West Hyderabad Premium Corridor – Q2 2025 Market Trends

Evolving Buyer Landscapes in Hyderabad’s Premium Western Belt

The West Hyderabad Premium Corridor, anchored by Kokapet, Narsingi, and Puppalguda, continues to reflect a dynamic recalibration in buyer sentiment. While Kokapet remains the flagship zone for luxury towers and branded launches, adjacent micro-markets like Narsingi and Puppalguda have emerged as stabilizing alternatives, offering gated community living at more measured price points.

Q2 2025 marked a phase of consolidation rather than exuberance. Developer sales continued to dominate across all three markets, but resale activity stayed consistent — particularly in Puppalguda and Narsingi — indicating a maturing end-user ecosystem. Price trends suggest that while Kokapet still commands premium rates, the gap is narrowing due to value-conscious absorption in Narsingi and Puppalguda.

Across the board, 3 BHKs priced under ₹1.5 Cr remained the configuration of choice, with buyers seeking ready or near-possession units in well-placed gated communities. The corridor’s continued appeal lies in its ORR access, educational and lifestyle infrastructure, and the diversity of offerings across budgets — from compact 2.5 BHKs to luxury sky villas.

Kokapet posts sustained momentum from March to May, peaking in late Q2. Narsingi’s activity tapers steadily after a strong Q1 close, and Puppalguda’s slowdown post-March reflects softening demand in its core affordable segment.

Key Market Metrics – Q1 vs Q2 2025

What the Numbers Say:

• Kokapet saw a strong +47.6% jump in sales volume in Q2 (380 → 561), driven by large-scale project launches and active developer campaigns. Both average price (+3.4%) and median price (+9.3%) rose, reflecting absorption across mid- to high-end inventory rather than discount-led sales.
• Narsingi recorded a –17.3% drop in transactions (710 → 587) but still posted gains in both average price (+4.0%) and median price (+3.6%), indicating steady end-user demand for nearing-possession and ready inventory.
• Puppalguda experienced the steepest decline, with transaction volume down –36.5% (657 → 417). Median prices climbed (+4.2%) even as the average fell (–9.8%), suggesting buyers shifted toward well-priced, functional configurations and avoided higher-ticket outliers.
• Resale share remained highest in Puppalguda (35.3%), underlining its maturity as an end-user–driven market. Kokapet’s resale share dipped to just 11.1%, reinforcing its developer-dominated, launch-heavy profile.

Monthly average and median price movement for Kokapet, Narsingi, and Puppalguda,
highlighting market fluctuations and pricing patterns across two quarters.

Price Trends & Market Interpretation

Kokapet: A Steady Hand at the Premium Helm
Kokapet’s market pulse in Q2 was anything but shaky. Average prices moved from ₹8,482 to ₹8,773 per sq.ft, with the median climbing from ₹7,288 to ₹7,968. That’s a healthy 3–9% rise across both measures, signalling that demand for mid-to-premium high-rises remains resilient. The buyers here aren’t chasing bargains — they’re securing larger 3 BHK and above formats, often with a long-term view, in towers where amenities match the price tag.

Narsingi: Quiet Consistency Wins the Quarter
Narsingi kept its slow-and-steady rhythm, with average prices inching up from ₹6,484 to ₹6,693 per sq.ft and the median rising from ₹6,203 to ₹6,363. The appeal is clear: more space for the money than Kokapet, while still within striking distance of ORR and core social infrastructure. Branded projects with 3.5 BHK and larger formats are finding steady takers alongside compact layouts for younger families and upgraders.

Puppalguda: Median Gains in a Value-Driven Market
Puppalguda told a slightly different story. The average price eased from ₹4,959 to ₹4,902 per sq.ft, but the median edged up from ₹4,747 to ₹4,810. This pattern points to brisk activity in mid-sized 2.5–3 BHK homes, many of them in resale-ready communities, while high-volume sales in lower price bands nudged the overall average down. For end-users chasing location, readiness, and price balance, Puppalguda continues to check all three boxes.

Comparison of developer-led and resale transactions across Kokapet, Narsingi, and Puppalguda, showing Q1–Q2 shifts in market composition.

Resale vs Developer Sales – Market Composition

Kokapet: Launch-Heavy with Minimal Resale

• In Q2, developer sales accounted for 88.9% of all transactions — a significant uptick from 82.1% in Q1.
• Resale activity dropped to just 11.1%, reinforcing Kokapet’s position as a launch-led, investor-driven market.
• The absorption is still predominantly primary market–focused, with a strong influence from under-construction premium towers.

Narsingi: Strong Developer Control with Slight Dip in Resale

• Developer share rose to 87.4%, up from 82.1% in Q1.
• Resale activity softened to 12.6%, but still remained notable, indicating early secondary market traction in nearing-possession projects.
• The resale-to-developer balance supports the narrative of steady end-user interest in functional, near-completion inventory.

Puppalguda: Highest Resale Share in the Corridor

• Resale transactions formed 35.3% of all Q2 sales — the highest among the three micro-markets.
• This consistent share (vs. 34.1% in Q1) reflects a mature, end-user–oriented submarket, where residents are moving between projects within the area.
• With more communities nearing handover, Puppalguda continues to evolve into a self-sustaining ecosystem with a robust secondary market.

This divergence across the three geographies highlights their respective life stages:

• Kokapet = Launch-dominant and investor-driven
• Narsingi = Balanced and nearing maturity
• Puppalguda = End-user–heavy with stable resale momentum

Kokapet’s Q2 upswing is anchored by larger configurations, with notable gains in 3.5 BHK and 4 BHK+. Narsingi sustains its base in compact and mid-sized formats, while Puppalguda records declines across most categories following its Q1 highs.

Configuration Distribution – What Are Buyers Choosing?

Across Kokapet, Narsingi, and Puppalguda, 3 BHK homes stayed at the heart of buyer demand — but each market showed its own signature mix.

Kokapet – Premium Lean Towards Larger Formats

• 3 BHK: 190 units (34%)
• 3.5 BHK: 160 units (29%)
• 4 BHK: 179 units (32%)
• Very limited 2 BHK activity — just 5 sales this quarter.
• Strong skew towards bigger layouts reinforces Kokapet’s premium positioning.

Narsingi – Balanced Mid-to-Upper-Mid Spread

• 3.5 BHK: 210 units (36%)
• 3 BHK: 167 units (28%)
• 2.5 BHK: 129 units (22%)
• A notable 59 transactions in 4 BHKs reflect aspirational demand.
• Mix caters to both upgraders and higher-income families.

Puppalguda – The Value Core

• 2.5 BHK: 131 units (31%)
• 3 BHK: 170 units (41%)
• 2 BHK share is small but present for budget buyers (16 sales).
• Dominance of mid-sized formats keeps this market’s average ticket size lower than its neighbours.

At a glance:

• Kokapet = large-format homes with premium positioning.
• Narsingi = a true mixed basket, balancing aspirations with accessibility.
• Puppalguda = the sweet spot for mid-sized, value-led purchases.

Mid-to-large formats (1,500–2,100 sft) account for the highest activity, with Narsingi leaning toward mid-size units and Kokapet skewing toward larger premium layouts.

Unit Size Trends & Market Signals

Median sizes stayed comfortably in the family-living bracket across all three markets, but the spread tells you who’s catering to which buyer.

Kokapet – Room to Breathe

• Median: 2,124 sft
• Average: 2,320 sft
• 25–75% range: 1,810–2,710 sft
• Max recorded: 8,811 sft (includes a villa/duplex outlier)
• Larger footprints dominate, matching its high-income buyer base.

Narsingi – Balanced Family Sizes

• Median: 1,860 sft
• Average: 1,975 sft
• 25–75% range: 1,540–2,150 sft
• Max recorded: 21,592 sft (rare super-unit)
• Mostly 3–3.5 BHK formats; compact units are present but not dominant.

Puppalguda – Practicality First

• Median: 1,755 sft
• Average: 2,177 sft
• 25–75% range: 1,430–1,980 sft
• Max recorded: 30,897 sft (outlier)
• Mid-sized units remain the bulk of transactions, keeping budgets in check.

Snapshot:

• Kokapet = biggest average sizes in the corridor.
• Narsingi = space-conscious yet flexible for varied budgets.
• Puppalguda = efficient footprints without overshooting costs.

Top Projects & Developer Activity – Who’s Leading Sales?

A closer look at Q2’s top-selling developers and projects shows just how concentrated the western corridor’s momentum has become. A handful of brands are pulling in the lion’s share of sales, with signature projects that have effectively set the tone for each micro-market.

The premium western corridor’s sales remained anchored by a small group of high-volume developers, but the mix of brands and formats shifts subtly across micro-markets.

Rajapushpa and Prestige maintain a decisive lead in sales, with Aparna and Godrej forming the next tier of high-volume performers.

Top Developers – Q2 2025 (Combined Kokapet, Narsingi, Puppalguda)

Rajapushpa Provincia and Prestige Beverly Hills dominate project-level absorption, with Aparna Zenon and Godrej Madison Avenue also showing strong sales momentum.

Top Projects – Q2 2025 (Combined Kokapet, Narsingi, Puppalguda)

Quick takeaways:

• Rajapushpa is still the corridor’s transaction leader, with Provincia alone closing more than many developers’ total portfolios.
• Prestige Beverly Hills and Godrej Madison Avenue underline Kokapet’s continued pull for national brands.
• Puppalguda’s Aparna Zenon dominates its sub-market, ranking third across the corridor.

This clustering of sales among a few dominant brands underlines two things: the corridor’s buyers are putting their trust in established developers, and the projects capturing demand are those that pair strategic locations with predictable delivery timelines. For new entrants, breaking into this top tier will require a compelling blend of pricing, positioning, and pace.

The sub-₹80L segment remains Puppalguda’s stronghold, capturing the highest volumes in the affordable range. Kokapet leads decisively in ₹2Cr+ transactions, while Narsingi maintains even spread across the ₹1.2Cr–₹2Cr mid-upper bands.

Affordability Snapshot – Where Buyers Are Spending

The corridor’s pricing bands show a clear divide between Kokapet’s premium-heavy mix, Narsingi’s mid-to-upper-mid spread, and Puppalguda’s value-led focus.

Kokapet – Premium-Weighted:

• 61% of transactions were in the ₹1.5Cr+ segment.
• Almost no presence in the sub-₹1Cr band.

Narsingi – Middle to Upper-Mid Stretch:

• Broadest spread across ₹80L to ₹2Cr, with a steady 22% in the ₹1.2–1.5Cr bracket.
• Strong ₹1.5–2Cr share reflects larger-unit absorption.

Puppalguda – Value Core:

• 76% of sales were under ₹1Cr.
• Mid-range affordability is driving consistent volumes in ready/near-possession gated communities.

Buyer Profile & Demand Lens

The western corridor continues to attract a mix of high-income professionals, upgraders, and NRIs — but each micro-market has a distinct demand fingerprint.

Kokapet – Aspirational End-Users & Investor Overlap

• Primary audience: senior IT/financial sector professionals, CXOs, and NRIs.
• Preference for 3.5 BHK+ units in premium towers with strong brand equity.
• Willingness to pay for high-floor views, phased townships, and club-level amenities.

Narsingi – Upgraders & Mixed Professional Base

• Mid- to upper-mid-income professionals working in IT corridors and service hubs.
• Diverse mix of 2.5–3.5 BHK buyers, with growing traction in 4 BHKs for larger families.
• End-user intent dominates, but rental yield seekers remain active near ORR nodes.

Puppalguda – Price-Sensitive End-Users

• Predominantly salaried mid-income households seeking under-₹1Cr gated options.
• High demand for 2.5–3 BHK ready or near-possession units.
• Minimal speculative activity; transactions largely for self-occupation.

Across the corridor:

• ORR connectivity and brand reputation are still the biggest decision triggers.
• Buyers are showing increasing interest in units with efficient layouts over sheer size, especially in mid-ticket brackets.

Rental yield comparison by configuration type across Kokapet, Narsingi, and Puppalguda for Q2 2025.

Rental Trends & Yield(estimates) Outlook – West Hyderabad Snapshot

Rental demand across Kokapet, Narsingi, and Puppalguda remained healthy in Q2 2025, supported by rising handovers in gated communities, spillover from the Financial District, and steady migration of IT and BFSI professionals. While Kokapet continues to lead in absolute rental values, Puppalguda offers the most attractive yields for mid-budget investors. Narsingi sits in the middle, balancing rental value and yield performance with depth across rental brackets.

Relationship between average price per sq.ft and average rental yield, illustrating relative returns across the three markets.

Configuration-wise Rental Ranges & Yields – Q2 2025

*Yields estimated using Q2 2025 average resale prices and prevailing rental values from public domain listings.

Market Signals at a Glance

• Kokapet – Premium rentals underpinned by high-income tenant base; yields steady but limited by elevated capital values.
• Narsingi – Balanced market with stable yields, attracting both family and professional tenants.
• Puppalguda – Competitive rents and moderate capital values keep yields attractive for mid-segment investors.

Kokapet’s sales mix skews toward premium living, with 3.5 BHK and 4 BHK+ dominating. Narsingi balances between 2 BHK and 3 BHK formats, while Puppalguda shows stronger traction in entry-level and mid-value homes.

Configuration Spotlight – Project-Wise Breakdown

In Q2 2025, buyer preferences for unit sizes were closely aligned with the configuration profiles of the most active projects across Kokapet, Narsingi, and Puppalguda. The data shows a clear segmentation — Puppalguda’s high-volume projects leaned toward compact and mid-size units, while Narsingi saw larger 3.5 BHK formats dominate, and Kokapet’s premium towers catered to lifestyle-driven buyers seeking 3 BHK+ homes.

Top 10 projects by transaction volume in West Hyderabad during Q2 2025, with their dominant configuration type highlighted.

Puppalguda – Compact & Mid-Size Formats Lead

• ASBL Spectra: Dominated by 3 BHK sales, appealing to compact family buyers looking for functional layouts in the mid-price band.
• ASTER Apartment: Strong uptake in 2.5 BHK formats, reflecting the affordability-driven segment in Puppalguda.

Puppalguda’s active projects in Q2 predominantly fell in the 1,250–1,800 sft range, with buyers prioritizing usable layouts and gated-community access over sheer square footage.

Narsingi – Larger Units in Branded Projects

• Rajapushpa Provincia: Dominated by 3.5 BHK units, underscoring the market’s tilt toward larger family homes within branded developments.

Narsingi’s demand profile in Q2 was weighted toward 1,800–2,400 sft units, with a concentration in near-possession phases of large-format gated communities.

Kokapet – Premium-Oriented Unit Mix

While Kokapet’s top Q2 transaction drivers such as Prestige Tranquil, ASBL Spire, and Godrej Neopolis did not emerge in the dominant configuration shortlist for this dataset, the market continued to absorb a high share of 3 BHK+ formats, generally between 1,800–2,600 sft, aligning with its premium positioning and long-term end-user focus.

Insights at a Glance:

• Puppalguda: Volume driven by compact and mid-size units, particularly 2.5–3 BHKs, balancing affordability with gated living.
• Narsingi: Branded 3.5 BHKs dominate, signaling aspirational upgrades and larger family requirements.
• Kokapet: Premium buyer base continues to prefer larger 3 BHK+ homes, though individual dominant configurations vary by project phase.

Risks & Watchpoints

While Kokapet, Narsingi, and Puppalguda continue to register healthy absorption and buyer interest, each market carries distinct risks and uncertainties that prospective buyers and investors should remain aware of.

Puppalguda – Infrastructure Lag & Quality Differential

• While prices remain competitive, physical infrastructure in inner Puppalguda still lags behind Kokapet/Narsingi — especially internal roads, stormwater drains, and power backup.
• A number of projects are mid-scale developer-led with varying construction quality, which may affect long-term maintenance and resale.
• Overhang risk exists in some pockets where multiple 2.5/3 BHK units with similar specs compete within a narrow price band.

Narsingi – Supply Surge & Premium Dilution

• The micro-market continues to witness a high volume of launches, especially from branded players, leading to potential oversupply of 3 BHK units in the ₹1.3 – ₹1.8 Cr range.
• Buyers need to distinguish between true lifestyle upgrades vs cosmetic premium offerings.
• Certain internal roads are still under expansion, leading to temporary access constraints.

Kokapet – Affordability Ceiling & Delayed Handovers

• The rise in premium projects has pushed most entry-level prices beyond ₹1.5 Cr, excluding first-time buyers or budget upgraders.
• Handovers in under-construction gated communities may face coordination delays due to size and phasing complexity.
• Buyers should verify precise unit location and view orientation, as premium pricing may not always translate into superior livability (especially in high-density towers).

General Market Cautions:

• With rising interest rates stabilizing, buyer EMI affordability remains constrained — this may reduce speculative absorption.
• Secondary market liquidity is still thin in large-format units (3.5 BHK+), particularly above ₹2 Cr.
• Legal/title diligence and builder reputation remain essential — particularly in Puppalguda, where smaller players are active.

Supply Snapshot – What’s in the Pipeline?

New supply across Kokapet, Narsingi, and Puppalguda continues to reflect the shifting buyer base and investment appetite across the western corridor. Analyzing Q1 2025 registration data (as a proxy for upcoming supply) provides early signals on where inventory volumes are expected to rise — and what configurations dominate future launches.

These represent 6–9 months of visible supply based on current registration patterns.”

Puppalguda – Mid-Segment Stock Expanding Steadily

Projects like AVL’s Samskruthi Apartment and ASBL Spectra continue to anchor future inventory in Puppalguda. The emphasis is on compact to mid-sized units ranging from 1,450 – 1,800 sft, aimed at price-sensitive upgraders. Smaller boutique developments are also registering, indicating healthy local developer activity — though quality control remains a watchpoint.

• Highest pipeline contributor: AVL’s Samskruthi – 17 units (avg. 1,646 sft)
• Premium configuration: ASBL Spectra – 7 units (avg. 2,151 sft)

Narsingi – Brand-Led Supply with Mixed Configurations

New inventory is being driven by mid- to large-scale developers with projects targeting a wide buyer base. Future launches are skewed toward 3 and 3.5 BHKs, with multiple units between 1,600 – 2,200 sft. Several developers appear to be optimizing unit mix to accommodate both affordability and aspirational living in the ₹1.3 – ₹2 Cr bracket.

• Notable new registrations include projects in central Narsingi and towards the ORR link road, which are expected to see significant absorption over the next 6–12 months.

Kokapet – Premium Launches Continue, but Cautiously

Kokapet’s pipeline supply is driven by branded developers catering to higher income groups. The average unit size for future launches remains above 2,000 sft, with a focus on 3.5+ and 4 BHK formats. While the volume is lower compared to Q4 2024, the ticket size per unit is among the highest in West Hyderabad.

• Projects like ASBL Spire and upcoming phases in Prestige and My Home clusters are expected to maintain market momentum.
• Given the high base pricing, developer caution is visible — with controlled launches and phased inventory release.

Overall Observations:

• Puppalguda will see steady expansion in mid-budget gated formats, especially 2.5 to 3 BHKs.
• Narsingi’s supply wave is diverse and brand-driven, balancing configuration flexibility with scale.
• Kokapet’s supply remains consolidated and premium-focused, appealing to long-term lifestyle buyers rather than volume-seeking investors.

Final Observations & Buyer Takeaways

The Q2 2025 market trajectory across Kokapet, Narsingi, and Puppalguda reveals a maturing real estate belt — one that is segmenting not just by geography, but by buyer psychology, configuration preferences, and price-performance priorities.

Key Takeaways by Micro-Market

Kokapet

• Who it suits: Premium buyers, long-term end-users, NRIs
• What to watch: View orientation, phased handovers, pricing headroom
• Why consider it: Strong brand presence, large-format living, long-term capital appreciation

Narsingi

• Who it suits: Aspirational families, young professionals, early upgraders
• What to watch: Launch density, brand vs value differentiation
• Why consider it: Diverse inventory, functional 3 BHK layouts, excellent connectivity

Puppalguda

• Who it suits: Budget-conscious families, yield-seeking investors
• What to watch: Infrastructure readiness, quality variation across developers
• Why consider it: Highest rental yields, efficient 2.5/3 BHK formats, relative affordability

Strategic Insights for Buyers

• End-users should prioritize project timelines, walkability, and social infrastructure proximity over short-term price fluctuations.
• Investors targeting yield should look at Puppalguda’s compact formats, while those betting on long-term capital gains may explore branded units in Kokapet and Narsingi.
• The market is no longer driven by sentiment alone — practical livability, usable space, and location-service alignment are shaping transaction decisions.

Data Source Attribution

This report is based on AIQYA’s analysis of transaction data from the Telangana Registration Department, TS-RERA filings, and resale records verified via Zapkey. All insights are interpreted using the AIQYA Review & Market Lens Framework to reflect end-user priorities over promotional narratives.