Hyderabad
Jun 14, 2026
Help me choose: Tellapur vs Kollur vs Kukatpally
Hey everyone, been looking around for some property mainly for investment purpose but totally confused right now between Kukatpally and Tellapur or Kollur side. Kukatpally is fully packed now man, traffic is becoming next level daily especially near that main road stretch. But one broker was telling me resale value and appreciation will be very high there because it is already developed area. But rates are already looking so high, like is there any room left to grow? At my age, now 43, I don't want to stuck my money where growth is already saturated, you know?
Then I saw some discussions and videos online saying Tellapur and Kollur is the next big thing because of ORR connectivity and all. I actually drove down there last weekend with family, so many massive luxury towers coming up next to literally empty village plots and half built roads. And so many water tankers also I noticed on the way. Someone in my office bought a pre-launch flat in Kollur side last year, he keeps saying carpet area prices already went up but I don't know, feels a bit risky?
Kukatpally feels safe but price is too high. While Tellapur side looks like a big gamble if the proper roads and water lines doesn't come up on time. Broker says 3 years everything will change but these builders promises we all know how it goes. Just thinking out loud, not able to decide anything. Anyone else tracking these sides recently? Not sure what to do.
Someone in my office was saying Kollur is becoming like Bangalore's Outer Ring Road stretch. Massive appreciation coming because of that new IT SEZ plans or something. But honestly prices are already touching 8k-9k per sft for even pre launch? That is not cheap at all for a place with no proper internal roads.
Kukatpally appreciation is slow now but safe rental income is guaranteed. If you want steady cash flow go there. Tellapur is big gamble
Sir, Kukatpally is totally done. Traffic near JNTU and the Metro stations is an absolute nightmare now, taking 45 mins just to cross the flyover in evening peak hours. But at least municipal water is there and everything is walkable. Tellapur my friend bought 3 BHK last year, he is already paying extra for water tankers daily because society boring dried up. Entire area looks like a heavy construction dust zone right now. If you have 5 years patience then maybe ok otherwise high risk.