Property Investment Calculator — Hyderabad (2026)
Rental yield, cash flow, and return on cash for a buy-to-let in Hyderabad, Telangana. Planning to live in it instead? Use the Hyderabad rent vs buy calculator.
Thinking about buying property to rent out in Hyderabad? This calculator models a Hyderabad buy-to-let the way an investor should look at it — not just the EMI, but the gross rental yield, monthly cash flow, the full 7.5% of upfront transaction costs (Telangana stamp duty, registration, and brokerage), and your return on cash if you sell in any of the next 30 years.
On the worked example of a ₹1,10,00,000 property (assuming 30% down at 8.5% over 20 years, all editable), the EMI is ₹66,822 and you need ₹41,25,000 of upfront cash. A typical rent of ₹30,000/month is a gross rental yield of 3.3% and a monthly shortfall of ₹36,822 that you fund until rents rise.
Selling after 10 years under the default 7% property-growth and 5% rent-growth assumptions, the modelled net gain is ₹84,17,109 — a return on cash of about 204% on your ₹41,25,000 outlay. The investment breaks even on sale around year 2. Rental yields and price growth vary a lot by locality and are not guaranteed — use the calculator to test conservative cases before you commit.
Hyderabad property investment calculator
Key outputs
On a ₹1,10,00,000 property in Hyderabad, the gross rental yield is 3.3% and monthly cash flow is -₹36,822 (you top this up each month). You need ₹41,25,000 upfront, and it turns net-positive on sale around year 2.
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30-year projection
Full year-by-year projection
| Year | Property value | Annual rent | Annual EMI | Outstanding loan | Home equity | Net (rent − EMI) | Cumulative net cash | Net gain if sold |
|---|---|---|---|---|---|---|---|---|
| 1 | ₹1,17,70,000 | ₹3,60,000 | ₹8,01,869 | ₹75,46,752 | ₹42,23,248 | -₹4,41,869 | -₹4,41,869 | -₹4,61,321 |
| 2 | ₹1,25,93,900 | ₹3,78,000 | ₹8,01,869 | ₹73,79,959 | ₹52,13,941 | -₹4,23,869 | -₹8,65,737 | ₹97,265 |
| 3 | ₹1,34,75,473 | ₹3,96,900 | ₹8,01,869 | ₹71,98,423 | ₹62,77,050 | -₹4,04,969 | -₹12,70,706 | ₹7,46,590 |
| 4 | ₹1,44,18,756 | ₹4,16,745 | ₹8,01,869 | ₹70,00,840 | ₹74,17,916 | -₹3,85,124 | -₹16,55,830 | ₹14,92,899 |
| 5 | ₹1,54,28,069 | ₹4,37,582 | ₹8,01,869 | ₹67,85,793 | ₹86,42,276 | -₹3,64,286 | -₹20,20,116 | ₹23,42,879 |
| 6 | ₹1,65,08,034 | ₹4,59,461 | ₹8,01,869 | ₹65,51,738 | ₹99,56,296 | -₹3,42,407 | -₹23,62,523 | ₹33,03,692 |
| 7 | ₹1,76,63,596 | ₹4,82,434 | ₹8,01,869 | ₹62,96,994 | ₹1,13,66,602 | -₹3,19,434 | -₹26,81,958 | ₹43,83,008 |
| 8 | ₹1,89,00,048 | ₹5,06,556 | ₹8,01,869 | ₹60,19,734 | ₹1,28,80,314 | -₹2,95,313 | -₹29,77,270 | ₹55,89,044 |
| 9 | ₹2,02,23,051 | ₹5,31,884 | ₹8,01,869 | ₹57,17,966 | ₹1,45,05,086 | -₹2,69,985 | -₹32,47,255 | ₹69,30,600 |
| 10 | ₹2,16,38,665 | ₹5,58,478 | ₹8,01,869 | ₹53,89,524 | ₹1,62,49,141 | -₹2,43,391 | -₹34,90,645 | ₹84,17,109 |
| 11 | ₹2,31,53,371 | ₹5,86,402 | ₹8,01,869 | ₹50,32,052 | ₹1,81,21,320 | -₹2,15,467 | -₹37,06,112 | ₹1,00,58,674 |
| 12 | ₹2,47,74,107 | ₹6,15,722 | ₹8,01,869 | ₹46,42,982 | ₹2,01,31,126 | -₹1,86,146 | -₹38,92,258 | ₹1,18,66,126 |
| 13 | ₹2,65,08,295 | ₹6,46,508 | ₹8,01,869 | ₹42,19,521 | ₹2,22,88,774 | -₹1,55,360 | -₹40,47,619 | ₹1,38,51,072 |
| 14 | ₹2,83,63,876 | ₹6,78,834 | ₹8,01,869 | ₹37,58,631 | ₹2,46,05,245 | -₹1,23,035 | -₹41,70,654 | ₹1,60,25,952 |
| 15 | ₹3,03,49,347 | ₹7,12,775 | ₹8,01,869 | ₹32,57,002 | ₹2,70,92,345 | -₹89,093 | -₹42,59,747 | ₹1,84,04,104 |
| 16 | ₹3,24,73,801 | ₹7,48,414 | ₹8,01,869 | ₹27,11,034 | ₹2,97,62,767 | -₹53,455 | -₹43,13,202 | ₹2,09,99,828 |
| 17 | ₹3,47,46,967 | ₹7,85,835 | ₹8,01,869 | ₹21,16,807 | ₹3,26,30,160 | -₹16,034 | -₹43,29,235 | ₹2,38,28,455 |
| 18 | ₹3,71,79,255 | ₹8,25,127 | ₹8,01,869 | ₹14,70,056 | ₹3,57,09,199 | ₹23,258 | -₹43,05,978 | ₹2,69,06,429 |
| 19 | ₹3,97,81,803 | ₹8,66,383 | ₹8,01,869 | ₹7,66,138 | ₹3,90,15,665 | ₹64,514 | -₹42,41,463 | ₹3,02,51,384 |
| 20 | ₹4,25,66,529 | ₹9,09,702 | ₹8,01,869 | ₹0 | ₹4,25,66,529 | ₹1,07,833 | -₹41,33,630 | ₹3,38,82,234 |
| 21 | ₹4,55,46,186 | ₹9,55,187 | ₹0 | ₹0 | ₹4,55,46,186 | ₹9,55,187 | -₹31,78,443 | ₹3,77,87,282 |
| 22 | ₹4,87,34,419 | ₹10,02,947 | ₹0 | ₹0 | ₹4,87,34,419 | ₹10,02,947 | -₹21,75,496 | ₹4,19,46,579 |
| 23 | ₹5,21,45,828 | ₹10,53,094 | ₹0 | ₹0 | ₹5,21,45,828 | ₹10,53,094 | -₹11,22,402 | ₹4,63,76,968 |
| 24 | ₹5,57,96,036 | ₹11,05,749 | ₹0 | ₹0 | ₹5,57,96,036 | ₹11,05,749 | -₹16,654 | ₹5,10,96,422 |
| 25 | ₹5,97,01,759 | ₹11,61,036 | ₹0 | ₹0 | ₹5,97,01,759 | ₹11,61,036 | ₹11,44,382 | ₹5,61,24,124 |
| 26 | ₹6,38,80,882 | ₹12,19,088 | ₹0 | ₹0 | ₹6,38,80,882 | ₹12,19,088 | ₹23,63,470 | ₹6,14,80,543 |
| 27 | ₹6,83,52,544 | ₹12,80,042 | ₹0 | ₹0 | ₹6,83,52,544 | ₹12,80,042 | ₹36,43,512 | ₹6,71,87,531 |
| 28 | ₹7,31,37,222 | ₹13,44,044 | ₹0 | ₹0 | ₹7,31,37,222 | ₹13,44,044 | ₹49,87,556 | ₹7,32,68,406 |
| 29 | ₹7,82,56,828 | ₹14,11,246 | ₹0 | ₹0 | ₹7,82,56,828 | ₹14,11,246 | ₹63,98,803 | ₹7,97,48,062 |
| 30 | ₹8,37,34,805 | ₹14,81,809 | ₹0 | ₹0 | ₹8,37,34,805 | ₹14,81,809 | ₹78,80,612 | ₹8,66,53,069 |
Hyderabad property investment FAQs
What is the rental yield in Hyderabad?
At a rent of ₹30,000/month on a ₹1,10,00,000 property, the gross rental yield in Hyderabad is about 3.3% per year (before maintenance, tax, and vacancy). That is the annual rent as a share of the purchase price.
Is a buy-to-let property cash-flow positive in Hyderabad?
Not initially. At ₹30,000 rent against a ₹66,822 EMI (30% down at 8.5% over 20 years), you top up about ₹36,822 a month; rent growth narrows this gap over time.
What return could a Hyderabad property give if sold in 10 years?
Selling after 10 years (default 7% property growth, 5% rent growth, 1.0% resale cost), the modelled net gain is ₹84,17,109 on ₹41,25,000 of upfront cash — a return on cash of about 204%. These are assumptions you can change.
How much upfront cash do I need to invest in a ₹1.10 Cr property in Hyderabad?
To invest in a ₹1,10,00,000 property in Hyderabad you need roughly ₹41,25,000 upfront: a 30% down payment of ₹33,00,000 plus ₹8,25,000 of stamp duty, registration, and brokerage.
When does a Hyderabad property investment break even?
Under the default assumptions, a Hyderabad purchase turns net-positive on sale around year 2 — before that, appreciation has not yet covered your transaction and holding costs.