Mumbai City vs Hyderabad Real Estate: 4%-29% YoY Price Rise

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Mumbai and Hyderabad are both renowned metro cities with booming economies. Selecting the best among these can be a stressful task. Numerous individuals are migrating and investing in these cities. The lucrative commercial developments and exponentially improving infrastructure are playing a key role in the population influx. So, here is a detailed comparative analysis of Mumbai City vs Hyderabad Real Estate.

Mumbai Real Estate vs Hyderabad Real Estate Comparison

Source: Knight Frank Research Report

Mumbai has its unique charm and economic base in the country. It offers a rich, cosmopolitan lifestyle with high-end facilities and experiences. Hyderabad is yet another metropolis that is leading the residential market in India.

Mumbai has witnessed consistent price appreciation due to its commercial importance, financial status, entertainment, and foreign exchange. On the other hand, Hyderabad’s real estate market is burgeoning due to its soaring IT sector.

As mentioned in the Knight Frank H1 report on Indian real estate, Hyderabad witnessed a 21% sales appreciation on a yearly basis with 18,573 units sold against 22,300 launches. Hyderabad sales soared to an all-time high in the first half of 2024. 

Mumbai real estate was also on an uptrend in H1. Mumbai witnessed a 13-year high growth of 16% with a total of 47,259 flats sold against 46,985 new launches on a yearly basis. This augmenting sales was led by the robust demand and sales of flats priced over 1 crore.  

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Mumbai Real Estate vs Hyderabad Real Estate Price Trends

Residential Price Trends in Mumbai Real Estate

Source: Anarock Q3 Mumbai Residential Report

Mumbai witnessed a 5% growth in the overall property rates on a quarterly basis and 29% growth on a yearly basis. The average property rate in Mumbai is around ₹ 52,800 per sq. ft. The Eastern Corridor, Thane, Western Suburbs, and Navi Mumbai are driving the demand in the city.

Mumbai remained the dominant residential market in India in Q3. It constituted 34% of the total sales value in the country with the properties experiencing 5% price appreciation. The yearly percentage surpassed the quarterly growth, owing to the commencement of metro services in the Western and Eastern Suburbs.  

As per the Cushman and Wakefield report, around 72,951 units were launched in 2024 in Mumbai. The city will continue to keep up the momentum in 2025 with a deliberate increase in new launches and sales.

Also read: Flat price in Mumbai

Residential Price Trends in Hyderabad Real Estate

Source: Anarock Q3 Hyderabad Residential Report

Hyderabad residential market experienced a 4% price appreciation on a yearly basis. Hyderabad was second in the residential growth among the top 7 cities in Q3 2024. This burgeoning growth is led by the thriving IT infrastructure and influx of the working population.

The average property rate in Hyderabad is around ₹ 8,000 per sq. ft. The property rates vary across various locations. The Jubilee Hills, Kokapet, Financial District, and Gachibowli have property rates between ₹ 8,500 – 15,000 per sq. ft. 

The growing construction cost and demand for housing near commercial developments are uplifting the property prices in the core markets of Hyderabad. The high-segment homes constituted 52% of the total new launches, upgraded from 49% in the previous year. 

As per Cushman and Wakefield’s report Q4 2024, there is a growing demand for luxury and spacious residential properties in Hyderabad with key contributors being Miyapur, Gachibowli, Bachupally, Madhapur, Miyapur, etc. 

Which Localities Are Best For Mumbai Real Estate Investment?

Greater Mumbai is the centre point of the Mumbai residential market, constituting the uber-luxurious apartments and penthouses. The Eastern Corridor and Navi Mumbai are stimulating the growth momentum in MMR.

The Peripheral Central Suburbs, Thane, and Extended Western Suburbs have seen growth in the demand for mid-segment homes. Thane contributed 16% of mid-segment launches whereas the Extended Eastern Suburbs contributed 25% of new launches. 

Micro-markets in Navi Mumbai such as Panvel, Kharghar, and Upper Kharghar are attracting homebuyers due to their ambitious infrastructure and the upcoming airport. 

According to the Cushman and Wakefield report, the South Central Zone, Navi Mumbai, and Thane are consistently witnessing price appreciation. 

Also read: Best Apartments In Navi Mumbai

Which Localities Are Best For Hyderabad Real Estate Investment?

West Hyderabad led the sales growth since Q3. Surpassing the sales of other zones, West Hyderabad remained strong in its robust sales. It is followed by the Northern regions of the city with the majority of sold inventory.

Gachibowli, Kokapet, Kondapur, Tellapur, Attapur, and Madhapur are some regions leading from the Western zone. It is due to the presence of and proximity to the key commercial landmarks. 

In the Northern zone, Nizampet, Bachupally, Miyapur, and Bollaram are driving the residential demand. Tellapura and Manikonda in the West and Bachupally in the North are witnessing the increased demand for the mid-segment properties. 

Rental Values In Mumbai Real Estate

Source: Cushman and Wakefield india–mumbai–residential-q4-2024-final.pdf 

The rental values in Mumbai have been steadily increasing in the core areas of Mumbai. The city witnessed 5% YoY growth with suburban regions being the focal point. 

The Eastern Corridor and Western Suburbs have also experienced an upgrade in rental prices. The initiation of metro services between Aarey Colony and BKC has accelerated the overall residential growth of enroute areas. 

The rental value of the properties in Navi Mumbai has been consistently upgraded. It has grown by 5% on a yearly basis. 

Due to its robust demand, there are many under-construction and completed projects for end users and rentals as well. The average rent in Navi Mumbai is between ₹ 10,000 – ₹ 65,000. 

Rental Values In Hyderabad Real Estate

Source: Cushman and Wakefield india–hyderabad–residential-q4-2024-final.pdf

Compared to Mumbai, the rental values in Hyderabad rose optimistically. It witnessed 9% YoY growth in the rental values of the properties. The Western region was in the lead due to its solid IT infrastructure and commercial developments. 

The rental rates in Western areas namely Kokapet, Gachibowli, and Jubilee Hills are between ₹ 20,000 – ₹ 1,40,000. There was 5-7% of rental growth by the end of 2024.  

Western Hyderabad has emerged as the most-anticipated location for residential investment, followed by North Hyderabad. North Hyderabad is gaining traction among working professionals. 

This can be attributed to the relatively lower property prices than the Western Zone, speedy infrastructure development, and seamless connectivity to major business landmarks. 

The rental value in the Northern region of Hyderabad ranges between ₹ 15,000 – ₹ 30,000.

How Connectivity Accelerates Hyderabad Real Estate and Mumbai City? 

Connectivity In Mumbai 

Mumbai is a well-developed metropolitan with excellent infrastructure and a smooth web of transit connectivity. From suburban railways, taxis, buses, and autos to monorail and metros, everything is easy to access in the city.

The railway network is the nerve centre of connectivity in Mumbai. It is the most cheap and convenient way of commuting for working professionals. Apart from this, the metro network has become helpful for commuters in the Western and Eastern Suburbs.  

The Bandra Worli Sea Link is serving the commuters between South Mumbai and Western Suburbs. Similarly, Atal Setu has reduced the travelling time between Mumbai and Navi Mumbai. Pune is also accessible via this route, without any traffic hurdles. 

The Phase 1 of Mumbai Coastal Road has become operational. Phase 2 of metro line 3 will connect the business district of South Mumbai to other parts of the city, thereby enhancing the travelling experience and accelerating the housing demand. 

Apart from the current CSM International Airport, the Navi Mumbai International Airport will soon be at the service of citizens by April-May 2025. With the progress of this airport work, the property prices in the surrounding areas have been on an upward trend. 

Connectivity In Hyderabad 

Hyderabad also boasts a solid infrastructure and a flourishing public transport network. The 158-km Outer Ring Road has reduced the traffic congestion and integrated the previously inaccessible areas into its network.

The state government has an efficient system of buses in both AC and non-AC forms. Autos and taxis are available, also there are dedicated taxi stations for easy commuting during peak hours.

The city of Hyderabad is mainly served by the metro rail network and then suburban railways. Metro makes commercial landmarks easy to reach during peak hours without facing traffic hurdles. The expansion of the metro network will accelerate the real estate demand.

The proposed Regional Ring Road is set to resolve traffic issues and improve connectivity. The improved connectivity will unlock the potential of localities on the outskirts of the city. Following the announcement of the RRR, the demand for housing in the enroute areas has seen a deliberate increase. 

Ease Of Living – Mumbai City Vs Hyderabad

Hyderabad vs Mumbai City, Which Is The Safest To Live?

Mumbai is the economic centre of the country with robust business districts, infrastructure, stock exchanges, and more. It presents a lavish and cosmopolitan lifestyle. It is infamously said that Mumbai city never sleeps as people living here keep running for their livelihood.

On the other hand, Hyderabad is currently a developing metropolis. It boasts excellent infrastructure and an automobile industry. The city is still progressing with several connectivity routes and realty landmarks forthcoming in the future. 

Mumbai has the most efficient law enforcement and the crime rates are consistently reducing. Police squads keep patrolling the areas during the night time. Comparatively, there is a deficiency of law enforcement in Hyderabad.

Which Has Low Cost Of Living, Hyderabad vs Mumbai City? 

Being the financial city of India, the cost of living in Mumbai is higher than any other city. Due to the increasing demand for properties, the residential and commercial market is costlier in Mumbai than in Hyderabad.

The rental values in major localities of Mumbai such as Colaba, Worli, Tardeo, Bandra, Lower Parel, Wadala, etc., are high. These areas constitute high-end properties with big-ticket prices. The rent is also higher in Mumbai city than in Hyderabad. 

Hyderabad has a smooth railway and metro network. There are consistent bus and auto services. However, the transportation in Mumbai is cheaper than in Hyderabad. There is also a wide range of options to choose from as per affordability and comfort. 

Hyderabad Vs Mumbai City, Which Has The Best Infrastructure?

Mumbai City has an advanced infrastructure base than Hyderabad. Ranging from connectivity to social facilities, everything is well-developed and easily accessible in any part of Mumbai City. However, it is more crowded and experiences traffic congestion.

Hyderabad is less congested than Mumbai. The traffic issues are low compared to Mumbai City. However, the connectivity options in Hyderabad are still developing to integrate every part of the city with each other. 

The automobile industry and burgeoning IT corridor of Hyderabad are leading to a population influx of working professionals in the city. Similarly, Mumbai is the hotspot of employment opportunities across various industries like finance, banking, FMCG, entertainment, etc. 

Mumbai offers numerous opportunities for education and skill enhancement. Some of the best schools and colleges are there in Mumbai. Similarly, Hyderabad also hosts some of the reputed educational institutions in the major localities. 

Hyderabad Vs Mumbai City – Where To Buy Property?

Mumbai is the most active and lucrative property market in India. From residential to retail, it offers futuristic investment opportunities. The city has experienced a continuous price appreciation due to its status as the economic capital.

Hyderabad is emerging as the next residential and commercial hotspot in India. Its booming IT industry and infrastructure upheaval are leading to increased housing demand. The office market is also affordable here as compared to Mumbai and Bangalore. 

The properties in core areas of Mumbai are hard to afford for every economic stratum. However, there are many affordable to mid-segment options offered in Mumbai’s suburbs and their peripheral regions. 

As both the cities are leading with their commercial and industrial base, the rental yields are attractive and assuring in Mumbai and Hyderabad, alike. 

Also read: Chennai vs Mumbai City, Which Is Best To Invest

Hyderabad Builders and Their Top Projects 

The residential market in Hyderabad is experiencing accelerated growth led by the properties of renowned developers. Hyderabad builders are conceptualising and constructing premium and larger homes, considering the evolving preferences of the incoming homebuyers. Some of the top projects in Hyderabad are:

Urbanrise The World Of Joy

Sumadhura Palais Royale

Prestige City Hyderabad

Sobha Codename Regal

Prestige Orchards

Ramky One Odyssey

Ramky One Symphony

Prestige Beverly Hills 

Builders In Mumbai and Their Top Projects 

This Megacity presents a range of housing options designed by the top builders in Mumbai with decades of legacy. It offers varied options ranging from studio, 2 BHK, and 3 BHK apartments to condominiums and penthouses. Some of the top projects in Mumbai are:

Lodha The Park 

Hiranandani Fortune City

Piramal Revanta

Rustomjee Stella

Paradise Sai World City

Kalpataru Advay

Runwal Gardens

Godrej Avenue 11

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