Tellapur – May 2025 Micro-Market Deep Dive

Market Snapshot & Opening Insight Block

Tellapur – May 2025 Micro-Market Deep Dive

Transitioning from Rapid Growth to a Balanced Resale-Primary Mix

Strategically located between Gachibowli and the emerging zones of Kollur and Velimela, Tellapur has matured into one of West Hyderabad’s most active residential corridors.

From January to May 2025, the micro-market recorded a significant volume of transactions, reflecting both sustained end-user absorption and a renewed developer presence. Unlike earlier periods dominated by resale alone, recent data shows a more balanced composition, with approximately 62% of transactions involving developer sales and 38% from the resale market.

Average prices remained within a relatively stable band, generally ranging between ₹5,700–₹6,300 per sq.ft, while median pricing trended slightly lower, highlighting Tellapur’s dual character: a mix of mid-segment resale options and premium new inventories nearing handover.

Typical unit sizes remained consistent around 1,600–1,700 sq.ft, reinforcing the locality’s preference for 3 BHK configurations suited to families seeking scale and proximity to job hubs.

✅ Indicative Market Benchmarks (Q1–May 2025)

Price Trends & Interpretation

Between January and May 2025, Tellapur’s pricing trajectory reflected a steady, mid-segment market with selective premium movement.

Average per sq.ft prices hovered between ₹5,700 and ₹6,300, while median prices maintained a slightly lower and more stable range around ₹5,400–₹5,900.

This spread underscores the locality’s mixed inventory—resale transactions in mature gated communities setting the floor, while developer-led sales of newer premium units gradually pulled averages higher.

🔍 Month-wise Directional Insights:

✅ January–February 2025:
Average and median prices were closely aligned, reflecting sustained resale absorption in established 3 BHK towers and mid-segment layouts.

✅ March 2025:
A slight increase in average pricing was observed, driven by the registration of select premium units approaching possession.

✅ April–May 2025:
Volumes picked up as financial year-end decisions closed and new phase launches registered sales, leading to moderate price firming at the higher end of the range.

Overall, Tellapur’s price evolution signals a maturing market with balanced dynamics:

✅ Predictable Resale Pricing:
End-users continue to anchor price expectations in older communities, ensuring median values remain steady.

✅ Premium Layering Effect:
A limited pipeline of premium handovers and developer registrations has created modest upward pressure on averages without destabilizing the resale base.

✅ Growing Buyer Confidence:
Month-on-month activity indicates renewed optimism, especially among upgraders and second-home buyers seeking better amenities and connectivity.

Key Takeaway:
For prospective buyers, Tellapur offers predictable mid-segment pricing with selective premium opportunities, making it a compelling option for families seeking clarity and future upside.

Average vs Median Price – What It Tells Us About Buyer Behavior

Across the first five months of 2025, Tellapur’s average and median prices moved within a fairly predictable band, with only modest divergence.

This relationship reveals important patterns about buyer sentiment and pricing discipline:

✅ Mid-Segment Consistency
While newer developer registrations nudged the averages higher, the median price remained anchored by steady resale absorption, showing that most transactions still occur in the ₹5,400–₹5,900/sq.ft range.

✅ Selective Premium Uptake
The spread between average and median widened modestly in March–April, when several premium 3 BHK and 3.5 BHK registrations in branded communities entered the records. However, these transactions did not substantially distort the broader price expectations.

✅ End-User Driven Negotiation
Because resale supply remained active—especially in mature gated communities—negotiation zones were clear, and buyers could benchmark against established reference points rather than developer-driven escalation.

✅ Limited Investor Overhang
Compared to high-speculation corridors like Kokapet, Tellapur shows less evidence of pricing spikes driven by investors or bulk transactions, reinforcing its end-user orientation.

The alignment between average and median prices demonstrates a healthy, stable market where pricing is determined by actual livability and functional value.
For buyers, this means fewer surprises during negotiation and less volatility from quarter to quarter.

Resale vs Developer Share – What’s Shifting in Tellapur?

Unlike earlier cycles when Tellapur was overwhelmingly a resale-driven micro-market, the first five months of 2025 saw a clear shift toward a more balanced transaction profile.

Approximately 62% of all registrations came from developer sales, while 38% were resale transactions—signalling renewed confidence in branded project phases approaching handover.

🔍 Key Signals:

✅ Developer Sales Resurgence
With projects like My Home Tridasa and select mid-scale gated communities progressing toward possession, more buyers opted for new units registered directly with developers.

✅ Resale Activity Remains Strong
A substantial share of transactions continued in resale listings—especially in mature communities where possession timelines and maintenance standards are already established.

✅ End-User Priority
Even within developer sales, most buyers were end-users purchasing for near-term occupation rather than speculative flipping.

✅ Limited Speculation
While investor interest remains present, the majority of transactions showed pricing discipline and realistic budgets, reflecting Tellapur’s reputation as a functional family destination.

This evolving mix of sales signals Tellapur’s transition into a balanced mid-segment corridor, where resale and new developer supply co-exist.
For buyers, this creates more choice—whether securing ready-to-move homes or booking units nearing handover within branded communities.

Configuration Trends – What Are Buyers Choosing?

Tellapur’s configuration mix from January to May 2025 highlights consistent end-user priorities, anchored in practical 3 BHK formats with measured demand for larger configurations among upgrade buyers.

While compact 2 BHKs recorded some transactions—mostly in older or budget communities—mid-sized and premium 3 BHK layouts remained the dominant preference.

🔍 Key Observations:

✅ 3 BHK Dominance
The majority of transactions occurred in 3 BHK units, typically sized 1,500–1,700 sq.ft, reinforcing the market’s focus on layouts that balance affordability with liveability.

✅ Growing Interest in Larger Formats
A steady volume of registrations involved 3.5–4 BHK configurations, reflecting maturing buyer aspirations and the draw of spacious floor plans in premium gated communities.

✅ Limited Compact Inventory
2 BHK and smaller formats accounted for a modest share of transactions, often tied to earlier-phase developments and standalone mid-rise buildings.

✅ Upgrade Orientation
Many buyers moving within the micro-market chose larger units within the same or adjacent communities, suggesting that Tellapur is now a destination for both first-time owners and second-time upgraders.

Interpretation:
Overall, Tellapur’s configuration trends highlight a family-first housing market, where practical 3 BHK layouts form the core, but there is also a steady appetite for premium 3.5–4 BHKs among buyers seeking long-term flexibility.

Top Projects by Transaction Volume – Tellapur (Q1–May 2025)

While Tellapur offers a wide mix of gated communities and standalone towers, a handful of branded developments anchored the majority of registrations during this period.

These projects illustrate the locality’s evolution into a mature, mid-segment destination, where both resale and nearing-possession developer inventory attracted consistent demand.

📊 Indicative Projects & Configurations

✅ 3 BHK units formed the bulk of transactions, especially in projects approaching handover.

✅ Premium 3.5–4 BHK formats saw steady absorption, reflecting demand from upgraders and NRIs seeking larger footprints.

✅ Price bands remained within a consistent range, giving buyers predictable reference points for negotiations.

Top Developers (by Cumulative Sales)

During the first five months of 2025, Tellapur’s transaction volume was anchored by a core group of established developers, whose projects accounted for a significant share of both resale and nearing-possession sales.

These developers have built strong reputations in West Hyderabad for delivery consistency, project scale, and community management, all of which continue to drive buyer confidence.

✅ Key Names Driving Transaction Volumes:

• My Home Group
  • Consistently led the market through My Home Tridasa’s strong sales momentum.
• Aliens Group
  • Maintained visibility through steady absorption in Aliens Space Station 1.
• Ramky Estates
  • Continued to record sales in Ramky One Orbit and earlier phases.
• Hallmark Builders
  • Gained traction with premium registrations in Hallmark Skyrena.
• Vision Infra
  • Attracted end-user interest in larger 3 & 4 BHK configurations in Vision Arsha.

✅ For buyers, these developers represent a combination of reliable track record and product diversity, catering to both mid-segment and upgrade aspirations.

✅ For investors, the presence of phased inventory in larger projects ensures better rental fallback and resale liquidity.

Unit Size Evolution (by Month) – Tellapur

Between January and May 2025, Tellapur’s average unit sizes varied more widely than many adjacent markets, reflecting a mix of resale transactions in older larger-format units and newer mid-sized 3 BHKs.

While the early part of the year showed higher averages driven by premium registrations, the overall trend settled toward more practical mid-segment configurations.

📊 Month-wise Indicative Trends:

✅ The Q1 spike in average sizes was primarily due to select high-ticket registrations in villas and large 4 BHK units, which were less frequent in subsequent months.

✅ From April onward, transaction sizes normalized around 1,800 sq.ft, aligning with 3 BHK demand among salaried buyers and second-time homeowners.

✅ This pattern confirms Tellapur’s dual character: premium options are present, but the bulk of demand centers on mid-sized configurations.

Unit Size Trends – What’s Changing Month to Month?

Tellapur’s monthly transaction data shows healthy absorption across a range of unit sizes, but a clear preference for mid-segment formats between 1,200–1,800 sq.ft.

The variability early in the year gradually gave way to more consistent buying patterns by May.

🔍 Key Observations:

✅ 1,200–1,800 sq.ft Units Dominate
These units—typically 2.5 and 3 BHK configurations—accounted for the majority of transactions in April and May, underscoring practical, family-oriented preferences.

✅ Large-Format Demand Remained Steady
Units above 2,000 sq.ft, often 4 BHKs or premium floor plans, recorded select but regular absorption, indicating stable upgrade interest despite higher ticket sizes.

✅ Limited Compact Activity
Units under 1,200 sq.ft showed modest traction, largely in older developments or standalone low-rise communities.

✅ Stabilization in Later Months
By May, transaction activity converged around mid-sized formats, suggesting a return to predictable patterns after early outlier registrations.

This evolving unit size mix reinforces Tellapur’s dual profile:

• A functional mid-segment hub catering to families prioritizing livability.
• A selective premium market for buyers willing to invest in larger footprints within branded gated communities.

Transaction Activity – Month-on-Month Shift

Tellapur’s registration patterns from January to May 2025 show a steady build-up in buyer activity, transitioning from a moderate Q1 to stronger engagement in April and May.

This trend reflects a combination of year-end financial decisions, nearing handovers, and renewed confidence among upgrade buyers.

🔍 Key Observations:

✅ Q1 2025:
Registrations were consistent but moderate, as buyers focused on resale units in established communities. Developer-led transactions were limited to a few large projects nearing delivery.

✅ April 2025:
A measured uptick in activity occurred, with more registrations in premium formats and select developer inventories approaching possession.

✅ May 2025:
Transaction volumes reached their highest point for the period, driven by a mix of end-user purchases in resale stock and final-phase developer sales.

✅ Sustained Demand:
Unlike some adjacent corridors where activity fluctuated sharply, Tellapur’s momentum built progressively, suggesting growing buyer comfort with pricing and supply conditions.

This pattern demonstrates Tellapur’s evolution into a balanced, end-user-oriented market, where demand is shaped less by speculative launches and more by clear project delivery timelines and established livability.

Affordability Snapshot – Where Tellapur Buyers Are Spending

Transaction patterns in Tellapur from January to May 2025 reveal a clear mid-segment affordability profile, complemented by selective premium transactions in large branded communities.

🔍 Key Insights:

✅ ₹1–1.5 Crore Segment Leads
This range accounted for the largest share of registrations, reflecting robust demand for mid-sized 3 BHK apartments in both resale and nearing-completion inventory.

✅ ₹1.5–2 Crore Emerging as the Next Tier
Transactions in this bracket were driven by premium configurations in projects such as My Home Tridasa, Hallmark Skyrena, and Ramky One Orbit.

✅ Limited Sub-₹80 Lakh Activity
Entry-level price bands saw lower volume, largely due to constrained supply of compact units rather than absence of demand.

✅ Budget Stretching for Branded Projects
A noticeable share of buyers demonstrated willingness to stretch budgets slightly above ₹1.5 Crore, especially for better amenities and proximity to ORR.

Tellapur’s affordability curve underscores its dual identity:

• A value-conscious mid-segment hub catering to salaried professionals and end-users.
• An aspirational upgrade market, where families move into larger gated formats as incomes and confidence grow.

As infrastructure investments (MMTS expansion, road upgrades) advance, the ₹1–1.5 Crore bracket is likely to remain the core, with gradual upward migration into premium ranges.

Rental Trends & Yield Outlook – Tellapur (as of May 2025)

Tellapur’s maturing residential footprint has steadily attracted long-term tenants, particularly professionals working in Gachibowli, Financial District, and emerging IT hubs near BHEL and Velimela.

While rents remain competitive compared to Kokapet or Nallagandla, yields have gradually firmed up, driven by limited new handovers and consistent end-user demand.

Rental Range for Key Configurations:

Source: Aggregated listings on NoBroker, MagicBricks, and 99acres (May 2025).

📊 Estimated Rental Yields – Tellapur

• 3 BHK Units: ~2.8% to 3.4%
• Larger 4 BHK Units: ~2.5% to 2.9%
• Compact 2 BHK Units: ~3.0% to 3.3%

🧭 Rental Outlook

Rents are expected to remain stable to moderately positive over the next 12–18 months, supported by:

✅ Steady leasing demand from IT professionals relocating from Nallagandla and Lingampally.
✅ Limited fresh completions, keeping vacancy rates contained.
✅ Improving transport access, especially as MMTS Phase II and connector roads progress.

Tellapur’s rental ecosystem has evolved into a reliable fallback for owners, with yields attractive enough for long-term investors but stable enough for end-users to see predictable appreciation.

Rental Yield & Price Trend Correlation – Key Insight

A closer look at Tellapur’s active projects shows a clear relationship between sale price levels and achievable rental yields.

While premium units in branded communities command higher ticket sizes, mid-segment 3 BHK formats remain the most balanced in terms of yield visibility and liquidity.

🔍 Observations:

✅ Mid-Segment Sweet Spot
Projects priced around ₹5,500–₹6,200 per sq.ft and ticket sizes in the ₹1–1.3 Crore range are consistently delivering yields between 3.0–3.4%, driven by strong tenant absorption.

✅ Premium Compression
Higher-end configurations—particularly 4 BHK units above ₹1.75 Crore—achieve respectable rents but yield margins soften to ~2.5–2.8%, reflecting their positioning as primary residences rather than yield-driven investments.

✅ Liquidity Advantage
Mid-scale gated communities with predictable handovers have faster leasing turnaround, making them appealing to buyers planning a mix of self-use and rental fallback.

✅ Tenant Preference for Branded Maintenance
Units in larger communities with professional facility management are seeing fewer vacancy gaps, slightly improving rental stability over time.

Interpretation:
For prospective buyers considering Tellapur, this correlation reinforces the value of mid-segment 3 BHK inventory as a hybrid option—balancing capital appreciation, rental fallback, and long-term end-use flexibility.

Risks & Considerations for Buyers – Tellapur

While Tellapur offers one of West Hyderabad’s most balanced mid-segment propositions, certain structural and operational considerations can influence long-term buyer satisfaction and returns.

🟡 Key Considerations:

1️⃣ Internal Road & Civic Infrastructure
Although arterial roads and ORR access are strong, internal lanes in some sectors remain underdeveloped, with uneven surfaces, encroachments, and limited stormwater capacity.
Monsoon months often highlight drainage challenges near denser clusters.

2️⃣ Water Supply Reliability
Like many ORR-facing micro-markets, several communities remain dependent on private tankers, especially in summer or during the first occupancy phase.
Buyers should confirm borewell capacity, municipal pipeline timelines, and STP usage for landscaping reuse.

3️⃣ Construction Density & Visual Clutter
In pockets along Tellapur Main Road and BHEL Crossroad, dense high-rise launches, unregulated signage, and overhead cabling create visual congestion, potentially affecting resale value for units facing main corridors.

4️⃣ Limited Social Infrastructure
While schools, retail, and healthcare facilities are improving, Tellapur still trails Nallagandla and Kokapet in ready access to high-street retail, premium grocery, and healthcare services.

5️⃣ Possession Delays in Mid-Tier Projects
Some mid-scale developments have experienced stretched handover timelines, with RERA dates extending into 2026–2027.
Careful diligence on delivery track record is essential.

🔍 Recommendation

Prospective buyers in Tellapur should prioritize:

✅ Developers with proven RERA compliance and steady construction progress.
✅ Gated communities with robust in-house water management solutions.
✅ Locations closer to arterial roads and upcoming MMTS connectivity for long-term appreciation.
✅ Projects with active RWAs and established facility management teams, reducing early-stage operational friction.

Tellapur’s fundamentals remain solid, but due diligence on infrastructure realities and possession timelines is key to ensuring that value is realized without future compromise.

Supply Snapshot – What’s in the Pipeline?

Tellapur’s upcoming supply pipeline reflects its transition from a predominantly resale zone to a more diversified corridor, where large developers are preparing new phases and mid-scale gated communities are entering final launch cycles.

🔍 Key Supply Dynamics:

✅ Mid-Scale Gated Communities Dominate
Most upcoming inventory falls within 300–600 unit developments, balancing scale with liveability and retaining price discipline.

✅ Phased Inventory Releases
Developers increasingly prefer tower-wise RERA filings, allowing them to control launch velocity and pricing while giving buyers flexibility in choosing handover timelines.

✅ 3 BHK as the New Standard
Across active and planned projects, 3 BHK configurations continue to dominate, with occasional 3.5–4 BHK options catering to upgrade buyers.

✅ Measured Volume vs. Kokapet
While Tellapur’s new supply is growing, it remains moderate relative to Kokapet or Narsingi, lowering near-term oversupply risk and preserving price stability.

Notable Projects to Watch:

• My Home Tridasa – Final Towers

• Select phases in advanced stages of completion.
• Consistent absorption driven by brand equity and established infrastructure.

• Ramky One Orbit – Ongoing Handovers

• Mid-scale gated project attracting both end-users and investors.

• Hallmark Skyrena – Nearing Possession

• Premium mid-rise towers with a focus on larger 3 & 3.5 BHK configurations.

• Vision Arsha – Final Phases

• Targeted at aspirational buyers seeking larger floor plates.

For buyers, this pipeline offers:

✅ Predictable near-term inventory with clear delivery timelines.

✅ Low risk of sudden price compression, compared to more speculative launch corridors.

✅ Ample options across mid-segment and aspirational budgets, supporting a wide range of buyer profiles.

Final Observation & Buyer Takeaways

Tellapur has steadily evolved into a balanced, mid-segment micro-market that offers both predictability and room for measured aspiration.

The resurgence of developer sales—accounting for over 60% of transactions in early 2025—reflects growing confidence in branded gated communities nearing handover, while resale supply remains robust enough to anchor realistic pricing expectations.

For buyers, Tellapur represents a rare combination of stable pricing, predictable delivery timelines, and improving connectivity, without the premium saturation seen in Kokapet or the constrained supply of Nallagandla.

Looking ahead, the micro-market’s fundamentals appear well-supported by:
✅ Steady demand from professionals and second-home upgraders.
✅ Controlled new supply pipelines that lower oversupply risk.
✅ Gradual improvements in road infrastructure and social amenities.

In short:
Tellapur today is a maturing family-first destination – offering clear value for buyers who prioritize livability and long-term clarity over speculative upside.