Where to Invest for decent rental yields in hyderabad

gopalsai · 2026-05-26T00:00:00.000Z

Hey guys, looking for some real perspective here. I have around 2Cr budget, looking to buy something mainly for rental yield, but honestly I'm so confused right now. I was checking some areas like Financial District and Narsingi, but the prices there are just touching the sky nowadays. If I spend 2Cr, the EMI itself will be huge if I take a small loan, or even if I put full cash, the rent people are asking vs what tenants actually pay seems very different. Someone was saying Kokapet is good for appreciation, but what about actual monthly rent? Like, will anyone pay 60-70k for a 3BHK there if the road is still half-made and water tankers are running every day? Or should I look at older resale flats in Kondapur or Kukatpally? Yield might be better there because purchase price is lower? Just saw a video saying western Hyderabad is the only safe bet but I don't know man, prices look crazy to me. Anyone else calculated the math lately?

Ramakant

Verified Owner

What is the carpet area you are getting for 2Cr in Narsingi nowadays?

Rakeshjain

Just buy land on the outskirts if you have full cash. Flats are a depreciating asset anyways after 15 years. Just my two cents.

Kiranrao

If you want pure rental income then Kukatpally or Miyapur is much better, or even some older standalone buildings in Kondapur near the botanical garden. Purchase cost will be way under 2Cr for a resale flat, and families or bachelors always want to stay there because everything is setup. No need to wait for roads to be built. My friend gets 40k rent from a very old 3BHK in Kondapur because it’s walking distance to offices. Loading area and all is also less in old buildings so you get big rooms.

Iishim92

@Kiranrao But resale flats don't grow in price man. Ten years down the line the building will look dilapidated and then nobody will buy it from you. At least Gated communities in West Hyderabad have some brand value.

swajal

Bro 2Cr is very low for Financial District now... brokers are saying basic launching price itself is starting from 1.5Cr for small 2BHK nowadays with all that amenities, car parking charges, club house advance fee. By the time possession comes after 4 years, God knows what will happen.

Seka_chandra

@swajal Exactly! The price jumps are just stupid. Last year I went to check one project near Narsingi and guy told 7500 per sqft. I thought it was high and waited. Now same builder is asking 11000 for next phase. Like how? Salary is not growing like this. I feel completely priced out of the market.

Bageshwar92

@Seka_chandra It's all artificial bubble created by builders and NRI money, or maybe I'm wrong... but real ground reality is local people cannot afford these EMIs.

gupta_angad01

Honestly bro, 2Cr budget for rental yield in Kokapet or Financial District is a bad calculator. Rental yield in Hyderabad is max 2-3% nowadays if you look at the math. If you give 2Cr cash, you will get maybe 50k rent in Narsingi, but then minus society maintenance, property tax, and all that drama, what is left? Better to put in FD only no? My cousin bought in Kokapet thinking it will become like Manhattan, now he is paying water tankers every week because municipal water connection is still 'coming soon' since two years. Traffic at Narsingi circle during office hours is a nightmare anyway.

maheshb12

@gupta_angad01 Yield might be low but what about appreciation? You can't compare FD with land value increase. Kokapet prices skyrocketed in the last few years. Someone in my office said Neopolis area is going to touch next level soon once all the big IT parks open fully.

gupta_angad01

@maheshb12 Appreciation is fine but how to exit? If everyone is an investor in Kokapet who is going to buy from you at 3Cr or 4Cr later? Real buyers want to live where there are schools and shops, not just empty dust roads and under-construction towers.

Shreedhar

@gupta_angad01 True, exit is tough.

FarhanAli

I moved from Bangalore last year and honestly Hyderabad real estate is confusing. In Bangalore you pay high but at least rentals are 4-5% yield easily in areas near tech parks. Here the sale price is matching Bangalore but the monthly rent is quite low. Why would someone pay 70k rent for Kokapet when they can live in a nicer fully developed society in Gachibowli for same or less? The math just doesn't add up for pure rental purpose.

Nandita09

@FarhanAli People are paying 65k-70k easily in the premium societies like My Home or Rajapushpa because of the security and amenities for kids. Infra will come eventually, it takes time for every new area. Look at HITEC city 15 years back it was also empty.