Market summary for Central Hyderabad:
- Average Price per Sq.ft: Rose from ₹5,621 in Q1 to ₹6,233 in April 2025.
- Median Price per Sq.ft: Increased from ₹5,250 to ₹5,785.
- Transaction Volume: Dropped from 95 in Q1 to just 23 in April.
- Developer vs. Resale: Resale remains dominant (78%+ of activity), though volume is low overall.
Shows a clear rise in both average and median prices per sq.ft., indicating that pricing remains strong despite low volume.
Reinforces Central Hyderabad’s resale dominance, with 85% of Q1 transactions in the resale segment.
Introduction
Central Hyderabad—anchored by localities like Banjara Hills, Somajiguda, and Himayatnagar—remains a limited-supply, resale-driven market catering primarily to legacy homeowners, institutional buyers, and premium-segment end users. While transaction volumes remain low, pricing strength persists, making it a relevant benchmark zone in the city’s overall housing fabric.
Micro-markets covered in this analysis include: Banjara Hills, Somajiguda, Himayatnagar, Abids, Basheerbagh, Lakdikapul, and surrounding central urban pockets.
Pricing Dynamics
Infrastructure & Legacy Context
- Central Hyderabad is not driven by new infrastructure but by heritage appeal, institutional access, and proximity to commercial hubs.
- Redevelopment and resale of existing buildings define most of the housing churn.
- Parking, maintenance, and old bylaws limit new high-rise construction.
Pricing Movement
- Average Price per Sq.ft: Rose from ₹5,621 in Q1 to ₹6,233 in April 2025.
- Median Price per Sq.ft: Increased from ₹5,250 to ₹5,785.
Despite a sharp drop in transaction volume, pricing continues to reflect the premium character of this zone, likely propped up by limited availability and legacy valuations.
Transaction Volume Analysis
- Total transactions fell from 95 in Q1 to just 23 in April, underlining the slow movement of inventory.
- This reflects a typical central zone dynamic: high holding power, lower liquidity, and niche demand rather than broad market momentum.
Developer Sales vs. Resale Trends
- Developer Sales: Dropped from 14 in Q1 to just 5 in April.
- Resale Transactions: Declined from 81 to 18.
With over 75% of the activity concentrated in resale, Central Hyderabad continues to operate as a premium legacy district rather than an evolving housing corridor.
Market Insights and Buyer Recommendations
Price Band Highlights Across Micro-Markets
| Locality | Typical Price Band (₹/Sq.ft) | Market Character |
| Banjara Hills | ₹6,500 – ₹10,000 | Premium, Legacy, Resale-Heavy |
| Somajiguda | ₹5,500 – ₹7,500 | Mid-Premium, Limited Inventory |
| Himayatnagar | ₹4,800 – ₹6,500 | Institutional, Quiet End-User |
| Abids | ₹4,000 – ₹5,200 | Older Stock, Commercial Adjacency |
| Basheerbagh | ₹4,500 – ₹6,000 | Low Liquidity, High Land Value |
These prices reflect limited supply rather than fresh demand drivers.
Who’s This Market Ideal For?
- Legacy homeowners and institutional investors seeking prestige or long-held family assets.
- Buyers seeking arterial-city proximity with strong resale character.
- Low-liquidity investors focused on appreciation rather than rental yield or transaction turnover.
Final Word
Central Hyderabad may not compete on scale or velocity—but its importance lies in representing the city’s premium heritage housing belt. As volumes decline and pricing rises, this zone continues to be shaped by exclusivity, low churn, and generational investment. It’s a space for discerning buyers—not transactional ones.
Data Source: Transaction and registration insights derived from publicly available datasets, including Telangana Registration Department and TS-RERA records, with transactional data access supported by Zapkey.
