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GET THE BIG PICTUREON HYDERABAD RESIDENTIAL PROPERTY
DECEMBER 2009
Hyderabad - the city of art, history, and tradition.
The land where different cultures flourish together in
perfect harmony making it one of the most enchanting places
in the world. Hyderabad's warm hospitality,
impressive monuments, and technological progress
will take you through an amazing journey of its glorious
past and a spirited voyage into its promising future.
We now present to you the
a comprehensive review of this magnificent city and
the real estate it has to offer.
HYDERABADResidential Property Report
HYDERABAD - City Fact File
Hyderabad is the capital city of Andhra Pradesh. The district, having a population of 3.8 million (as per
2001 Census), is spread across 217 sq. km. It is the fifth largest city of India. The city was founded by
Muhammad Quli Qutb Shah, Sultan of the Qutb Shahi dynasty, in 1590. A multitude of influences have
shaped the character of the city, and today it is known as the city of pearls, lakes and, lately, for IT
companies. Its palaces and buildings, houses and tenements, gardens and streets have a history and an
architectural individuality of their own.
History
The history of Hyderabad begins with the establishment of the Qutb Shahi dynasty. Quli Qutb Shah
seized the reins of power from the Bahamani kingdom in 1512 and established the fortress city of
Golconda. Inadequacy of water, and frequent epidemics of plague and cholera persuaded Qutb Shah to
venture outward to establish a new city with the 'Charminar' at its centre and with four great roads fanning
out four cardinal directions. Hyderabad's fame, strategic location and Golconda's legendary wealth
attracted Aurangzeb who later captured Golconda after a long seize, in 1687, post which the city fell into
partial ruins.
However, after Aurangzeb's death in 1707, the Empire rapidly declined. At that time, the Deccan was
administered by a subedar or viceroy of the Mughal Emperor. Mir Quamaruddin, the Governor of the
Deccan, who bore the title of Nizam-ul-Mulk Feroze Jung Asif Jah, declared his independence from
Mughal rule in 1724.
He thus became the first Nizam and the founder of the Asif Jahi dynasty. The seven Nizams of the Asif Jahi
dynasty ruled the Deccan for nearly 224 years, right up to 1948. During the Asif Jahi period, Persian, Urdu,
Telugu and Marathi developed simultaneously. The highest official positions were given to deserving
persons irrespective of their religion.
Persian was the official language up to 1893 and then Urdu up to 1948. When the British and the French
spread their hold over the country, the Nizam soon won their friendship without bequeathing his power.
Civic Administration
Hyderabad, a former princely state of South Central India, is now an administrative, commercial and
transportation hub of Andhra Pradesh. Its two-tier administrative units are comprised of the Municipal
Corporation of Hyderabad (MCH) and the Hyderabad District Administration. The civic administration of
the city is controlled by the MCH.
MCH is responsible for the civic maintenance and infrastructure of the city. It comprises 100 corporators,
one from each of the 100 wards (localities) of the city.
The city is composed of Hyderabad district in Andhra Pradesh, and comes under the jurisprudence of the
District Collector. The metropolitan area encompasses the Ranga Reddy District, which was carved out of
an earlier unified Hyderabad district.
Infrastructure
Hyderabad Metropolitan Development Authority (HMDA) looks after the infrastructure development
of Hyderabad.
The title "Faithful Ally of the British Government" was bestowed on Nizam VII. Though the British stationed
a Resident at Hyderabad, but the state continued to be ruled by the Nizam.
The rule of the seven Nizams saw the growth of Hyderabad both culturally and economically. Huge
reservoirs, like the Nizam Sagar, Tungabadra, Osman Sagar, Himayath Sagar and others were built.
Survey work on Nagarjuna Sagar had also begun during this time. Hyderabad, under the Nizams, was the
largest princely state in India. Area wise, it was as big as England and Scotland put together. The State had
its own currency, mint, railways, and postal system. There was no income tax. Soon after India gained
independence, Hyderabad state merged with the Union of India. In 1956, the map of India was redrawn
into linguistic states, and Hyderabad became the capital of Andhra Pradesh.
SEZ Update
There are about 35 notified SEZs (Specialised Economic Zones) in Hyderabad as on November 11, 2009
Majority of the SEZs belong to IT/ITES (88%) as is reflected in the chart below.
.
Road Connectivity: Hyderabad is well
connected to other cities by NH-7 and NH-9 and
through state highways. The internal ring road
along with the elevated expressway enhances the
internal connectivity of the city. An outer ring road
(ORR) is proposed stretching a length of nearly
160 kilometers, which should ease out the
congestion.
Air connectivity: Hyderabad is well connected
by air with other metro cities like Mumbai, Delhi,
Chennai and Bangalore. Internationally it is
connected with Sharjah, Singapore and New York
through
Rail connectivity: Multi-Modal Transport System (MMTS) is Hyderabad's city train service. It was
flagged off on August 9, 2003. An associate of the South Central Railway (SCR), it is presently running 84
services a day, covering 27 stations and connecting Secunderabad, Falaknuma and Lingampally, over
the existing railway network. Around 65,000 to 70,000 commuters use MMTS everyday. The second
phase covers Medchal and Bibinagar. Apart from this, the Hyderabad Metro rail will connect Miyapur and
Chaitanyapuri in one direction and Tarnaka to Silparamam on another direction which will make the
travel time less and also reduce pollution. One railway line is proposed along the ORR as well.
With these developments expected to be completed by 2011, infrastructure in Hyderabad will improve
considerably.
Rajiv Gandhi International Airport.
Hyderabad Airport
SEZ classification as per Usage
IT/ITES Electronics Hardware Gems & Jewellery Mfg & Developing Services Sector
88%
3%3% 3% 3%
Source: Ministry of Commerce & Industry, Dept. of Commerce
A detailed list of SEZs in Hyderabad is tabulated below
Cognizant TechnologySolutions
DivyaSree NSLInfrastructure Pvt. Ltd.
DLF CommercialDevelopers Ltd.
Andhra Pradesh Industrial Infrastructure Corporation
Brahmani Infratech Pvt. Ltd.
CMC Ltd.
1
2
3
4
5
6
Electronics Hardware
IT/ITES
IT/ITES
IT/ITES
IT/ITES
Ranga Reddy District
RangaReddy District
RangaReddy District
Sr.No.
Name TypeLocation
RangaReddy District
RangaReddy District
RangaReddy District
IT/ITES
16.19
10.52
10.617
60.7
20.59
Area inHectares
111
Operational
Under Construction
Operational
Proposed
Operational
Status
Completed
Under Construction
RangaReddy District
RangaReddy District
RangaReddy District
RangaReddy District
RangaReddy District
RangaReddy District
RangaReddy District
RangaReddy District
RangaReddy District
RangaReddy District
RangaReddy District
RangaReddy District
RangaReddy District
RangaReddy District
RangaReddy District
Location
Manufacturing & developing of semi-conductor facility with
Free Trade & Warehousing Zone120.068
10.337 IT/ITES
IT/ITES 20.2349
Gems & Jewellery 80.9310
IT/ITES 60.711
IT 60.9412
IT/ITES 47.613
IT/ITES 28.3314
IT/ITES 1015
Services Sector 108.4916
IT/ITES 11.7717
M/s Andhra Pradesh Industrial Infrastructure Corporation Ltd.
IT/ITES 20.5318
Mahaveer Skyscrapers Ltd. 22.7819 IT/ITES
IT/ITES 15.9620
IT/ITES 29.8721
Sr.No.
FAB City SPV (I) Ltd.
Emaar Hills TownshipPvt. Ltd.
Genpact India BusinessProcessing Private Limited
Hyderabad Gems SEZ Ltd.
Indu Techzone Pvt. Ltd.
Infosys Technology Ltd.
IT&C Dept.- Hyderabad Urban Development Authority
J. T. Holdings Pvt. Ltd.
L&T Phoenix Info ParksPvt. Ltd.
Lahari Infrastructure Ltd.
Lanco Hills TechnologyPark Pvt. Ltd.
Maytas Enterprises SEZPvt. Ltd.
Maytas Hill County SEZPvt. Ltd.
Name TypeArea in
Hectares
Stagnant
Under Construction
Operational
Operational
Under Construction
Operational
Under Construction
Completed
Stagnant
Under Construction
Under Construction
Stagnant
Under Construction
Stagnant
Status
Satyam ComputersServices Ltd.
28
Maytas Ventures SEZ Pvt. Ltd.22
Navayuga Legala EstatesPvt. Ltd.
23
Rudradev Infopark Pvt. Ltd.24
S2Tech.com India Pvt. Ltd.25
Sanghi SEZ Pvt. Ltd.26
Satyam ComputersServices Ltd.
27
Source: Ministry of Commerce & Industry, Dept. of Commerce
Serene Properties Pvt. Ltd.29
Topnotch Infrastructure Ltd.33
Stargaze Properties Pvt. Ltd.30
Tata Consultancy Services Ltd.32
WIPRO Ltd.34
WIPRO Ltd.35
Sundew Properties Pvt. Ltd. 31
Sr.No.
Name
IT/ITES
IT/ITES
IT/ITES
IT/ITES
IT/ITES,Electrical Hardware
IT/ITES
IT/ITES
IT/ITES
IT/ITES
IT/ITES/Electronic Hardware
IT/ITES
IT
IT/ITES
IT/ITES
Type
12
14.15
10.218
12.25
10.0964
202.4
10.5
26.895
14.5
68.96
30.35175
6.48
40.88
16.29
Area inHectares
RangaReddy District
RangaReddy District
RangaReddy District
RangaReddy District
RangaReddy District
RangaReddy District
Madhapur
RangaReddy District
IDA Uppal Industrial Development Area
RangaReddy District
RangaReddy District
RangaReddy District
RangaReddy District
Madhapur, Reddy District
Ranga
Location
Operational
Stagnant
Operational
Under Construction
N.A.
Operational
Operational
Under Construction
Stagnant
Under Construction
Operational
Operational
Operational
Operational
Status
HYDERABAD CITY
Note: Map not to scale and is for illustration purposes only.
Alwal
KapraKukatpally
Punjagutta
Narayanguda AmberpetMehdipatnam
Attapur
Somajiguda
Miyapur
TellapurKondapur Begumpet
BanjaraHills
Uppal
Tarnaka
HimayathSagar
RajendraNagar
Madhapur
JubileeHills
Kompally
Shamirpet
Medchal
Lakdi-kapool
EAST WEST NORTH SOUTH CENTER
Gachibowli Malkajgiri
HyderabadInternational
Airport
Organised Retail Development
Currently Hyderabad has an operational mall space of around 2.2 million sq. ft. with majority of the malls in
Central region of the city. Another 14.6 million sq. ft. of mall space is in planning or under construction stage.
Hyderabad Mall Space Distribution
0
1
2
3
4
5
6
7
8
9
West Hyderabad
CentralHyderabad
East Hyderabad
North Hyderabad
Mall S
pace in
Millio
n s
q. ft
.
Operational Proposed/Under Construction
Source: ICICI Property Services
Detailed list of malls in Hyderabad is tabulated below -
Total Area
in sq. ft.
(Approx.)
Sr.No.
Mall Name Site Location Zone Status
1 Ashoka Metropolitan Mall Banjara Hills Central 140000 Operational
2 Babu Khan Mall Somajiguda Central 75000 Operational
3 City Centre Banjara Hills Central 300000 Operational
4 Hyderabad Central Panjagutta Central 350000 Operational
5 Lumbini Mall Banjara Hills Central 80000 Operational
6 M.P.M. Mall G.P.O. Central 200000 Operational
7 Prasad Imax Tank Bund Central 300000 Operational
8 Rainbow Mall Karkhana North 75000 Operational
9 RK Cinemax Banjara Hills Central 120000 Operational
10 Sanali Mall Abids Central 100000 Operational
11 Sawpnalok Patny North 200000 Operational
12 SMR Mall Balanagar North 100000 Operational
13 Super Centre Ameerpet West 250000 Operational
14 Abacus Uppal East 200000 Proposed
15 Juluri Mall Karkhana North 150000 Proposed
16 Manjeera Trinity Mall Kukatpally West 425000 Proposed
17 S-Cube Mall Dilsukhnagar East 210000 Proposed
18 TBN(Landmark Builders) L.B.Nagar East 250000 Proposed
19 TBN(Radha Realty) ECIL East 250000 Proposed
20 TBN(Salarpuria) Madhapur West 600000 Proposed
21 TBN(Shrimukh Constructions) Sanath Nagar West 140000 Proposed
22 TBN(Soma Group) Kavadiguda Central 750000 Proposed
23 Velocity Mall Moosapet West 280000 Proposed
24 (DLF) Basheerbagh Central 500000 Under-Construction
Source: ICICI Property Services
Total Area
in sq. ft.
(Approx.)
Sr.No.
Mall Name Site Location Zone Status
25 Arena Mall Uppal East 600000 Under-Construction
26 Bonzai Himayat Nagar Central 150000 Under-Construction
27 club 4 Mall Vikrampuri North 100000 Under-Construction
28 Down Town Lakdikapul Central 150000 Under-Construction
29 Esplanate Kukatpally West 600000 Under-Construction
30 Forum Kukatpally West 350000 Under-Construction
31 GateWay Mall Gachibowli West 550000 Under-Construction
32 Gold Mall Kukatpally West 300000 Under-Construction
33 GVK 1 Banjara Hills Central 630000 Under-Construction
34 Inorbit Madhapur West 670000 Under-Construction
35 Inorbit Pocharam East 600000 Under-Construction
36 Lumbini Mall Jubilee Hills Central 150000 Under-Construction
37 Madhucon Mall Kukatpally West 500000 Under-Construction
38 Mall of Hyderabad Gachibowli West 2500000 Under-Construction
39 Permeshwari Maheshwari Kachiguda Central 150000 Under-Construction
40 Princeton Tower Saroornagar East 150000 Under-Construction
41 Surana Uppal Mall Uppal East 300000 Under-Construction
42 Surya Mall Abids Central 45000 Under-Construction
43 TBN(MAK Project) Miyapur West 300000 Under-Construction
44 TBN(Maruthi Construction) Karkhana North 100000 Under-Construction
45 TBN(Parsvnath) Kukatpally West 350000 Under-Construction
46 TBN(Pioneer) Uppal East 600000 Under-Construction
47 TBN(Salarpuria) Chikadpally Central 800000 Under-Construction
48 Times Square Nagarjuna Circle Central 200000 Under-Construction
Supply of Residential Units coming up by 2012
Hyderabad would witness a supply of approximately 53.58 million sq. ft. of residential space by March 2012 with two-thirds of the supply concentrated in the Western region. Overall 3 BHK configurations seem to be more popular amongst the developers in Hyderabad.
Source: ICICI Property Services
Zone Apartment TypeAverage Size of
Flat (in sq. ft.)
No. ofUnits
Total Area
(million
sq. ft.)
2 BHK 1166 73 0.093 BHK 1561 540 0.84
4 BHK / Duplex / Villa 2245 1011 2.27
Sub-Total 1624 3.20
2 BHK 1310 420 0.553 BHK 1467 1045 1.53
4 BHK / Duplex / Villa 1786 398 0.71
Sub-Total 1863 2.791 BHK 497 218 0.112 BHK 1218 2960 3.613 BHK 1628 3283 5.34
4 BHK / Duplex / Villa 2106 907 1.91
Sub-Total 7368 10.971 BHK 477 269 0.132 BHK 1141 7033 8.023 BHK 1704 13244 22.57
4 BHK /Duplex / Villa 4947 993 4.91
Sub-Total 21539 35.63
2 BHK 1061 90 0.103 BHK 2062 305 0.63
4 BHK / Duplex / Villa 3638 72 0.26
Sub-Total 467 0.99
32861 53.58
Central
Total Supply expected by 2012
North
South
East
West
NORTH HYDERABAD
Major Locations
Alwal, Kapra, Kompally, Medchal, Secunderabad, Shamirpet
• Kompally is one of the fastest growing suburbs of Hyderabad
• The region is primarily a commercial area
Growth Stimulators
• Hyderabad airport, with both domestic and international terminals, connects the city with other cities
in the sub continent and beyond Indian frontiers.
• Some of the best hotels and restaurants of the city are located here i.e. Leonia, Celebrity etc.
• Major academic and professional institutes are present here i.e. VMR Institute of Technology & Management
Sciences, CMR College of Engineering & Technology, Siva Sivani Institute of Management, etc.
• Splendid Aparna Projects P. Ltd., Vishal Projects Ltd., Sree Vensai Projects Ltd. are some of the prominent
developers in this region.
Distribution of residential supply in the pipeline across Hyderabad
Source: ICICI Property Services
North5%
South6%
West66%
East22%
Central1%
Distribution of Residential Supply - No. of Units
Central East North South West
Some of the Residential Projects in North Hyderabad
Distribution of Apartment in North Hyderabad
Source: ICICI Property Services
Distribution of Apartment Type: North Hyderabad
2 BHK4%
3 BHK33%
9
4 BHK / Duplex /
Villa63%
Source: ICICI Property ServicesNote: The areas mentioned are built-up areas
Average Apartment Size of 2 BHK in sq. ft. 1166
Average Apartment Size of 3 BHK in sq. ft. 1561
Total Supply (in mn. sq. ft.) by 2012 3.20
Total Supply (in no. of units) by 2012 1624
Residential Market in North Hyderabad
Source: ICICI Property Services*Rates mentioned are based on Built-up area & are subject to amenities, upkeep & may vary from apartment to apartment within the same building. Rates are subject to change at any given point of time.
Palm Springs II Modi Builders 2540 55 July 2010
Park View Lahari Constructions 2700 25 Dec 2009
Prakruthi Nivas Vishal Projects Limited 3000 612 Aug 2010
Royal Greens KNR Homes P. Ltd. 1600 48 Mar 2010
Shreya Towers Sree Vensai Projects Ltd. 3000 77 Sep 2010
Stepping Meadows Landmark Builders 3500 58 Ready
Palm Meadows Splendid Aparna Projects Pvt. Ltd. 5200 330 Ready
Name of the Project Developer No. of Units Date of CompletionCapital Values
(Rs. per sq. ft.)
Property Price Movement - North Hyderabad (March 2005 – September 2009):
Residential Property Rates in prime residential markets of North Hyderabad
Outlook Key • R – Rising • F – Falling • S – Stagnant • SW - Stagnant but likely to weaken • SS - Stagnant but likely to strengthen
*Rates mentioned are based on Built-up area & are subject to amenities, upkeep & may vary from apartment to apartment within the same building. Rates are subject to change at any given point of time.
Source: ICICI Property Services
Alwal 2000 5000-6000 S
Kapra 1800 5000 S
Kompally 2200 5000 SS
Capital Values Average Rentals for 2 BHK (Rs./sq. ft.) (Rs./month)
Location Market Outlook
Source: ICICI HFC Mortgage Valuation Services (Assuming 100 as a base reference no. for March-2005)
Property Price Movement Index: North Hyderabad
100
150
200
250
300
350
Mar
05
Mar
06
Mar
07
Jun
07
Sep
07
Dec
07
Mar
08
Jun
09
Sep
09
Dec
09
Mar
09
Jun
09
Sep
09
Alwal Kapra Kompally Bachupally
Comparison of actual (A) and real & logical (R&L) price movement
The real & logical (R&L) price is considered to move in line with the consumer price index. Below table
brings out a comparison between quarterly property price movements and changes in consumer price
index for North Hyderabad. Since zone wise inflation data is not available, we have substituted the
Hyderabad inflation figures for each zone.
The gap between the actual property prices and the real & logical prices has narrowed in recent quarters mainly due to correction in property prices.
Source: ICICI Property Services
North Hyderabad
0
50
100
150
200
250
Mar
2005
Mar
2006
Mar
2007
Jun
2007
Sept
2007
Dec
2007
Mar
2008
Jun
2008
Sept
2008
Dec
2008
Mar
2009
Jun
2009
Sep
2009
North (A) North (R&L)
SOUTH HYDERABAD
Major Locations
Attapur, Himayath Sagar, Mehdipatnam, Rajendra Nagar.
lThe southern areas of Hyderabad represent regions of the Old City of Hyderabad.
lSome popular attractions in this region include Nehru Zoological Park, Charminar, Mecca Masjid,
Falaknuma Palace, Asmangadh Fort and Birla Archaeological Museum.
Growth Stimulators
lGood connectivity by road and rail.
lNampally Railway Station is the nearest to Mehdipatnam and about 3 kms away.
lReliance is acquiring 25,000 acres of land around the Vijayawada highway at Ibrahimpatnam to
set up its LPG gas plant. An eight-lane direct road will link the Reliance plant area to
Shamshabad's outer ring road.
lIt is estimated that commercial development of approximately 1 lakh sq. ft. is coming up in this
part of Hyderabad.
lSome of the known developers in this region include Gayathri Constructions, Janapriya
Engineers Syndicate, Manjeera Constructions and Radha Realty.
Residential Market in South Hyderabad
Average Apartment Size of 2 BHK in sq. ft. 1310
Average Apartment Size of 3 BHK in sq. ft. 1467
Average Apartment Size of 4 BHK in sq. ft. 1786
Total Supply (in mn. sq. ft.) by 2012 2.79
Total Supply (in no. of units) by 2012 1863
Source: ICICI Property ServicesNote: The areas mentioned are built-up areas
Distribution of Apartment in South Hyderabad
Distribution of Apartment Type: South Hyderabad
Source: ICICI Property Services
3 BHK56%
2 BHK23%
4 BHK / 21%Duplex / Villa
*Rates mentioned are based on Built-up area & are subject to amenities, upkeep & may vary from apartment to apartment within the same building. Rates are subject to change at any given point of time.
Some of the Residential Projects in South Hyderabad
No. of Units Date of CompletionName of the Project DeveloperCapital Values
(in Rs. per sq. ft.)
Source: ICICI Property Services
Chandrodaya Residency Chandrodaya Constructions 2800 25 Mar 2010
Fort View Lahari Constructions 2800 30 July 2010
Gayathri Prestige Gayathri Constructions 2800 16 Feb 2010
Manjeera Heights-II Manjeera Constructions Ltd. 2800 152 Ready
Maple Town Homes Radha Realty Corp P. Ltd. 4000 302 Dec 2011
Pleasant Towers Zcube Constructions India P. Ltd. 2000 16 Sep 2010
SV Arcade SV Constructions 2500 50 Feb 2010
Vedant Unique Residency Raji Vedant Constructions P. Ltd. 1990 620 Dec 2011
Property Price Movement (March 2005 – September 2009): South Hyderabad
Residential Property Rates in prime residential markets of South Hyderabad
Source: ICICI Property Services*Rates mentioned are based on Built-up area & are subject to amenities, upkeep & may vary from apartment to apartment within the same building. Rates are subject to change at any given point of time.
Location Market Outlook
Attapur 2000 7000-10000 S
Himayath Sagar 3300 15000-20000 SS
Mehdipatnam 2600 8000-12000 S
Rajendra Nagar 2000 6000-9000 S
Capital Values Average Rentals for (Rs./sq. ft.) 2 BHK (Rs./month)
Outlook Key • R – Rising • F – Falling • S – Stagnant • SW - Stagnant but likely to weaken • SS - Stagnant but likely to strengthen
Source: ICICI HFC Mortgage Valuation Services (Assuming 100 as a base reference no. for March-2005)
Property Price Movement Index: South Hyderabad
100
150
200
250
300
350
Mar05
Mar06
Mar07
Jun07
Sep07
Dec07
Mar08
Jun09
Sep09
Dec09
Mar09
Jun09
Sep09
Mehdipatnam Himayath Sagar Attapur Rajendra Nagar
Over the years, it can be observed that the actual property prices in South Hyderabad have been increasing more than proportionately as compared with the real & logical prices.
Comparison of actual (A) and real & logical (R&L) price movement
The real & logical (R&L) price is considered to move in line with the consumer price index. Below table
brings out a comparison between quarterly property price movements and changes in consumer price
index for South Hyderabad. Since zone wise inflation data is not available we have substituted the
Hyderabad inflation figures for each zone.
South Hyderabad
0
50
100
150
200
250
Mar
2005
Mar
2006
Mar
2007
Jun
2007
Sept
2007
Dec
2007
Mar
2008
Jun
2008
Sept
2008
Dec
2008
Mar
2009
Jun
2009
Sep
2009
South (A) South (R&L)
Source: ICICI Property Services
EAST HYDERABAD
Major Locations:
Amberpet, Malkajgiri, Tarnaka, Tirumalghery, Uppal
lEast Hyderabad has presence of many professional and academic institutes.
lTarnaka forms a great residing place for students and professionals who seek admissions invarious academic and professional courses here. Some well-known schools and colleges likeOsmania University, St. Anns School, Little Flower School & College, Hyderabad Public School,Delhi Public School etc are present here.
lApart from academics, there are great avenues due to the presence of restaurants and eateries in the region.
Growth Stimulators
lTarnaka is bounded by some major road links like Mallapur Main Road, Krishnadevaraya Roadand Lalapet Road.
lThis place provides for the best of the technical and vocational institutes for the trainees who arethrough their courses in hundreds of ITI s (Industrial Training Institutes) spread across the nation.
lOver 3 million square feet of retail mall space is coming up in this part of Hyderabad.
lThe ESI Nacharam and Maithri are two primary health care centers located in the Tarnaka region.
lIt is estimated that commercial development of approximately 1.2 million sq. ft. is coming up inthis part of Hyderabad, which would result in over 10,000 jobs.
lK. Raheja Corp. has recently announced Raheja Vistas, a residential project of around 900 unitswith 2 BHK & 3 BHK options, located at Nacharam.
lIndu Group is developing 'Indu Aranya', a residential project, located close to the National DeerPark, consisting of 880 apartments spread across 50 acres of land parcel.
lBesides Indu Group, Modi Properties & Investments and SMR Builders are some of the keydevelopers in this region.
Residential Market in East Hyderabad
Source: ICICI Property ServicesNote: The areas mentioned are built-up areas
Average Apartment Size of 2 BHK in sq. ft. 1218
Average Apartment Size of 3 BHK in sq. ft. 1628
Total Supply (in mn. sq. ft.) by 2012 10.97
Total Supply (in no. of units) by 2012 7368
Capital Values (in Rs. per sq. ft.) Completion
Date of
Modi Properties & 1950 345 May 2010Investments P. Ltd.
Gul Mohar Gardens Modi Properties & 1699 350 ReadyInvestments P. Ltd.
Indu Aranya Apartment Indu Group 2350 880 July 2010
Nilgiri Homes Modi Properties & 37 Lacs 95 May 2010Investments P. Ltd. onwards
Paramount Residency Modi Properties & 1900 260 Aug 2010Investments P. Ltd.
Royal Habitat G K Developers 1850 120 Dec 2009
Saketh Pranaam Saketh Engineers Pvt. Ltd. 2550 400 Sept 2010
Saketh Sriyam Saketh Engineers Pvt. Ltd. 2550 400 Sept 2010
SMR Skycity SMR Builders 3240 117 May 2010
Sri Nivas Heights SHL Ventures 2500 414 April 2010
Distribution of Apartment in East Hyderabad
1 BHK3%
2 BHK40%
3 BHK45%
Distribution of Apartment Type: East Hyderabad
Source: ICICI Property Services
4 BHK / Duplex / Villa
12%
Some of the Residential Projects in East Hyderabad
Name of the Project Developer No. of Units
*Rates mentioned are based on Built-up area & are subject to amenities, upkeep & may vary from apartment to apartment within the same building. Rate are subject to change at any given point of time.
Source: ICICI Property Services
Greenwood Residency
Outlook Key • R – Rising • F – Falling • S – Stagnant • SW - Stagnant but likely to weaken • SS - Stagnant but likely to strengthen
Residential Property Rates in prime residential markets of East Hyderabad
*Rates mentioned are based on Built-up area & are subject to amenities, upkeep & may vary from apartment to apartment within the same building. Rate are subject to change at any given point of time.
Source: ICICI Property Services
Source: ICICI HFC Mortgage Valuation Services (Assuming 100 as a base reference no. for March-2005)
Tarnaka 2600 7000-10000 SS
Habsiguda 2700 7000-10000 SS
Uppal 2000 7000-10000 S
Capital Values (Rs./sq. ft.) 2 BHK (Rs./month)
Average Rentals for Location Market Outlook
Property Price Movement (March 2005 – September 2009): East Hyderabad
Property Price Movement Index: East Hyderabad
100
150
200
250
300
350
Mar
05
Mar
06
Mar
07
Jun
07
Sep
07
Dec
07
Mar
08
Jun
09
Sep
09
Dec
09
Mar
09
Jun
09
Sep
09
Tarnaka Tirumalghery Malkajgiri Amberpet Uppal
The actual property prices in East Hyderabad have consistently exceeded the real & logical prices over a
period of years, however for the last few quarters there has been a steady reduction in the disparity.
Comparison of actual (A) and real & logical (R&L) price movement
The real & logical (R&L) price is considered to move in line with the consumer price index. Below table
brings out a comparison between quarterly property price movements and changes in consumer price
index for East Hyderabad. Since zone wise inflation data is not available we have substituted the
Hyderabad inflation figures for each zone.
East Hyderabad
0
50
100
150
200
250
Mar
2005
Mar
2006
Mar
2007
Jun
2007
Sept
2007
Dec
2007
Mar
2008
Jun
2008
Sept
2008
Dec
2008
Mar
2009
Jun
2009
Sep
2009
East (A) East (R&L)
Source: ICICI Property Services
WEST HYDERABAD
Major Locations
Bachupally, Gachibowli, Kondapur, Kukatpally, Madhapur, Miyapur, Nallagandla-Tellapur
lWest Hyderabad consists of places that are marked by industrial estates and technological parks.
lThe regions, apart from industrial estates and technological parks, also house many residentiallocalities.
lSome of the fine hotels like Novotel, Ista, Ella Suites etc are located in this region.
Growth Stimulators
lSome of the best IT parks of India are situated here.
lGachibowli is a major IT suburb of Hyderabad and serves as a headquarter for IT giants likeMicrosoft, Infosys and Wipro. This area is gaining prominence and has been tipped to become themost exciting business address in the coming years.
lThis region is also developed into a financial hub due to presence of major corporates such as ICICIBank, Bank of America, UBS, Franklin Templeton, Capgemini and others.
lKukatpally is a major residential and commercial suburb in Hyderabad and also has the highestpopulation density in the state.
lApart from being a major shopping hub, Kukatpally also houses several educational institutes,prominent amongst them being the Jawaharlal Nehru Technological University (JNTU).
lThe Lodha Group have launched their high end project 'Lodha Belezza' at Kukatpally, the highlight ofthe project being the provision of helipads at the top of each tower.
l1.4 million sq. ft. of retail space is proposed in West Hyderabad and around 6 million sq. ft. of mallspace is under construction.
lIt is estimated that commercial development of approximately 8.8 million sq. ft. is coming up in thispart of Hyderabad, which would result in over 80,000 jobs.
lSome of the key developers in this region include Aparna Infrahousing, DLF Homes, EMAAR MGF, Vertex Homes, My Home Constructions, Mantri Developers, K. Raheja Corp., JayabheriConstructions, Aditya HIDCO, S&S Constructions.
Residential Market in West Hyderabad
Source: ICICI Property ServicesNote: The areas mentioned are built-up areas
Average Apartment Size of 2 BHK in sq. ft. 1141
Average Apartment Size of 3 BHK in sq. ft. 1704
Total Supply (in mn. sq. ft.) by 2012 35.63
Total Supply (in no. of units) by 2012 21539
Distribution of Apartment in West Hyderabad
Distribution of Apartment Type: West Hyderabad
Source: ICICI Property Services
3 BHK61%
2 BHK33%
1 BHK1%
4 BHK /Duplex /
Villa5%
Some of the Residential Projects in West Hyderabad
*Rates mentioned are based on Built-up area & are subject to amenities, upkeep & may vary from apartment to apartment within the same building.Rates are subject to change at any given point of time.
Source: ICICI Property Services
Adithya Constructions Company
Aparna InfrahousingP. Ltd.
Aparna Constructions & Estates P. Ltd.
CRK Infrastructure Developers P. Ltd.
Modi Builders
EMAAR MGF
B R Constructions
Mantri Developers
NCC Urban Infrastructure Limited
K. Raheja Corp.
Ramky Estates & FarLimited
ms
Modi Builders
Milestone Projects & Avenues P. Ltd.
Adithya Eden Woods
Aparna Sarovar
Aparna Cyber Commune
CRK Grand Kailash
Emerald Heights
Excelsior at Boulder Hills
Hema Durga Towers
Mantra Celestia
Nagarjuna Residency
Quiescent Heights
Ramky Towers
Silver Springs
Solitaire
Name of the Project Developer
59
1120
760
744
829
685
350
1100
460
72
360
630
72
No. ofUnits
Aug 2011
Mar 2010
Dec 2010
Dec 2010
Sep 2010
Jul 2011
Aug 2010
Dec 2012
Dec 2009
Nov 2011
Dec 2009
Mar 2010
Jun 2010
Dateof Completion
5500
2700
3200
3300
1900
7960
2950
3300
4250
4250
3200
1950
3500
Capital Values (in Rs. per sq. ft.)
Residential Property Rates in prime residential markets of West Hyderabad
Location Market Outlook
*Rates mentioned are based on Built-up area & are subject to amenities, upkeep & may vary from apartment to apartment within the same building.Rates are subject to change at any given point of time.
Source: ICICI Property Services
Outlook Key • R – Rising • F – Falling • S – Stagnant • SW Stagnant but likely to weaken • SS Stagnant but likely to strengthen – –
Bachupally 1700 5000-7000 S
Chandanagar 2300 6000-8000 S
Gachibowli 3000-4800 12000-15000 SS
Kondapur 2800 10000-15000 SS
Kukatpally 2900-3200 6000-8000 SS
Madhapur 3400 15000-20000 SS
Manikonda 2200 8000-10000 S
Miyapur 2400 10000-15000 SS
Nallagandla 2400 8000-10000 S
Nizampet 1800 3500-6000 S
Tellapur 2200 10000-15000 F
Capital Values
(Rs./sq. ft.) 2 BHK (Rs./month)
Average Rentals for
Source: ICICI HFC Mortgage Valuation Services (Assuming 100 as a base reference no. for March-2005)
Property Price Movement (March 2005 – September 2009): West Hyderabad
Property Price Movement Index: West Hyderabad
100
150
200
250
300
350
Mar
05
Mar
06
Mar
07
Jun
07
Sep
07
Dec
07
Mar
08
Jun
09
Sep
09
Dec
09
Mar
09
Jun
09
Sep
09
Kondapur Kukatpally Miyapur
Madhapur Nallagandla-Tellapur Gachibowli
Up to March 2008, the actual property prices had been increasing at a pace which has been significantly
higher as compared to the real & logical prices. However since then there has been a steady alignment in
both the price points, mainly due to the corrections witnessed in the property prices.
Comparison of actual (A) and real & logical (R&L) price movement
The real & logical (R&L) price is considered to move in line with the consumer price index. Below table
brings out a comparison between quarterly property price movements and changes in consumer price
index for West Hyderabad. Since zone wise inflation data is not available, we have substituted the
Hyderabad inflation figures for each zone.
Source: ICICI Property Services
West Hyderabad
0
50
100
150
200
250
Mar
2005
Mar
2006
Mar
2007
Jun
2007
Sept
2007
Dec
2007
Mar
2008
Jun
2008
Sept
2008
Dec
2008
Mar
2009
Jun
2009
Sep
2009
West (A) West (R&L)
Source: ICICI Property ServicesNote: The areas mentioned are built-up areas
Average Apartment Size of 2 BHK in sq. ft. 1061
Average Apartment Size of 3 BHK in sq. ft. 2062
Total Supply (in mn. sq.ft.) by 2012 0.99
Total Supply (in no. of units) by 2012 467
Residential Market in Central Hyderabad
CENTRAL HYDERABAD
Major Locations:
Banjara Hills, Begumpet, Jubilee Hills, Lakdi-ka-pool, Narayanguda, Punjagutta, Somajiguda.
lCentral Hyderabad houses places of tourist attraction like Archaeological Museum, Public Gardenand the Goshamahal Stadium.
Growth Stimulators
lJubilee Hills is home to the Telugu Film Industry and some of its major film studios. The area is alsothe political heart of Hyderabad as many political parties have their headquarters here.
lBanjara Hills, which in earlier times used to be a forest area serving as a hunting ground for theNizams; now has transformed into a prime urban commercial centre. It is well known for its starhotels, swanky restaurants & malls.
lThe bus service is the most convenient means of accessing this region. The central bus station islocated in the nearby region of Afzal Ganj.
lExcellent healthcare facilities like Medinova Hospital are present in the Bashir Bagh locality in CentralHyderabad.
lMany organised retail establishments like Hyderabad Central, Lifestyle etc. are located in this region.
lDue to paucity of space, there is not much residential supply in the Central region.
Distribution of Apartment in Central Hyderabad
*Rates mentioned are based on Built-up area & are subject to amenities, upkeep & may vary from apartment to apartment within the same building.Rates are subject to change at any given point of time.
Source: ICICI Property Services
Some of the Residential Projects in Central Hyderabad
Name of the Project
2 BHK23%
3 BHK77%
Distribution of Apartment Type: Central Hyderabad
Source: ICICI Property Services
Lake Nestor Lakshmi Constructions 2800 30 Sept 2010
Lakeview Mirra Sri Sai Nilaya
Residency Constructions
Sree Sreenivasa Sree Sree Sreenivasa
Constructions Constructions
Vishnu's Splendor Vishnu Housing Pvt. Ltd. 5000 70 Oct 2010
Capital Values Total
(in Rs. per sq. ft.) No. of Units
3600 Mar 201020
Developer Date of Completion
3600 78 Mar 2010
Residential Property Rates in prime residential markets of Central Hyderabad
Property Price Movement (March 2005 – September 2009): Central Hyderabad
Banjara Hills 5500 18000-20000 S
Jubilee Hills 5000 18000-20000 S
Sainikpuri 2200 5000-8000 SS
Yapral 1700 3000-5000 S
Capital Values (Rs./sq. ft.) 2 BHK (Rs./month)
Average Rentals forLocation Market Outlook
*Rates mentioned are based on Built-up area & are subject to amenities, upkeep & may vary from apartment to apartment within the same building. Rates are subject to change at any given point of time.
Source: ICICI Property Services
Source: ICICI HFC Mortgage Valuation Services (Assuming 100 as a base reference no. for March-2005)
Property Price Movement Index: Central Hyderabad
100
150
200
250
300
350
Mar
05
Mar
06
Mar
07
Jun
07
Sep
07
Dec
07
Mar
08
Jun
09
Sep
09
Dec
09
Mar
09
Jun
09
Sep
09
Punjagutta Somajiguda Begumpet Lakdi-ka-pool
Narayanguda Banjara Hills Jubilee Hills
Outlook Key • R – Rising • F – Falling • S – Stagnant • SW Stagnant but likely to weaken • SS Stagnant but likely to strengthen – –
Comparison of actual (A) and real & logical (R&L) price movement
The real & logical (R&L) price is considered to move in line with the consumer price index. Below table
brings out a comparison between quarterly property price movements and changes in consumer price
index for Central Hyderabad. Since zone wise inflation data is not available we have substituted the
Hyderabad inflation figures for each zone.
Central Hyderabad
0
50
100
150
200
250
Mar
2005
Mar
2006
Mar
2007
Jun
2007
Sept
2007
Dec
2007
Mar
2008
Jun
2008
Sept
2008
Dec
2008
Mar
2009
Jun
2009
Sep
2009
Central (A) Central (R&L)
Source: ICICI Property Services
It can be observed from the above chart that since June 2008, the gap between the property price
index and the consumer price index has been consistently reducing owing to the corrections in the
property prices.
Hyderabad Residential Absorption Index
The residential transactions in Hyderabad after peaking in July '08 have been on a declining trend. By
April '09 the transactions have come down to 45% of what they were in the same month last year, which
indicates the impact of the overall slackness in the economy on the residential real estate space in
Hyderabad. However, the market seems to have steadied over the last couple of months.
Hyderabad Residential Real Estate: Absorption Index
0
20
40
60
80
100
120
140
160
180
Apr-
08
May-
08
Jun-
08
Jul-
08
Aug-
08
Sep-
08
Oct-
08
Nov-
08
Dec-
08
Jan-
09
Feb-
09
Mar-
09
Apr-
09
May-
09
Jun-
09
Jul-
09
Aug-
09
Sep-
09
Source: ICICI HFC Mortgage Valuation Group
Infrastructure (connectivity, roads, proximity to markets)
Residential Cost
Proximity to/ Presence of organised retail
Proximity to Commercial Development
Future Infrastructure Development
Future Employment Generation
Sainikpuri - Yapral
Gachibowli - Kokapet
Miyapur- Chandanagar
Mehdipatnam- Attapur
Madhapur-Kondapur
Kompally- Medchal
Uppal - Dilsukhnagar
Banjara Hills - Jubilee Hills
Source: ICICI Property Services
Location Attractiveness Index
We have short-listed below eight prime locations within Hyderabad and critically examined them on
various parameters like infrastructure, residential costs in the region, future employment prospects, etc.
as detailed in the matrix below. Madhapur to Kondapur stretch seems to be scoring very well on all
parameters except residential cost. Miyapur to Chandanagar stretch also seems to be scoring
significantly well over other locations due to reasonable residential costs in addition to good
infrastructure, proximity to commercial and retail establishments and future infrastructure development.
•Supply Estimation
•Demand Projections
•Expected Absorption
Trends
•Demographic
Analysis
•Consumer Trends
•Consumer Behaviour
Analysis
• Entry Strategy
• Pricing Strategy
• City and Region
Prioritisation and
Expansion Strategy
• Optimum Land Use
Analysis
• Site Analysis &
SWOT
• Catchment Analysis
• Trade & Tenant Mix
• Land Valuation
• Location Analysis
• Market Analysis
• Size, Pricing, Phasing
and Positioning
(Space Programming
& Demarcation for
Optimum Utilisation
of space)
• Financial Analysis
Feasibility Studies Asset Advisory Strategic Advisory Market Research
About Research & Consultancy
ICICI Property Services is a division of ICICI Home Finance Company Limited, a 100% subsidiary of ICICI
Bank. ICICI PSG provides real estate solutions to home seekers, corporate investors, space occupiers
and developers /landlords. ICICI Property Services addresses the entire bandwidth of a real estate deal
from concept to conclusion. Research & Consultancy (R&C), a specialised group within ICICI PSG, offers
both real estate advisory and consumer demographic analysis backed by both primary and secondary
research. The following chart explains in brief the various services offered by R&C.