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West Zone · 500118

Bachupally, Hyderabad

  • 4.8
  • (8 Reviews)
Rank #249/875

Bachupally is a well-regarded locality in Hyderabad, specifically within the West Zone micromarket, ranked 249 out of 875 localities. It offers a dynamic real estate market with 305 properties for sale and 129 for rent, spanning various Apartment, Villa, Land, at an average sale price of ₹6,500 per sq ft and an average rental price of ₹22 per sq ft.

  • Good Bus Network
  • Family Friendly
  • Good Schools Nearby
  • High Rental Demand
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Location Map of Bachupally, Hyderabad
  • Overview
  • Why Choose
  • What's new
  • Explore Landmark
  • Travel Time
  • Price Insights
  • Market Demand & Supply
  • Top Projects
  • Top Builders
  • Recommended Properties
  • Explore Nearby
  • What locals Say About
  • FAQ
Locality Snapshot

About Bachupally, Hyderabad

Bachupally is a prominent locality in Hyderabad, situated within the West Zone micromarket and identified by the pincode 500118. Ranked 249 out of 875 localities, it offers a dynamic real estate landscape for both buyers and renters.

  • Bachupally is currently showcasing 305 properties for sale and 129 properties for rent, with available property types including Apartment, Villa, Land.
  • The market presents a diverse range of housing options, with 1 BHK,2 BHK,3 BHK,4 BHK readily available.
  • The average sale price in Bachupally stands at ₹6,500 per sq ft, with prices ranging from ₹25.18 Lakh to ₹5.50 Cr.
  • For renters, the average rental price is ₹22 per sq ft, and the locality boasts a rental yield of 4.06%. Monthly rental rates are approximately ₹35,000 for 2 BHK, ₹41,500 for 3 BHK, and ₹45,500 for 4 BHK.
  • Bachupally scores highly across key indices, with a livability index of 4.3/5, a connectivity index of 3.9/5, a lifestyle index of 4.2/5, and an edu-health index of 4.0/5.
  • Government transactions in the area have seen a count of 371, with a gross value of ₹ 177 Cr over the Oct 25 to Sep 26 period.
  • Essential services are within easy reach, with Keshava Reddy School, Geetanjali High School, Sliver Oaks International School, Silver Oaks International School, Bachupally Primary School and Sri Physiotherapy And Rehabilitation Center, Relief Hospital, Susrutha Clinic, Sri Swastik Multispecialty Hospital, Tanvi Physiotherapy Clinic serving the community.

Advantages & Considerations

Why choose Bachupally for Living?

An honest look at what residents love — and what to watch out for.

What BHK configurations are available and who do they suit?

Bachupally offers a diverse range of housing options, with 1 BHK,2 BHK,3 BHK,4 BHK configurations catering to various household needs.

What social infrastructure and lifestyle quality does this locality offer?

Bachupally provides residents with convenient access to essential social infrastructure, including Keshava Reddy School, Geetanjali High School, Sliver Oaks International School, Silver Oaks International School, Bachupally Primary School and Sri Physiotherapy And Rehabilitation Center, Relief Hospital, Susrutha Clinic, Sri Swastik Multispecialty Hospital, Tanvi Physiotherapy Clinic, enhancing the overall living experience. Residents can also enjoy retail and entertainment options at Swagath Fashion Mall, Royal Plaza, CMR Family Mall, Sriven Mall, AnushabazarCom. The locality boasts a 4.2/5 lifestyle index, reflecting a desirable quality of life.

How active is the locality from a transaction perspective?

Bachupally recorded 371 government transactions valued at ₹ 177 Cr over the Oct 25 to Sep 26 period. This indicates significant market activity and buyer interest within the area.

What is the average asking price, how has it changed quarterly, and how does it compare to the government registration rate?

The average asking price in Bachupally is ₹6,500 per sq ft, with a market asking price of ₹6,500 per sq ft. The quarterly price change indicates a decrease of -11.43%. The average government registration rate stands at ₹2,900 per sq ft, with the government registered rate also at ₹2,900 per sq ft.
The following table illustrates the historical price trends in Bachupally:

QuarterLocation RateMicromarket Rate
Jun 2026₹6,500 per sq ft₹9,900 per sq ft
Mar 2026₹7,350 per sq ft₹9,700 per sq ft
Dec 2025₹6,950 per sq ft₹9,650 per sq ft
Sep 2025₹6,650 per sq ft₹9,100 per sq ft

This data suggests fluctuations in both location and micromarket rates over the observed periods.

What is the rental yield and which projects lead by rental or transaction rate?

Bachupally offers a rental yield of 4.06%. The top projects by listing rate include Spatial Coral at ₹9,600 per sq ft, Risinia Intelli Park at ₹9,450 per sq ft, KPR Elite Bachupally at ₹9,300 per sq ft, Ramky One Harmony at ₹8,850 per sq ft, and Risinia Skyon at ₹8,650 per sq ft.

Which developers are active here and what is the project pipeline?

The project pipeline in Bachupally shows robust development activity, with 10 new launch projects, 11 under construction projects, and 10 ready-to-move projects. Key developers contributing to this pipeline include Ramky Group, Praneeth Developers, Greater Infra Projects, Tripura Constructions, Fortune Green Homes, with some developers having multiple projects underway.

What's Great

Top Highlights

  • Bachupally offers excellent connectivity via the Outer Ring Road (ORR).
  • Proximity to IT hubs like HITEC City and Gachibowli is a major advantage.
  • Reputed institutions like Oakridge International School serve the community.
  • Bachupally features numerous new residential projects like Urbanrise On Cloud 33.
  • The area boasts a serene living environment with ample green spaces.

Best For

  • Families prioritizing reputed schools like Silver Oaks find Bachupally ideal.
  • Professionals working in nearby Hitech City or the Pharma Hub find it a convenient residential choice.
  • First-time homebuyers seeking spacious and affordable homes are well-suited for Bachupally.
  • Investors looking for steady rental yields and mid-term appreciation are drawn to Bachupally.
  • Those who prefer peaceful surroundings with greenery and parks over urban buzz find Bachupally appealing.
What's Concerning

Watchouts / Gaps

  • Ongoing road widening on the Miyapur-Bachupally stretch causes congestion and delays.
  • Industrial and chemical pollution from nearby factories is a significant concern for residents.
  • Traffic chaos and unregulated movement are common on the Miyapur-Bachupally highway, affecting students.
  • Inadequate infrastructure development, including sewerage, lags behind the rapid construction of high-rise projects.
  • Property disputes and unauthorized construction are issues reaching civic authorities in Bachupally.

Not Ideal For

  • Those who rely heavily on public transport may struggle due to limited TSRTC frequency.
  • Residents may face difficulties due to ongoing construction of the Bachupally Outer Ring Road flyover.
  • People sensitive to pollution may find Bachupally challenging due to nearby industrial pollutants.
  • Individuals needing immediate access to medical facilities might struggle with the current healthcare infrastructure.
  • Commuters may face significant delays from traffic congestion on the Bachupally–Mallampet Road.
Recent & Future Developments

What's New in Bachupally, Hyderabad

Live news feed — last updated 02 June 2026

02 Jun2026

Telangana Sanctions ₹612.5 Crore Loan for Hyderabad Water Board Infrastructure

Telangana government has sanctioned loans totaling ₹612.5 crore to the Hyderabad Metropolitan Water Supply and Sewerage Board for infrastructure & development projects. This funding will support the Sunkishala intake project under Krishna Drinking Water Supply Project and other development works.

Source: Hyderabad Mail
02 Jun2026

Telangana Government Plans 600-Meter Growth Corridors Along Greenfield Radial Roads

The Telangana government has decided to develop Greenfield Radial Roads as growth corridors, with plans to levy impact fees to fund major infrastructure projects. A 600-meter-wide development zone is proposed along these roads, which are part of a 247 km network under development.

Source: Hyderabad Mail, Telangana Tribune
28 Apr2026

Hyderabad's H City Project Aims for Traffic-Free Commute with New Infrastructure

The Telangana government is accelerating the H City project, allocating Rs 7042 crore for infrastructure development to ease traffic congestion and improve connectivity. The project includes the construction of steel bridges and underpasses in key areas like Jubilee Hills, Film Nagar, and Road Number 45. A 2500-meter flyover connecting Nalgonda crossroads to Owaisi Junction is nearing completion.

Source: The South India Times
24 Apr2026

Telangana RERA Tribunal Exempts Small Projects from Registration

The Telangana RERA Appellate Tribunal has ruled that real estate projects on plots less than 500 square yards or upto 8 units , do not require mandatory RERA registration. This ruling provides regulatory clarity for small residential developments and may simplify approvals and timelines for such projects, potentially supporting faster redevelopment in urban areas with limited plot sizes.

Source: Deccan Chronicle
26 Mar2026

Hyderabad Metro Phase 2 Gets 'Green Light', to Connect Airport and Old City

The Central Government has given its approval for Hyderabad Metro Phase 2, which will connect the airport and the Old City. This expansion is expected to significantly improve connectivity to areas like Shamshabad and the Old City, potentially boosting real estate values and easing travel for residents and tourists.

Source: The Times of India
24 Oct2025

Residents of Bachupally Sai Anurag Colony are facing severe groundwater contamination and are demanding immediate action from the authorities. The specific impact of this contamination on public health and daily life is a growing concern for the community.

Source: Hyderabad Mail
05 Oct2025

The Telangana Housing Board is set to auction residential and commercial plots in various parts of Hyderabad and nearby towns starting October 6, 2025. Open auctions will be held for residential plots in Chintal and Nizampet-Bachupally, while e-auctions are scheduled for commercial plots in KPHB, Nampally, and Raviryala. Lands situated in Jogulamba Gadwal and Nizamabad districts will also be part of the auction process.

Source: The Hindu, Telangana Tribune & 2 others
Explore Key Amenities & Commute

What's Around Bachupally, Hyderabad

Schools, transit, healthcare and essentials within walking distance — plus quick travel-time estimates to Hyderabad's top business hubs.

How well-connected , and what is its connectivity rating?

Bachupally boasts a connectivity index rating of 3.9/5 connectivity index. Residents can easily access Gajularamaram, Nizampet Road, Khazipally, Sai Anurag Colony, ALEAP Industrial Area for various needs.

What lifestyle venues are conveniently located?

Residents of Bachupally have access to several lifestyle venues, including Capital Sri Navya Grand Hotel, Hotel Sitara Grand, Zibe Hyderabad by GRT Hotels, Hotel Swagath Residency, Hotel Swagath Residency. Additionally, Mandir, Renuka Yellamma Temple, Hanuman Temple, Durga Matha Temple, Sri Kankadurga Temple are situated nearby, catering to spiritual needs.

What do the quality-of-life index scores reveal about living?

Bachupally boasts a strong livability index of 4.3/5 livability index, complemented by an impressive edu-health index rating of 4.0/5 edu-health index, indicating a well-rounded environment for residents.

What amenities ensure daily convenience in Bachupally, Hyderabad?

Bachupally offers a range of daily conveniences with several establishments catering to essential needs. For groceries, residents can frequent More Supermarket. Pharmacies and medical stores are also accessible, including Apollo Pharmacy and Vijaya Diagnostic Centre. Banking needs can be met at branches of Union Bank of India and Axis Bank. Food delivery services from Zomato and Swiggy are active in the area, providing a variety of dining options.

map
Nearby Places
  • Mandir
    Temple
    0.0 km
  • Keshava Reddy School
    School
    0.1 km
  • Sri Chaitanya Junior College
    College and University
    0.5 km
  • Nri Junior College
    College and University
    0.7 km
  • Geetanjali High School
    School
    0.7 km

Plan your Commute Travel time from Bachupally, Hyderabad

Data Intelligence

Price Insights for Bachupally, Hyderabad

Quarterly trends, asking-price distribution, transactions and rental supply — powered by Square Yards' transaction graph.

Property Price Insights in West Zone

What is the average sale price and how do prices vary by property status?

The average sale price in Bachupally is ₹6,500 per sq ft, with prices ranging from ₹25.18 Lakh to ₹5.50 Cr. Property status significantly influences pricing, with Ready To Move properties averaging ₹5,550 per sq ft, experiencing a 2.30% decrease. Under Construction properties are priced at ₹5,850 per sq ft, showing a 3.16% decrease, while New Launch properties are available at ₹5,300 per sq ft, down by 3.15%.

StatusUnitsAvg PricePrice Change
Ready To Move606₹5,550 per sq ft-2.30%
Partially Ready To Move1₹8,600 per sq ft-
Under Construction85₹5,850 per sq ft-3.16%
New Launch27₹5,300 per sq ft-3.15%

The data indicates a slight downward trend in prices for Ready To Move, Under Construction, and New Launch properties, suggesting a buyer's market for these segments. Partially Ready To Move properties, with only one unit listed, show a significantly higher average price.


The sale rates for different property types show that villas are priced at ₹10,750 per sq ft, experiencing a 6.51% decrease, while apartments are at ₹6,500 per sq ft, a decrease of 11.43%. Shops command a higher rate of ₹15,450 per sq ft, reflecting a 13.43% increase.

What is the average rental price and how do rental rates vary by property type?

The average rental price in Bachupally is ₹22 per sq ft, with rental price ranges from ₹14,000 to ₹14.20 Lakh. Apartments are the primary rental property type, with an average rental rate of ₹50 per sq ft.

Property TypeAvg Rental RateChange
apartment₹50 per sq ft-

This data highlights apartments as the dominant property type for rentals in the area, with a consistent average rental rate.

Which BHK types command what monthly rental rates?

For rental properties in Bachupally, 2 BHK units are available for an average of ₹35,000 per month, while 3 BHK units command ₹41,500 per month. Larger 4 BHK residences are rented out at an average of ₹45,500 per month.

Which nearby localities have comparable rental rates?

Rental rates in nearby areas show significant variation. Hydernagar has an average rental rate of ₹50 per sq ft, representing a 52.63% increase compared to Bachupally. Ameenpur and Kukatpally also show higher rental rates at ₹50 per sq ft, with increases of 13.64% and 6.90% respectively. Miyapur's rental rate is ₹50 per sq ft, a slight decrease of 3.23%, and Sai Nagar has an average rental rate of ₹50 per sq ft, a decrease of 18.42%.

Which projects lead by rental rate?

Among the top rental projects, Urbanrise On Cloud 33 offers rentals at ₹32 per sq ft. Risinia Skyon is available at ₹27 per sq ft, followed by Vishnu Golden Oriole at ₹25 per sq ft. Praneeth APR Pranav Townsquare and Hill County are both priced at ₹24 per sq ft for rentals.

Avg. Sale Price ₹ 6,500/sq.ft For Apartment
-11.43%
Avg. Rental ₹ 22 /sq.ft
Rental Yield 4.06% p.a.
Quality of Life 4.1 /5
Property Rates in Bachupally
Property Demand vs Supply

Where the Market is Moving

Real-time signals from buyer searches and active inventory in Bachupally, Hyderabad.

What property type is most in demand for buying, and how does resale availability compare?

The demand for property types in Bachupally is primarily driven by the need for Villa, Apartment, Shop. Currently, there are 305 resale properties available, indicating the existing market for pre-owned homes.

Which BHK type is most demanded and most supplied for renting?

For rental properties in Bachupally, the most sought-after BHK configurations are 3 BHK, 2 BHK, 2.5 BHK, while the available supply for renters primarily consists of 3 BHK, 2 BHK, 2.5 BHK.

Which property type dominates the buy-side supply?

The supply of properties for purchase in Bachupally is largely characterized by Apartment, Villa, Plot.

  • Sale
  • Rent
By Property Type
Demand
Supply
Apartment
34%
72%
Independent House
6%
1%
Land
1%
1%
Plot
6%
4%
Shop
8%
3%
Showroom
2%
1%
Villa
40%
19%
By BHK
Demand
Supply
1 BHK
2%
1%
2 BHK
23%
49%
3 BHK
33%
42%
4 BHK
14%
8%
6 BHK
2%
1%
By Budget
Demand
Supply
Below 50 L
5%
3%
50 L - 2 Cr.
61%
79%
2 Cr. - 5 Cr.
32%
18%
By Property Type
Demand
Supply
Apartment
73%
94%
Villa
26%
5%
By BHK
Demand
Supply
2 BHK
22%
14%
2.5 BHK
7%
11%
3 BHK
67%
69%
4 BHK
1%
5%
By Budget
Demand
Supply
15000 - 30000
32%
7%
30000 - 50000
64%
76%
Above 50000
2%
17%
Bachupally Spotlight

Top Projects in Bachupally, Hyderabad

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  • Under Construction
  • Ready to Move
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Neighborhood

Localities in & around Bachupally, Hyderabad

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Resident Voices

Reviews & Ratings of Bachupally, Hyderabad

Who lives in Bachupally and what kind of community is it?

Bachupally is a preferred residential destination for IT and ITES professionals working in Hyderabad's major tech hubs like HITEC City and Gachibowli, due to its close proximity to these employment centers. The area is also characterized by a strong presence of educational institutions, attracting students and families. Major employers such as Tech Mahindra, with a facility engaging over 10,000 professionals, as well as companies like Amazon, Cyber Towers, Google, IBM, and TCS, have a presence that contributes to the influx of a professional demographic. The lifestyle in Bachupally is influenced by its blend of affordability and modern amenities, with many residents seeking spacious communities that offer a better quality of life compared to more centrally located, pricier areas. It is also recognized as a pharmaceutical hub, with major firms like Aurobindo Pharma, Reddy's Lab, and SMS Pharma located nearby, further diversifying its professional resident base.

What does the resident rating say and what do residents praise?

Bachupally garners positive feedback, with residents frequently highlighting factors such as Reputed Schools or Hospitals in the Vicinity, Lots of Green Areas & Parks, Plenty of Shopping & Entertainment Options Nearby, Near Metro or Good Public Transport.

What concerns do residents raise?

While residents generally express satisfaction, common concerns noted include Water Logging & Sewage Disposal Problems, No Infrastructural Development Planned in Future.

Bachupally, Hyderabad

Based on 8 verified reviews

4.8
8 Reviews
100% People recommend this locality
What's good
  • Reputed Schools or Hospitals in the Vicinity
  • Lots of Green Areas & Parks
  • Plenty of Shopping & Entertainment Options Nearby
  • Near Metro or Good Public Transport
What's bad
  • Water Logging & Sewage Disposal Problems
  • No Infrastructural Development Planned in Future
Reviewed by:
40% Tenant
40% Owner
20% Former resident
Top Reviews
5

I was an ex-tenant of this beautiful locality. My office was very near to my residence area. There was no traffic issue during office hours. The broad roads are well maintained. International standard school for my kid was very near to my residential complex. Bachupally is the best location close to supermarkets, shopping malls, and hospitals. Transportation is easily available. Schools, banks, ATMs, and hospitals are available nearby the locality.

Nov 2022
Recommends
5

Being a tenant, my first priority was an area where I could get an education in entertainment. I have got everything adjacent to this area. It is a nice locality to live in. There is a beautiful climate with good trees plantation and we can find some agricultural areas to enjoy over there. Free from all pollutants and pollution and we have good schools like Silver Oaks International School and DRS International School. I am fully satisfied with my residential area.

Nov 2022
Recommends
5

As an owner of a flat, I like this area because of its good maintenance. It has a nice location. The locality has a good community and peaceful colony. In my colony, we have a temple and park for children. It has a good transport system. It is a good locality with a nice environment and Sufficient ventilation. The locality has near Bachupally signal and a prime location near Miyapur Metro station. The locality has near schools, hospitals, colleges, and supermarkets 1km. Royal Plaza caters to my shopping needs and Vasavi Hospitals caters to my health needs

Nov 2022
Recommends
4

I have been a tenant in this locality for 11 years. I have no wish to change the place. Everything I have got is necessary for my life. Bachupally is one of the fastest developing areas of Hyderabad. The broad roads are well maintained. International standard school for my kid was very near to my residential complex. Bachupally is the best location close to supermarkets, shopping malls, and hospitals. Transportation is easily available. Schools, banks, ATMs, and hospitals are available nearby the locality. Pollution due to the factories is a major concern of this locality.

Nov 2022
Recommends
4

From health to entertainment everything is nearby in this locality. It is well connected to World Class Schools. It is surrounded by supermarkets and hospitals. It is well connected by trains, buses, and public transport. It has a serene atmosphere, good security, and well connectivity. The locality has schools, hospitals and colleges, supermarkets, available 100 MTS SLG hospital, 1km Mamatha hospital, and 5 km Nizampet metro station. Garbage clearance is one of the major concerns of this locality.

Nov 2022
Recommends
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FAQ

Frequently Asked Questions

Find answers to common queries about Bachupally, Hyderabad.

Is Bachupally a good place to live in Hyderabad?

Yes, Bachupally is a popular residential area in Hyderabad. It has an overall rating of 4.8 out of 5, based on 8 reviews. People like this area for its comfortable lifestyle and good connectivity.

What is the average property rate in Bachupally, Hyderabad?

The average property rate in Bachupally is about ₹6,500 per sq ft. Prices usually fall between ₹₹ 25.18 Lakhs to 5.49 Crore depending on the project and exact location.

What is the average rent in Bachupally, Hyderabad?

The average rent in Bachupally is around ₹22 per sq ft. Rental prices generally range between ₹₹ 14 Thousand to 14.2 Lakhs based on the size and type of property.

What is the PIN code of Bachupally, Hyderabad?

The PIN code of Bachupally is 500118. It is used for postal services, courier deliveries, and official address purposes.

What types of homes are available in Bachupally, Hyderabad?

In Bachupally, you can find different types of properties such as Apartment, Villa, Land. Options are available in configurations like 1 BHK,2 BHK,3 BHK,4 BHK for both buyers and tenants.

How many properties are available for sale and rent in Bachupally, Hyderabad?

Currently, around 305 properties are available for sale and 129 properties are listed for rent in Bachupally.

How is the connectivity of Bachupally to other parts of Hyderabad?

Bachupally has strong connectivity to key areas of the city.

Which localities are close to Bachupally in Hyderabad?

Nearby areas include Gajularamaram, Nizampet Road, Khazipally, Sai Anurag Colony, ALEAP Industrial Area. These locations are well connected and suitable for regular commuting.

Are schools, hospitals, and malls available near Bachupally, Hyderabad?

Yes, well-known schools like Keshava Reddy School, Geetanjali High School, Sliver Oaks International School, Silver Oaks International School, Bachupally Primary School, hospitals such as Sri Physiotherapy And Rehabilitation Center, Relief Hospital, Susrutha Clinic, Sri Swastik Multispecialty Hospital, Tanvi Physiotherapy Clinic, and shopping malls including Swagath Fashion Mall, Royal Plaza, CMR Family Mall, Sriven Mall, AnushabazarCom are located close to Bachupally.

What is the development status of Bachupally, Hyderabad?

Bachupally has 10 ready-to-move projects, 11 ongoing developments, and 10 newly launched projects.

What are the pros and cons of living in Bachupally, Hyderabad?

Residents mention advantages like Reputed Schools or Hospitals in the Vicinity, Lots of Green Areas & Parks, Plenty of Shopping & Entertainment Options Nearby, Near Metro or Good Public Transport. However, some concerns about Water Logging & Sewage Disposal Problems, No Infrastructural Development Planned in Future have also been noted based on 8 ratings and reviews.

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