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Hyderabad, Master plan, Real estate

Hyderabad is a great place to live and buy a property! Thanks to the ardently favourable political, economic, socio-cultural, technological, legal and environmental factors. With these overarching factors beautifully in order, the ‘best place to buy an apartment in Hyderabad’ simply becomes a home buyers’ prerogative.

In this article we shall begin with the question of ‘why Hyderabad’ followed by exploring these ‘five areas/zones’ in Hyderabad, their pricing (w.r.t apartments only), and the specific localities you can search. 

This intent of this article is to help you choose the ‘best place in Hyderabad’ depending solely upon your needs, preferences and budgetary considerations. Let us all understand one simple thing: No one knows about your priorities, your finances and your aspirations better than you! 

In fact, what you (as a home buyer) ‘seek’ out of owning an apartment is all that matters! Your choice could sway anywhere between living in an uber-modern locality, with fast shrinking land parcels, or you could prefer to live in solitude or tranquillity, or even in the lap of blissful nature. Regardless of where you choose to be or buy your apartment, you couldn’t go wrong because, end of the day, it’s all about YOU!

This said, there is nothing called the ‘best place(s)’ to buy an apartment in Hyderabad, or, for that matter anywhere else in the country, since the yardstick of ‘best’ is very family or person-specific. 

For instance, if someone wants everlasting greenery, a place that is increasingly becoming a concrete jungle may not be the right choice. Conversely, for someone looking to be in the thick of modern and concrete surroundings, an abode next to job, shopping and entertainment hubs makes perfect sense! 

The good news is that the city of Hyderabad offers a diverse range of areas that satisfy varying home buyer needs, pricing and preferences. The city, basis the ‘Greater Hyderabad Municipal Corporation’ (GHMC) classification, has been segregated into five areas/zones viz. North, South, Central, East and West Hyderabad

Hence, the best area in Hyderabad is the one that makes sense to you!

Why buy an apartment at Hyderabad in the first place?

Before we begin our search for the right areas in Hyderabad, let us see why Hyderabad is a promising city to own a home. 

One big reason is that the city of Hyderabad simply stands out as a preferred place to live, work and even do business in. 

Factors that play in favour of Hyderabad comprise: high literacy rates, ease of doing business, good number of domestic households, a high Gross State Domestic Product (10% basis 2016-17 stats.), a respectable per capita income (INR 1.58 lacs basis 2016-17 figures), a good civic administration by ‘Greater Hyderabad Municipal Corporation’, and a healthy population density (18k people per square kilometre)

Besides these, the socio-economic momentum in Hyderabad is reasonable high along with a high number of population in the 20-40 year old bracket who are employable, 4th highest retails sales (as per Knight Frank, 2016), Hyderabad being the base for many giant global and domestic firms, and the ongoing inflow of Foreign Direct Investments into the city. 

For more information on ‘why Hyderabad’, please visit our blog- https://avisunproperties.com/is-it-worth-buying-an-apartment-or-property-in-hyderabad/

North, South, Central, East and West Hyderabad: Localities and their outlook

North Zone of Hyderabad

The North Zone of Hyderabad as per GHMC classification comprises of areas like Yapral, Defence colony, Jeedimetla Industrial Zone, Quthbullapur, Malkajgiri, Alwal, Macha Bollarum, and areas adjoining Sainikpuri. A major chuck of this area falls under the Secunderabad cantonment division comprising localities like Trimulgherry, Ammuguda, Marredpally, Mettuguda, Seethaphalmandi, Boudha Nagar, Chilkalguda, Padmarao Nagar, Bansilalpet, Ramgopalpet, Begumpet, Marredpally, Addagutta

This is 17% of the total area of GHMC. The area is a preferred location due to the presence of Secunderabad cantonment spread over 40 square kilometers of lush green cover. This is virtually the lung of the twin city of Secunderabad breathing an abundant supply of fresh oxygen in the nearby localities, courtesy the thick cover of trees and shrubs. 

The vast natural greenery shall remain untouched and undisturbed in the North zone due to this undulating green cover. The area connects to the ECIL and A.S.Rao Nagar, and adjoining colonies which have grown due to the ever-increasing population that flocks to this naturally preferred habitat. 

Sainikpuri Post Office alone accommodates more than two dozen colonies in its jurisdiction. The roads in this area are well connected to Moula Ali, NFC, Nagaram, Damaiguda, Keesara, Ghatkesar and Uppal. The Outer Ring Road (Nehru ORR) is well-connected making commute to South, East, West zone, as well as the airport a pleasurable one. 

Similarly, the Northern zone of Hyderabad is also witnessing tremendous growth because of being a natural and preferred habitat for a comfortable, tranquil living. Adjoining the North zone of Hyderabad, the Secunderabad cantonment in the second largest cantonment board in India with a massive area of approximately 40 square kilometers in its purview.  With connectivity improvements and initiatives like ORR (Outer Ring Road), areas like North zone of Hyderabad are pegged to be preferred residential destinations, especially, for those seeking tranquil environments and bigger homes. On the cost front as well North zone of Hyderabad works out more economical compared to the West zone; For instance, a 3bhk apartment admeasuring 1400-1500 sft in North zone of Hyderabad can be bought at lesser price (30%-40% cheaper) as compared to the West zone of Hyderabad. 

This means that an INR 1.2 Crore apartment near Gachibowli or Tellapur would cost about INR 65-75 lakhs in the North zone of Hyderabad (in and around Trimulghery, Sainikpuri, Yapral, Kowkur, Maredpally, Bowenpally, Hakimpet, Bolarum, Ammuguda).

Indicative Price of apartments – North Zone
Locality Price range per sft Average price per sft
Sainikpuri INR 2300 to 6400 INR 5500
Yapral INR 2500 to 5100 INR 4700
Malkajgiri INR 2200 to 5600 INR 5400
Alwal INR 2200 to 5300 INR 4900

 

The overall gentry around the area is a mix of government as well as private sector employees, both serving and retired.

The prices above are indicative of the fact that North Zone remains an affordable as well as a preferred destination with a relatively much higher water table, lush green environs, and an evolving social-infrastructure.

 

South Zone of Hyderabad

The South zone accounts for 28% of area of GHMC, and is a thickly populated areas of Hyderabad old city and beyond. It also comprises of areas and markets in and around Shamshabad Airport, Budvel, Attapur, and some of these areas have sizeable chuck of land bank for IT hubs and Industrial developments

The South zone comprises of areas like Moosarambagh, Saidabad, Saroornagar, Barkas, Moghalpura, Chaderghat, Falaknuma, Zoo Park, Puranapul, Begum Bazaar, Shali Banda, Rajendra Nagar. 

Indicative Price of apartments – South Zone
Locality Price range per sft Average price per sft
Saidabad INR 3000 to 5900 INR 5300
Rajendra Nagar INR 4000 to 8000 INR 7100
Attapur INR 4300 to 8200 INR 6100

 

Central Zone of Hyderabad

Central zone comprises of 34% of area of GHMC comprising Khairatabad, Somajiguda, Mehdipatnam, and is home to many private sector and commercial offices along with Sanathnagar and Erragadda Industral Estates.

The Central zone also consists of under Golkonda, Military area, Hakimpet, Mehdipatnam, Langer house, Esamia Bazaar, Agapura, Gun Foundry, Amberpet, Kachiguda, Himayathnagar, Bholakpur, Nallakunta, Jubilee hills, Banjara hills, Yousufguda, Sanathnagar, Khairatabad. 

The area is widespread, however, the localities in and around Jubilee Hills are closer to the West Zone, the IT hub of Hyderabad, and are considered to be the posh and more expensive areas of Hyderabad.

Indicative Price of apartments – Central Zone
Locality Price range per sft Average price per sft
Mehdipatnam INR 1750 to 7000 INR 6300
Somajiguda INR 4000 to 12000 INR 10200
Sanath Nagar INR 5000 to 10000 INR 8700
Nallakunta INR 3000 to 6400 INR 6100
Banjara Hills INR 7500 to 58000 INR 27000
Jubilee Hills INR 4000 to 15400 INR 12800

 

West Zone of Hyderabad

West zone of GHMC Hyderabad comprises of 10% of the total area, and includes the existing IT hub in and around HITEC city, Gachiibowli, Madhapur, Manikonda and adjoining micro-markets. 

Being a major employment hub, the areas in and around including Kukatpally are witnessing exponential real estate activities. Some of the prominent localities in this area are Serilingampally, Nallagandla, Nanakramguda, Kondapur, Hafeezpet, Chanda Nagar, Rama Chandra Puram, Patancheruvu, KPBH colony, Moosapet, Mothinagar, Fathe Nagar, Old Bowenpally, Kukatpally, Vivekananda Nagar Colony, Hydernagar among others.

This is the most happening area so far as employment hubs in the IT and ITeS sectors are concerned, hence, people flock to this area to ease their commute to their place of work, and to avail of the excellent social infrastructure.

Indicative Price of apartments – West Zone
Locality Price range per sft Average price per sft
Nallagandla INR 3500 to 8600 INR 7900
Madhapur INR 3000 to 13900 INR 9400
Nanakramguda INR 5000 to 11400 INR 9500
Kondapur INR 2900 to 12800 INR 11200
Chandanagar INR 2500 to 10000 INR 5900
Kukatpally INR 2000 to 65000 INR 8500

 

East Zone of Hyderabad

East zone includes 11% of the area of GHMC comprising Uppal, Tarnaka, L.B. Nagar, Pocharam which is again a preferred residential hub. Companies like Infosys located in Pocharam are fuelling growth in the residential sector. 

The IT sector is also not just being concentrated in only West zone, because the professional talent (high skilled people/workers) are spread across the city, and are not concentrated around Gachibowli area (West Zone) alone. 

The localities in East zone include Cherlapalli, Mallapur, Nacharam, Uppal, Habsiguda, Ramanthapur, Kothapet, Mansoorabad, Hayathnagar, Vansathalipuram, Karmanghat, Champapet, Saroornagar, Rama Krishna Puram, Gaddiannaram and P&T Colony.

This area has developed with an excellent social infrastructure, and is one of the more affordable areas as compared to Central and West zone. With job hubs coming up, this area will further fuel growth in the residential sector.

 

Indicative Price of apartments – East Zone
Locality Price range per sft Average price per sft
Cherlapalli INR 3000 to 4400 INR 4130
Mallapur INR 2100 to 5900 INR 4900
Nacharam INR 1800 to 7500 INR 6200
Uppal INR 2500 to 6700 INR 5600
Vanasthalipuram INR 4500 to 5300 INR 4800
Karmanghat INR 4100 to 6200 INR 4800

 

Choose the locality that suits you best!

Besides the place, the neighbourhood, and preferences, one normally considers factors like social infrastructure, road connectivity, ground water levels, over all serenity (peacefulness) of the area before buying an apartment. 

Proximity to shops & markets, public transport, availability of cabs/Auto-rickshaws, presence of educational institutions, police station, civic amenities and healthcare facilities are important considerations.

Fortunately, all the five zones score high on most of these factors in Hyderabad. The areas that score even higher on the tranquillity and are relatively pollution-free environment is those located in the North zone, especially areas adjoining Trimulgherry, Yapral/Sainikpuri, Lothkunta, Risala Bazaar right upto A.S.Rao Nagar and ECIL.  

Although there was a time, about 2 decades ago, when even Banjara hills, and Jubilee hills were very peaceful and posh areas to live, however, these places are getting increasingly crowded due to the attraction of being closer to Gachibowli, Madhapur, HITECH city belt. In these areas a majority of houses are dependent on water tankers for supply of water. Yet, they are continuing to be preferred locations due to the modern amenities, and being the preferred choice for the wealthy, the rich and the famous.

Locations like Kompally, Dullapally, Jeediletla, Suchitra, Kajularam, and Balanagar are also being preferred, and the constraints like high fluoride content in the ground water are being dealt with the use of R.O systems.

The areas in and around Shamshabad airport are also preferred for the connectivity to Madhapur, Gachibowli and financial district.

In the west zone, the areas preferred are Manikonda, Gachibowli, Kondapur, Hitech city, Miyapur, Nanakramguda, Nallagandla, Bachupally, Tellapur, Kukatpally depending on your choices, preferences and budget.

Conclusion

The purpose of discussing the zones of Hyderabad is to help the home buyer develop the right perspective to be able to explore all the areas in Hyderabad with an open mind. 

What is notable about Hyderabad is that the Social infrastructure in and around Hyderabad is well developed, the micro-markets in each area is self-sufficient, and all the areas are good to own a home. 

Besides, there is nothing called the ‘best place’ to buy an apartment in Hyderabad, and the choice of area depends upon what one seeks. Some want a home for self-occupancy with a set of requirements, other may want it for rental income, and some others may seek capital appreciation. 

Life goals differ, and the area or location we choose to buy an apartment needs to be a logical as well as emotional decision. We need not be swayed or influenced overmuch by advices that do not resonate with us. 

So, depending upon what you seek, you can choose from a diverse range of areas across Hyderabad.

To quote David Gemmell: Trust your instincts, and make judgements on what your heart tells you. The heart will not betray you.

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