Seven places down the NHB RESIDEX table sits Hyderabad, at 7 of 9. Its April-June 2026 reading of +5.2% is below the +7% composite. The group runs from Faridabad +24.4% to Kalyan-Dombivli -1.7%. Appraisals ordered by lenders feed the index, which therefore tracks valuations and not completed sales.
No RERA authority is named for Telangana on this page. Registration is handled by the Registration and Stamps Department, Telangana. Land records are kept in the Integrated Land Records Management System. The Greater Hyderabad Municipal Corporation is the civic body. Hyderabad is also in the RBI House Price Index, with its city figure in the RBI DBIE database only.
Progress under PMAY-Urban in Telangana, on 28 September 2026, is 4,00,505 houses sanctioned and 2,42,549 completed, or 61%. Occupied houses come to 2,02,665, and 34,806 are under construction.
Telangana stamp duty is left out, the official schedule being out of Payotte's reach. Anyone needing the exact cost should look at the state registration department before relying on a total. Lenders charged 7.61% on average for new home loans in August 2026. The RESIDEX source is the National Housing Bank press release covering April-June 2026. Valuations are the measured quantity there, so the figure should not be read as a sale price.
In short
Stamp duty is not computed for Telangana: its rate pages cannot be read from outside India. Prices in Hyderabad changed by +5.2% over a year (NHB RESIDEX, April-June 2026). A bank lends at most 80% of a ₹50 lakh home (RBI); the average rate on new housing loans was 7.61% in August 2026.
Calculate for Hyderabad
Buying: no stamp duty is computed for Telangana; the home loan calculator works everywhere.
Hyderabad against the rest of India
The NHB publishes a RESIDEX change for only nine of the 44 cities on Payotte. Hyderabad is 7th of the nine cities, at +5.2%: 1.8 points behind the 50-city composite (+7%). The range runs from +24.4% in Faridabad to -1.7% in Kalyan-Dombivli.
Where Payotte reads the rates, the duty on a ₹50 lakh home runs from ₹2,50,000 in Uttarakhand (5% of the price) to ₹5,00,000 in Puducherry (10%): seven states and union territories out of 36, which leaves Telangana off that scale.
Hyderabad lies at 17.4°N, 78.5°E. The nearest of the other 43 cities is Vijayawada, 255 km to the south-east, then Nagpur (425 km, north) and Bengaluru (500 km, south), as the crow flies. No other city on Payotte lies within 150 km. The farthest is Guwahati, 1,685 km away. The closest city with a RESIDEX figure after itself is Bengaluru (+21.5%), 500 km away.
Hyderabad is the only city of Telangana on Payotte.
| City | Distance | Direction | Prices over a year (RESIDEX) |
|---|---|---|---|
| Vijayawada | 255 km | south-east | no figure |
| Nagpur | 425 km | north | no figure |
| Bengaluru | 500 km | south | +21.5% |
| Pune | 505 km | west | +3.7% |
| Visakhapatnam | 505 km | east | no figure |
| Pimpri-Chinchwad | 510 km | west | no figure |
| Chennai | 515 km | south | +10.8% |
| Raipur | 540 km | north-east | no figure |
| Nashik | 570 km | north-west | no figure |
| Panvel | 590 km | west | no figure |
| Kalyan-Dombivli | 600 km | west | -1.7% |
| Navi Mumbai | 605 km | west | no figure |
Where to check in Telangana
The official sites to use before buying in Hyderabad, Telangana: the portal that registers the sale deed, the land records and the municipal body that levies property tax. Each link goes to a government site.
- Deed registration and stamp duty: Registration and Stamps Department, Telangana (did not open from outside India).
- Land records: Integrated Land Records Management System, Telangana (did not open from outside India).
- Municipal body of Hyderabad: Greater Hyderabad Municipal Corporation, Telangana (did not open from outside India).
Sites listed by the Integrated Government Online Directory of the National Informatics Centre and the list of State and UT registration websites of the National Generic Document Registration System, read between 18 October 2026 and 2 November 2026; 3 sites did not open from outside India that day, the address is the one the official list gives. Search a registration number, a deed or a land record yourself on these sites: Payotte copies nothing from the registers.
The questions, answered
How much stamp duty in Hyderabad?
Payotte shows no figure: the rate pages of Telangana could not be read from outside India. Ask the sub-registrar office.
What EMI on a ₹50 lakh home in Hyderabad?
On the largest loan an Indian bank may grant (80% of the price, RBI), ₹40 lakh over 20 years at the 7.61% average rate costs ₹32,493 a month.
How much tax when you sell a home in Hyderabad?
The Income-tax Act applies across India: a gain on a home held more than 24 months is taxed at 12.5% without indexation, ₹2,50,000 on a ₹20 lakh gain, before surcharge and cess
Are house prices rising in Hyderabad?
The NHB RESIDEX index for Hyderabad, based on bank and housing finance company valuations, changed by +5.2% over a year in April-June 2026, against +7% for the 50-city composite (National Housing Bank).
More on the tax when you sell: capital gains tax on property. On the loan: eligibility and EMI.
The figures
| Measure | Value | Source |
|---|---|---|
| House prices, change over a year (April-June 2026) | +5.2% | NHB RESIDEX |
The RBI and the NHB publish price indices, not prices in rupees. National figures: RBI House Price Index +3.6% over a year (Q1:2026-27 (April-June 2026)); average rate on new housing loans 7.61% (August 2026).
Elsewhere in Telangana
Sources
- Housing scheme: States/UTs wise Progress under PMAY-U & PMAY-U 2.0 (Ministry of Housing and Urban Affairs) (as of 28 September 2026).
- Prices and loans: NHB RESIDEX (source acknowledged); RBI House Price Index; RBI lending rates; RBI Credit Facilities Directions 2025, paragraph 111.