Rent vs Buy Calculator — Hyderabad (2026)
Home-buying economics for Hyderabad, Telangana, with Telangana’s real stamp duty and registration costs. Buying to rent out? See the Hyderabad investment calculator.
Where to buy in Hyderabad? Best areas, prices & what to expect · ₹6K–₹15K/sq ftSee details
Hyderabad's growth is anchored by its western IT and pharma belt — the Financial District around Gachibowli and the luxury corridor of Kokapet, both averaging around ₹11,000–12,000/sq ft. Kondapur, Narsingi, and the wider Outer Ring Road zone absorb much of the new supply, while northern suburbs like Kompally stay more affordable. Government guidance values around the ORR were revised up 30–50% in 2026, pushing statutory costs higher.
Typical on-market price
₹6K–₹15K / sq ft
Notable localities
- Gachibowli — Financial District core; ~₹11,100/sq ft average, deep rental demand.
- Kokapet — Fast-rising luxury belt on the ORR; ~₹11,900/sq ft average.
- Kondapur — Established IT-adjacent hub; ~₹10,000/sq ft.
- Narsingi — Emerging premium zone near the ORR and Financial District.
- Kompally — More affordable northern suburb for value buyers.
Hyderabad rent vs buy calculator
Key outputs
Buying this ₹1,10,00,000 home in Hyderabad means an EMI of ₹66,822 paid from your pocket and ₹40,70,000 upfront. If you sell, selling turns net-positive around year 7. See the verdict below to compare with renting and investing that cash instead.
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30-year projection
Rent vs Buy — what leaves you richer?
If you don’t buy, you keep your ₹40,70,000 of upfront cash to invest and pay rent instead. Here’s the cash each path leaves you with — buying means selling the home minus the EMIs you paid; renting means your invested cash minus the rent you paid.
| After 10 yrs | After 20 yrs | After 30 yrs | |
|---|---|---|---|
| Buy → sell the home | |||
| Net sale proceeds | ₹1,46,31,296 | ₹3,93,83,985 | ₹7,74,74,259 |
| − Total EMI paid | −₹80,18,687 | −₹1,60,37,373 | −₹1,60,37,373 |
| = Final cash | ₹66,12,610 | ₹2,33,46,612 | ₹6,14,36,886 |
| Rent → invest the ₹40,70,000 + pay rent | |||
| Total rent paid | ₹45,28,041 | ₹1,19,03,743 | ₹2,39,17,985 |
| Stock market @ 10.0% → value | ₹1,05,56,532 | ₹2,73,80,925 | ₹7,10,19,067 |
| = Final cash (− rent) | ₹60,28,490 | ₹1,54,77,181 | ₹4,71,01,082 |
| Fixed deposit @ 7.0% → value | ₹80,06,306 | ₹1,57,49,616 | ₹3,09,81,878 |
| = Final cash (− rent) | ₹34,78,265 | ₹38,45,872 | ₹70,63,893 |
| P2P lending @ 12.0% → value | ₹1,26,40,802 | ₹3,92,60,413 | ₹12,19,36,883 |
| = Final cash (− rent) | ₹81,12,761 | ₹2,73,56,669 | ₹9,80,18,898 |
| Verdict | Renting + P2P wins | Renting + P2P wins | Renting + P2P wins |
Buy “final cash” is the sale proceeds minus every EMI you paid; rent “final cash” is the invested cash minus every rent payment — so both count their housing cost. The property’s net gain (final cash − upfront) matches “Net gain if sold” in the projection below.
Illustrative only, not financial advice. Investment rows assume the upfront cash is a one-time lump sum compounding at the rate you enter. Returns are assumptions and are not guaranteed.
Full year-by-year projection
| Year | Property value | Annual EMI | Outstanding loan | Home equity | Cumulative EMI paid | Net gain if sold |
|---|---|---|---|---|---|---|
| 1 | ₹1,10,00,000 | ₹8,01,864 | ₹75,46,752 | ₹8,01,869 | ||
| 2 | ₹1,17,70,000 | ₹8,01,864 | ₹73,79,959 | ₹16,03,737 | ||
| 3 | ₹1,25,93,900 | ₹8,01,864 | ₹71,98,423 | ₹24,05,606 | ||
| 4 | ₹1,34,75,473 | ₹8,01,864 | ₹70,00,840 | ₹32,07,475 | ||
| 5 | ₹1,44,18,756 | ₹8,01,864 | ₹67,85,793 | ₹40,09,343 | ||
| 6 | ₹1,54,28,069 | ₹8,01,864 | ₹65,51,738 | ₹48,11,212 | ||
| 7 | ₹1,65,08,034 | ₹8,01,864 | ₹62,96,994 | ₹56,13,081 | ||
| 8 | ₹1,76,63,596 | ₹8,01,864 | ₹60,19,734 | ₹64,14,949 | ||
| 9 | ₹1,89,00,048 | ₹8,01,864 | ₹57,17,966 | ₹72,16,818 | ||
| 10 | ₹2,02,23,051 | ₹8,01,864 | ₹53,89,524 | ₹80,18,687 | ||
| 11 | ₹2,16,38,665 | ₹8,01,864 | ₹50,32,052 | ₹88,20,555 | ||
| 12 | ₹2,31,53,371 | ₹8,01,864 | ₹46,42,982 | ₹96,22,424 | ||
| 13 | ₹2,47,74,107 | ₹8,01,864 | ₹42,19,521 | ₹1,04,24,293 | ||
| 14 | ₹2,65,08,295 | ₹8,01,864 | ₹37,58,631 | ₹1,12,26,161 | ||
| 15 | ₹2,83,63,876 | ₹8,01,864 | ₹32,57,002 | ₹1,20,28,030 | ||
| 16 | ₹3,03,49,347 | ₹8,01,864 | ₹27,11,034 | ₹1,28,29,899 | ||
| 17 | ₹3,24,73,801 | ₹8,01,864 | ₹21,16,807 | ₹1,36,31,767 | ||
| 18 | ₹3,47,46,967 | ₹8,01,864 | ₹14,70,056 | ₹1,44,33,636 | ||
| 19 | ₹3,71,79,255 | ₹8,01,864 | ₹7,66,138 | ₹1,52,35,505 | ||
| 20 | ₹3,97,81,803 | ₹8,01,864 | ₹0 | ₹1,60,37,373 | ||
| 21 | ₹4,25,66,529 | ₹0 | ₹0 | ₹1,60,37,373 | ||
| 22 | ₹4,55,46,186 | ₹0 | ₹0 | ₹1,60,37,373 | ||
| 23 | ₹4,87,34,419 | ₹0 | ₹0 | ₹1,60,37,373 | ||
| 24 | ₹5,21,45,828 | ₹0 | ₹0 | ₹1,60,37,373 | ||
| 25 | ₹5,57,96,036 | ₹0 | ₹0 | ₹1,60,37,373 | ||
| 26 | ₹5,97,01,759 | ₹0 | ₹0 | ₹1,60,37,373 | ||
| 27 | ₹6,38,80,882 | ₹0 | ₹0 | ₹1,60,37,373 | ||
| 28 | ₹6,83,52,544 | ₹0 | ₹0 | ₹1,60,37,373 | ||
| 29 | ₹7,31,37,222 | ₹0 | ₹0 | ₹1,60,37,373 | ||
| 30 | ₹7,82,56,828 | ₹0 | ₹0 | ₹1,60,37,373 |
Hyderabad home-buying FAQs
What is the stamp duty rate in Hyderabad?
Stamp duty in Hyderabad (Telangana) is 4.0% of the property value, the same regardless of the buyer’s gender. On the example price of ₹1,10,00,000 that works out to ₹4,40,000.
What is the property registration charge in Telangana?
Registration charge in Telangana is 0.5% of the property value with no upper cap. On the example price of ₹1,10,00,000 that is ₹55,000.
When does buying break even if you sell in Hyderabad?
Buying a ₹1,10,00,000 home in Hyderabad (30% down at 8.5% over 20 years) turns net-positive on sale around year 7 — that is when the sale proceeds finally cover your upfront cash and the EMIs paid. By year 10 the modelled net gain is about ₹25,42,610.
How much upfront cash do I need to buy a ₹1.10 Cr home in Hyderabad?
To buy a ₹1,10,00,000 home in Hyderabad you need roughly ₹40,70,000 upfront: a 30% down payment of ₹33,00,000 plus ₹7,70,000 of transaction costs (stamp duty ₹4,40,000, transfer duty ₹1,65,000, registration ₹55,000, brokerage ₹1,10,000).
Do women get a stamp duty concession in Telangana?
No. Telangana offers no reduced stamp duty for women buyers — the 4.0% slab applies regardless of who the property is registered to.
Is Gachibowli or Kokapet better for a luxury property in Hyderabad?
Gachibowli is the established Financial District with mature infrastructure, offices, and rental demand at ~₹11,100/sq ft. Kokapet is the newer luxury corridor on the Outer Ring Road, with high-rise premium launches and strong appreciation at ~₹11,900/sq ft. Gachibowli suits buyers wanting proven rental demand; Kokapet suits those after newer luxury stock and growth.
How much are stamp duty and registration charges in Hyderabad?
A Hyderabad sale deed carries roughly 6% in combined statutory charges — about 4% stamp duty plus 1.5% transfer duty and 0.5% registration — calculated on the higher of the sale price or the government guidance value. Note that 2026 guidance values near the Outer Ring Road were revised up 30–50%, which raises the effective cost in those areas.
Hyderabad at a glance
Based on an example ₹1,10,00,000 home at 30% down, 8.5% over 20 years. Change any input in the calculator to see your own numbers.
| Example property price | ₹1,10,00,000 |
|---|---|
| Down payment (30%) | ₹33,00,000 |
| Loan amount | ₹77,00,000 |
| Monthly EMI | ₹66,822 |
| Stamp duty (4.0%) | ₹4,40,000 |
| Transfer duty (1.5%) | ₹1,65,000 |
| Registration | ₹55,000 |
| Brokerage | ₹1,10,000 |
| All-in transaction cost (7.0%) | ₹7,70,000 |
| Upfront cash needed | ₹40,70,000 |
| Rent if you rented instead | ₹30,000 / mo |
| Net gain if sold (10 yr) | ₹25,42,610 |
| Break-even on sale | Year 7 |