Hyderabad’s residential property market witnessed a notable moderation in January 2026, according to the latest assessment by Knight Frank India. Registrations of homes across the city fell by 14% year-on-year, while the total value of transactions dipped by 16% compared to the same month last year.
Shishir Baijal, Chairman and Managing Director of Knight Frank India, noted that the slowdown was largely concentrated in homes priced above Rs. 1 crore, a segment that had been driving premium-led growth throughout 2025. “January 2026 reflected a measured moderation in Hyderabad’s residential registrations, with overall volumes declining 14% year on year,” he said. “Despite this normalization, high-value homes continue to account for 44% of total transaction value, reflecting enduring demand in the premium segment.”
High-Value Homes Lead Market Dynamics
The high-value segment, defined as homes priced above Rs. 1 crore, recorded a 17% decline in registrations in January 2026 compared to the previous year. While volumes dipped, these properties maintained a disproportionate share of the market value, representing 44% of total transaction value even though they accounted for only 15% of overall registrations.
Rangareddy district, historically the city’s hub for premium residential transactions, saw registrations fall by 27% year-on-year, contributing significantly to the overall moderation. However, micro-markets such as Gachibowli and Kondapur continued to anchor Hyderabad’s premium housing demand, drawing homebuyers seeking spacious apartments and modern amenities.
Ticket Size Trends: Affordable Homes See Steady Demand
Looking at property ticket sizes, the segment below Rs. 50 lakh recorded 3,011 units in January 2026, a modest 8% dip from the previous year. Homes priced between Rs. 50 lakh and Rs. 1 crore experienced sharper moderation, falling 27% year-on-year, indicating that mid-tier buyers are becoming more selective in their purchases.
Despite these shifts, the overall market share by ticket size reflects a steady preference for affordable homes. Homes under Rs. 50 lakh now make up 64% of registration volumes, compared to 60% in January 2025, while the 50 lakh -1 crore segment fell to 21% from 25% last year. Premium properties above Rs. 1 crore retained their 15% volume share.
Apartment Sizes: Mid-Sized Homes Dominate
Most registered homes in Hyderabad fall between 1,000 and 2,000 sq. ft, comprising 65% of total registrations. Units between 2,000 and 3,000 sq. ft accounted for 11%, while smaller units below 1,000 sq. ft made up 20% combined. Larger luxury apartments above 3,000 sq. ft remain rare, contributing just 3% of transactions.
This distribution reflects a clear preference among buyers for mid-sized homes that balance space with affordability, though premium buyers continue to seek larger, amenity-rich properties in select micro-markets.
District-Wise Trends: Medchal-Malkajgiri Leads Registrations
Hyderabad’s residential market spans four districts: Hyderabad, Medchal-Malkajgiri, Rangareddy, and Sangareddy. In January 2026, Medchal-Malkajgiri accounted for the largest share of registrations at 46%, followed by Rangareddy at 34%. Hyderabad district contributed 19%, while Sangareddy remained marginal at 1%.
Compared to January 2025, Rangareddy’s share declined from 41% to 34%, highlighting a softening of high-value transactions in this traditionally strong district. Meanwhile, Hyderabad district’s share rose from 14% to 19%, indicating renewed interest in urban and central locations.
Price Trends: Weighted Average Prices Show Mild Growth
The weighted average price of transacted residential properties rose by 1% year-on-year in January 2026. Among districts, Rangareddy recorded the sharpest increase of 8%, reflecting its emergence as a key hub for both residential and commercial development. Hyderabad district saw a modest 2% increase, keeping overall market prices relatively stable.
The weighted average price indicates the value at which properties are registered in each district, with area transacted used as the weighting factor. This metric highlights both affordability trends and premium segment dynamics, offering insight into buyer behavior across different neighborhoods.
Premium Deals Continue to Draw Attention
Even as overall registrations moderated, high-value deals remained noteworthy. In January 2026, the city recorded five major property transactions valued above Rs. 6 crore. Four of these were in Rangareddy (West) and one in Hyderabad (Central), demonstrating that luxury buyers continue to prioritize prime locations and spacious, well-appointed homes.
This pattern underscores that while volume growth has slowed, the appetite for premium housing remains robust among discerning buyers seeking lifestyle and investment value.
Looking Ahead: A Market in Transition
January 2026 paints a picture of a Hyderabad residential market in transition. Volumes are moderating after a strong 2025, particularly in the high-value segment, while mid-sized and affordable homes continue to drive overall registration activity.
Rangareddy’s slowing registrations indicate a recalibration in the premium market, but established micro-markets and luxury apartments still command attention. Medchal-Malkajgiri’s dominance shows that buyers continue to favour well-connected suburban locations.
As the market adjusts to shifting buyer preferences, experts suggest that developers may need to balance pricing, amenities, and location offerings to maintain momentum across all segments. The city’s residential market, therefore, remains dynamic, tempered in volume but resilient in value.
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