any road widening that affects specific streets, and the state of older gated communities as they age. We do not promise returns; we help you buy a flat that remains easy to rent and easy to sell.

NRI purchase route for Kondapur flats

Kondapur is a favourite with NRIs who once worked in HITEC City and want a flat that their family can use on visits and that rents easily the rest of the time. Under FEMA, NRIs and OCIs may buy residential apartments in India without specific approval; agricultural land, plantations and farmhouses are not permitted.

• Fund the purchase from NRE, NRO or FCNR accounts or by inward remittance through banking channels.
• Use a specific power of attorney, attested at the Indian consulate or apostilled abroad and adjudicated in Telangana, if you cannot attend registration.
• Rent received goes into an NRO account; tax deducted by tenants and on resale must be reconciled with a chartered accountant.
• When you sell later, the buyer must deduct TDS at rates substantially higher than the resident rate. A lower deduction certificate may be possible. We recommend a CA for all NRI tax questions.

For the full process, including remote site visits and registration through an attorney, see our guide on how NRIs buy villas and apartments in Hyderabad.

Is Kondapur right for you?

It is a strong fit for IT professionals working in HITEC City, Mindspace or Gachibowli, families who want established schools and hospitals without Gachibowli prices, first-time buyers looking for a new two bedroom flat inside the IT belt and investors who want reliable rental demand.

It is a weaker fit if you want a villa or large private garden, if you need very low-density surroundings, or if your work is on the east side of Hyderabad. If you prefer an independent house, our page on villas in Kondapur covers that market.

How NRR Estates works with Kondapur apartment buyers

We are an advisory firm with a disclosed fee agreed up front, not a listing site. For Kondapur, our process usually looks like this:

1. Brief and shortlist. We map your budget, family needs and commute to the right Kondapur pocket, then shortlist a handful of projects and explain the trade-offs.
2. Guided visits. We visit with you, or on live video for NRIs, and check access roads, water arrangements, construction quality and actual views.
3. Document verification. TS RERA record, building permission, title opinion, encumbrance certificate, development agreement and the draft agreement for sale, summarised in plain language.
4. Negotiation. We negotiate on price, floor rise, parking allotment, payment schedule and delay penalties.
5. Loan, registration and TDS. We coordinate with your bank, the builder and the sub-registrar office.
6. Handover and leasing. Snag inspection at possession and, for investors, tenant sourcing and screening.

If you are also considering land, our team can explain the open plot market in Kondapur and how it compares with buying a flat.

Kondapur apartments: frequently asked questions

What is the current price per sq ft for apartments in Kondapur?

As of October 2026, under-construction gated high-rise apartments in Kondapur indicatively trade at about ₹9,500 to ₹13,000 per sq ft on saleable area. Premium launches near Kothaguda, the Botanical Garden or the Masjid Banda side can reach ₹12,000 to ₹15,000, while boutique towers on redeveloped colony plots sit around ₹8,500 to ₹11,000. Resale flats in gated communities built between 2008 and 2018 are roughly ₹7,000 to ₹10,500. These ranges reflect recent transactions and advisor observation and vary with pocket, floor, facing and builder.

Is Kondapur cheaper than Gachibowli for a new flat?

Generally yes. Comparable new projects in Kondapur usually trade at a discount of roughly 10 to 20 percent per sq ft to central Gachibowli, and Kondapur still has more new two bedroom supply. The gap narrows on the Masjid Banda side, which borders Gachibowli. Gachibowli's advantage is closer access to the Financial District and a slightly more premium resale image. For many families working in HITEC City or Mindspace, Kondapur gives very similar day-to-day convenience for meaningfully less money, which is why buyers so often shortlist the two together.

What is the budget for a 2 BHK flat in Kondapur?

A new two bedroom flat in Kondapur is usually 1,150 to 1,400 sq ft of saleable area, with an indicative all-in ticket of roughly ₹1.0 crore to ₹1.55 crore before GST, stamp duty and registration. Boutique towers and the Hafeezpet side sit at the lower end; large gated projects near Kothaguda sit higher. On top, budget about 6 percent for stamp duty and registration, 5 percent GST on under-construction purchases, a corpus fund and 12 to 24 months of advance maintenance. Resale two bedroom flats in older gated communities can cost less.

Are stilt-plus-five buildings in Kondapur safe to buy?

They can be, but they need extra care. Stilt-plus-five buildings on older colony plots are where we most often find flats sold without an occupancy certificate, with deviations from the sanctioned plan or with insufficient parking. Some are small enough to fall below the TS RERA registration threshold, which means less regulatory protection. Before buying, see the GHMC building permission and sanctioned drawings, the occupancy certificate, a 30-year title opinion and encumbrance certificate, and check that a fire tender can reach the building. If the OC is not in hand, we usually advise walking away.

What rental income does a Kondapur apartment generate?

Two bedroom flats in Kondapur gated communities typically rent for about ₹28,000 to ₹45,000 a month, three bedroom flats for about ₹40,000 to ₹70,000 and premium four bedroom flats for about ₹70,000 to ₹1.2 lakh. That works out to gross yields of around 3 to 4 percent a year on new purchases, slightly higher than Gachibowli because prices are lower while rents are similar. Furnished flats near Kothaguda and the HITEC City side rent fastest. Net yield after maintenance, vacancy and property tax is lower, so model it before you buy.

Which sub-registrar office handles Kondapur property registration?

Kondapur properties are generally registered at the jurisdictional sub-registrar office on the Serilingampally side, determined by the survey number and village of the land under the project. Your sale deed or agreement will specify it. Stamp duty, transfer duty and registration fees together come to roughly 6 percent of market value, but rates and guideline values change, so verify them on the Telangana registration portal and at the SRO on the day. You can also book registration slots online. We coordinate the slot, documents and challans for clients.

How much UDS should a Kondapur flat have?

UDS, or undivided share of land, depends on the project's land area and the number of flats. In mid-rise Kondapur projects a three bedroom flat may carry roughly 40 to 70 sq yd of UDS, while in tall high-rise towers the figure can be 25 to 45 sq yd. Neither is wrong, but higher UDS supports long-term value and gives you a stronger position if the building is redeveloped decades from now, which is already happening to older buildings in Kondapur's colonies. Always ensure the UDS is stated in square yards in your registered sale deed.

Can an NRI buy a flat in Kondapur remotely?

Yes. NRIs and OCIs can buy residential flats in Kondapur under FEMA without special permission, paying through NRE, NRO or FCNR accounts or by inward remittance. If you cannot travel, execute a specific power of attorney abroad, have it attested at the Indian consulate or apostilled, and get it adjudicated in Telangana before use. We can run live video site visits, verify documents and coordinate registration through your attorney. Rent goes to an NRO account. Resale by an NRI attracts higher TDS, so consult a chartered accountant on your tax position.