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In detail.
Hyderabad spent the better part of 2024 and 2025 being the loudest market in the country — record absorption, record launches, and a builder rush into the western corridors. Q2 2026 is the first quarter where the noise is quieter and the numbers tell a more honest story. This is what we are seeing across the Brickplot dataset for Hyderabad in the April–June 2026 window.
The headline: prices have stopped climbing in three of the four big corridors
Across the projects we track in Hyderabad, base prices in the western belt — Kokapet, Narsingi, Financial District — have been effectively flat for two consecutive quarters. Asking prices on under-construction inventory in Kokapet are clustering at ₹11,500–₹14,000 per sq ft, with a handful of premium towers pushing ₹16,000+. That is the same band we recorded in Q4 2025. Narsingi sits a notch below at ₹9,500–₹12,500 per sq ft. Tellapur is the only western micro-market still showing genuine quarter-over-quarter movement, up roughly 4–6% to ₹8,500–₹10,500 per sq ft.
The northern corridor — Kompally, Bachupally, Nizampet — continues to be where the value-buyer action is. ₹6,200–₹8,500 per sq ft for a 3 BHK in a credible project, with much shorter handover risk than the high-rise western towers. Eastern Pocharam–Ghatkesar is still the cheapest organised market at ₹4,800–₹6,500 per sq ft, but inventory quality is uneven.
New launch volume has cooled — and that is a healthy signal
Q2 2026 launch count in greater Hyderabad is tracking roughly 30–35% lower than the Q2 2024 peak in the Brickplot dataset. Builders are clearing existing inventory before announcing new towers, especially in Kokapet and Gachibowli, where the under-construction overhang from the 2023–24 launches is still being absorbed.
What is being launched now skews toward two ends:
- Premium 3 and 4 BHK in established western pockets — fewer units per tower, larger carpet areas (1,800–2,800 sq ft), priced at a clear premium to the existing inventory of the same builder
- Mid-segment 2 and 3 BHK in northern Kompally, Bachupally, and the ORR-adjacent stretches of Shamshabad — where end-user demand is real and rental yields actually pencil out
Verdict distribution: what the scores look like
Across the Hyderabad projects we have scored under the Brickplot 11-axis formula, the verdict spread for Q2 2026 is roughly:
| Verdict | Share of scored Hyderabad projects |
|---|---|
| Buy | ~14% |
| Wait | ~52% |
| Avoid | ~34% |
The high Wait share is not Hyderabad-specific — it tracks our national average. What is Hyderabad-specific is the elevated Avoid share in the western premium band, driven mostly by hard-cap failures on construction status (delayed handovers from launches dated 2021–22) and pricing axis (asking prices above what comparable resale inventory in the same micro-market is actually transacting at). When the resale and primary markets diverge by more than 12–15%, the pricing axis caps the score.
RERA and what to verify before booking
TS-RERA (now operating under the rera.telangana.gov.in portal) has tightened quarterly progress reporting since late 2025. Before booking any under-construction unit in Hyderabad in Q2 2026, do these three things:
- Pull the project's quarterly progress report from the RERA portal — not the builder's brochure. Compare the percentage-complete claim against the most recent site photos
- Check the extension history. One extension is normal. Two extensions on a project under five years old is a yellow flag. Three is a hard avoid until you see the actual site
- Verify the land title chain. Hyderabad has unusually high incidence of land disputes around HUDA-acquired pockets in the western corridors. Insist on a 30-year title search from an independent advocate, not the builder's panel
One actionable tip for the rest of Q2
If you are buying in Hyderabad in the next 90 days and your shortlist includes any premium tower in Kokapet, Gachibowli, or Financial District — get at least one quote on resale inventory in the same project or the immediately adjacent tower. The primary–resale gap in this band is the single biggest negotiating lever you have right now, and most buyers don't use it because builder marketing keeps them inside the primary funnel.
Check the Brickplot score for projects in Kokapet, Narsingi, Tellapur, and Kompally before you sign anything → Search for the project name on brickplot.com to see the 11-axis breakdown, hard-cap status, and verdict.
Statistics in this post are derived from the Brickplot dataset of scored Hyderabad projects as of April 2026. Price ranges are typical asking-price bands and will not match every individual project.