Finding the perfect home that balances space, location, and budget can be challenging, especially in rapidly growing urban areas. If you’re searching for a spacious 3BHK flat near the Outer Ring Road (ORR) without breaking the bank, you’re in the right place. This guide explores some of the best options available under ₹1.2 crore, helping you make an informed decision for your dream home.
If you’re searching for a spacious 3BHK flat under ₹1.2 crore near Hyderabad’s Outer Ring Road, you’re making one of life’s biggest decisions. The ORR corridor has become Hyderabad’s most desirable residential destination, connecting all major IT hubs like HITEC City, Gachibowli, and the Financial District. With world-class infrastructure, metro connectivity, top schools, and excellent hospitals all within reach, ORR offers the perfect balance of affordability and quality living. This guide helps you find the best 3BHK properties in prime locations, understand actual costs beyond the base price, and make a smart investment that grows in value while providing a comfortable home for your family.
Understanding Hyderabad ORR: Why It’s Special The Outer Ring Road is not just another highway—it’s Hyderabad’s growth engine. This 158 km expressway connects every important area of the city, making daily commutes easier for thousands of IT professionals and families.
What makes ORR properties valuable? First, connectivity. Whether you work in HITEC City, the Financial District, or anywhere along the IT corridor, living near ORR means your office is just 15-30 minutes away. Second, infrastructure. The ORR has 8 lanes, signal-free travel, metro stations, and excellent road conditions. Third, lifestyle amenities. You’ll find international schools like Oakridge and Glendale, multi-specialty hospitals like Apollo and Yashoda, and premium malls like Inorbit and Forum Sunjana.
Investment perspective matters too. Properties near Hyderabad ORR have grown 9-12% every year from 2020 to 2026. This means if you buy a flat for ₹1 crore today, it could be worth ₹1.5-1.6 crores in just 5 years. Plus, rental demand is strong—you can easily rent a 3BHK for ₹25,000-45,000 per month, making it attractive for investors.
The infrastructure keeps improving. Metro Phase-II is adding more stations near ORR. The Regional Ring Road (RRR) will improve outer connectivity. Pharma City is creating thousands of jobs. Data centers from Google and Microsoft are bringing more employment. All these factors ensure your property value will keep growing.
Best Localities for 3BHK Flats Under ₹1.2 Crore
1. Kokapet: The Wise Option
Due to its advantageous position, Kokapet has easy access to major business centers like Gachibowli and HITEC City, which are home to numerous international IT businesses. The Outer Ring Road (ORR) connects the neighborhood, placing it in a convenient location for everyday commuters and offering easy access to the Rajiv Gandhi International Airport, which is only a short drive away.
Kokapet’s connectivity to other areas of the city will only get better as it continues to gain from ongoing infrastructure initiatives, such as the projected metro line. This makes the region perfect for commercial development in addition to being appealing for residential investments.
Excellent position close to the Financial District
In a tranquil setting, Kokapet provides great access to the ORR, Financial District (10 minutes), and HITEC City (15 minutes).
Space and cost: 1,280–1,620 sq ft; ₹85L–₹1.18 Cr
Why pick it: exclusive gated communities, CHIREC and Glendale schools, Continental Hospital, high rent (₹28K–₹42K), and growth of 10–13%.
Ideal for: Bankers, IT specialists, and families looking for a high-quality way of life.
2) Tellapur: Get the Most Space for the Money
Top 3BHK Budget Choices
Tellapur is a top choice for spacious 3BHK flats under ₹1.2 crore, offering homes between 1,500 and 1,800+ sq. ft. at competitive prices. Among the well-known projects are Himalaya BDL Seven Hills (₹61 lakh–₹1.11 crore), Tripura Green Alpha (₹97–₹99 lakh), Anvita High9 (about ₹1 crore), and Fortune Green Sapphire (from ₹98.58 lakh). Additionally, buyers can find exceptional room for the price in resale apartments in Tellapur and Osman Nagar that range from ₹95 lakh to ₹1.1 crore.
Why Tellapur Is a Better Value
Tellapur, which is close to the Nehru Outer Ring Road, offers easy access to HITEC City and Gachibowli. Larger homes are more affordable per square foot, and it’s the perfect place for families and investors because of the nearby IT parks, schools, hospitals, and gated community facilities.
3. Gachibowli: Residing in the Center of IT
Premium 3BHK living is available in Gachibowli close to the ORR and the IT hub. Spacious resales in Tellapur, Kondapur, and the Financial District are frequently available for between ₹1.1 Cr and ₹1.3 Cr. Aparna Newlands in Tellapur, Candeur Crescent projects, and resale choices in gated communities close to major tech parks are important options.
The Best 3BHK Options Under/Around ₹1.2 Cr Near Gachibowli/ORR
Newlands Aparna (Tellapur):
Modern 3BHK apartments are available close to Gachibowli, close to the Outer Ring Road.
Candeur Crescent (Lingampally/Gachibowli): This high-rise complex has 50 floors, 3 bedrooms, and resale possibilities starting at about ₹1.23 Cr. It also offers good amenities and connections.
Larger 3BHK apartment possibilities are available in Havya Danish Heights (Gachibowli), with some resale properties priced between ₹1 Cr and ₹1.3 Cr.
Aakriti Esta (Tellapur Road): Well-known development with 3BHK apartments that are more in the ₹1 Cr to 1.5 Cr range.
Important Things to Think About
Benefits of the location include being close to the Financial District, Meenakshi Deloitte, DLF, and IKEA.
Price Trend: While many new projects in central Gachibowli cost more than ₹1.5 Cr, 3BHKs in nearby neighborhoods like Tellapur, Nallagandla, and Masjid Banda are more affordable at ₹1.2 Cr.
Project Types: The majority of the possibilities within this budget are resales, gated communities, or high-rise buildings.
4) Manikonda
Overview & Location
Manikonda has firmly established itself as one of Hyderabad’s most sought-after residential destinations, particularly among families drawn to its fully developed infrastructure and proximity to major IT corridors. Nestled in the city’s West Zone, it sits conveniently close to the Financial District, Gachibowli, Raidurg, and Lanco Hills, with strong connectivity to the Nehru Outer Ring Road, Jubilee Hills, and Madhapur. The neighborhood offers a mature living environment featuring apartments, villas, and gated communities alongside well-established schools, hospitals, markets, and community spaces.
Price & Space (2026 Trends)
2BHK and 3BHK apartments in 2026 are broadly priced between ₹80 Lakhs and ₹1.5 Crore, with premium projects going higher and average rates hovering around ₹7,800–₹8,500 per sq ft. Unit sizes typically range from 1,200 sq ft for a 2BHK to over 1,500 sq ft for a 3BHK.
Investment Outlook
Manikonda has delivered strong returns — around 6.1% appreciation in the past year and over 60% across five years — while rental income for 2–3BHK units ranges from ₹25,000 to ₹45,000+ per month depending on furnishing and exact location within the locality.
Why Choose It
The key draw remains its balance of connectivity, social infrastructure, and family-friendly atmosphere, making it ideal for working professionals in the Financial District and Gachibowli. The main trade-offs are rising traffic due to rapid development and prices that have climbed well past the affordable bracket compared to just a few years ago. Overall, it remains best suited for families seeking a well-connected, fully developed neighbourhood and professionals looking to live close to work.
5) Nanakramguda—The Metro Advantage
Nanakramguda sits at the heart of Hyderabad’s Financial District, making it one of the most strategically positioned localities in the western corridor. Its proximity to DLF Cybercity, the ORR, and major banking institutions drives consistently high residential demand, while the Raidurg metro station serves as the key transit point today with Blue Line extensions planned to connect directly into the Financial District in the future.
Property Pricing & Space (2026):
Premium apartments in Nanakramguda are commanding ₹10,300–₹13,300 per sq ft as of early 2026, with most newer projects starting at ₹1.5 Cr and 3BHK luxury units frequently crossing the ₹2 Cr mark. Unit sizes reflect the area’s upscale positioning, ranging from 1,300 sq ft for standard configurations up to 4,000+ sq ft for 3 and 4BHK luxury apartments in high-rise developments.
Rental Demand & Yields:
The rental market here is robust and premium-driven. Standard 3BHK apartments are listed between ₹60,000 and ₹100,000 per month, while fully furnished luxury units can command upwards of ₹1.5 lakhs per month. This position Nanakramguda among the highest-yielding rental localities in Hyderabad’s western corridor.
Appreciation:
The area has delivered strong and sustained capital growth, with year-on-year appreciation exceeding 4.8% in the last year alone and significantly higher returns over longer investment horizons, making it a reliable performer for long-term wealth creation.
Lifestyle & Amenities:
Residents benefit from a premium ecosystem of amenities, including Continental Hospital, Oakridge International School, and Inorbit Mall — all within close reach, supporting a high-quality, self-contained lifestyle.
6) Kollur—The Growth Investment
Kollur has firmly emerged as West Hyderabad’s most compelling growth story for 2026–2028, effectively absorbing the spillover demand from a now-premium Kokapet and Financial District. With travel time to the Financial District reduced to just 20–25 minutes via the ORR, it delivers proximity to the IT corridor at a fraction of the price—a combination that is drawing both investors and end-users in significant numbers.
Price & Space (2026):
Entry prices have moved up considerably from earlier estimates, with gated community apartments now averaging ₹6,300–₹7,800+ per sq ft as of January 2026. A typical 2–3BHK unit falls in the ₹80L to ₹1.5 Cr range depending on the developer and project positioning, with unit sizes commonly between 1,400 and 1,720 sq ft — among the most spacious offerings in the western corridor at this price point.
Growth Drivers:
The appreciation story here is multi-layered. Spillover demand from Neopolis, the ongoing expansion of the IT corridor, and improved road infrastructure particularly the widening of the Kollur–Tellapur road, are collectively accelerating development. Major developers entering the market are further validating Kollur’s long-term trajectory, with the area already having delivered over 100% appreciation over the last five years.
Key Considerations:
With rapid growth comes the need for due diligence. Buyers should prioritize RERA-approved projects on non-FTL land, as enforcement has tightened considerably. On the positive side, the social infrastructure is catching up fast, with new high-street retail, schools, and healthcare facilities actively coming up across the locality.
What You Actually Get in a 3BHK Under ₹1.2 Crore
Understanding what’s included matters. Here’s what typical 3BHK flats near Hyderabad ORR offer in this price range:
Space details: Carpet area ranges from 1,200 to 1,650 sq ft depending on locality. The master bedroom is 180-240 sq ft with an attached bathroom. Two more bedrooms of 120-160 sq ft each. The living and dining area combined is 250-320 sq ft. The kitchen is 80-110 sq ft. You get 2-3 balconies totaling 80-120 sq ft.
Construction quality is good: Vitrified tiles in living areas and bedrooms. Ceramic tiles in bathrooms. Granite kitchen countertops. Branded bathroom fittings from Jaquar or Hindware. UPVC windows with grills. Video door phone. Concealed wiring throughout.
Amenities are comprehensive: 24/7 security with CCTV. Covered parking for your car. Swimming pool (25-35 meters). Gymnasium with equipment. Children’s play area. Clubhouse or party hall. Landscaped gardens. Power backup for common areas and partial home backup. Water supply 24/7. Sewage treatment plant. Rainwater harvesting.
What you might not get: Tennis courts (only in premium projects). Spa or salon (rare in this budget). Movie theater (very rare). Multiple swimming pools. These luxury features usually come in properties above ₹1.5 crore.
Complete Cost Breakdown: Plan Your Budget
The price tag of ₹1.2 crore is only the beginning. What you really pay is as follows: The base price of the property is ₹1,20,00,000.
Registration & stamp duty: 5% stamp duty is equal to ₹6 lakhs for men. For a woman, 4% stamp duty is equivalent to ₹4.8 lakhs. The cost of registration is roughly ₹60,000–1 lakh. ₹5.4–7 lakhs in total.
GST (only for under construction): 4-6 lakhs at an effective rate of 5%.
Legal and paperwork: A property lawyer bills between ₹30,000 and ₹50,000. Verification of title costs ₹10,000–20,000, or ₹40,000–70,000 in total. Builder fees: 1-2 lakhs for a maintenance deposit. Club dues range from ₹25,000 to ₹1 lakh. Parking costs ₹1-3 lakhs, if additional. ₹1.25–6 lakhs in total.
Total extra expenses: ₹11–19 lakhs over the original pricing. For a 1.2 crore property, your actual investment would be between 1.31 and 1.39 crores. Make appropriate financial plans. These extra expenses surprise a lot of first-time purchasers. To save tension at the last minute, budget for them in advance.
Home Loan and EMI Planning
Most buyers take a home loan for a ₹1.2 crore property. If the bank funds about 80%, you pay roughly ₹24 lakhs as a down payment, and the loan amount will be ₹96 lakhs. Your EMI will be around ₹83,000–₹85,000 for 20 years, so your household income should be at least ₹2.1 lakhs per month to stay financially comfortable. The good part is you get tax benefits on interest and principal, which reduces your overall cost. Over time, property near the Hyderabad ORR has shown strong growth of about 9–12% per year, and along with ₹25,000–₹45,000 monthly rent, it can create solid long-term wealth. Choosing the right loan tenure, planning your EMI within your income, and holding the property for the long term makes home buying both affordable and a powerful investment.
Smart Buying Tips That Save Money
Buy at the right time: Festive season, year-end, and pre-launch offers can save you 5–15%.
Negotiate smartly: Ask for a free modular kitchen, better fittings, a club membership waiver, or a flexible payment plan instead of only a price discount.
Check RERA details: Always verify the project on the Telangana RERA website to avoid legal and financial risk.
Visit the project multiple times : Check traffic, waterlogging, and surroundings, and speak with existing residents.
Verify all documents: RERA certificate, approvals, land title, EC, and NOCs; hiring a good lawyer is worth the cost.
Choose the right floor & facing: Pick based on sunlight, ventilation, view, heat, and budget to get better value.
Frequently Asked Questions (FAQs)
Q1: Which is the best area for 3BHK flats under ₹1.2 crore near ORR?
For maximum space: Tellapur (1,450-1,780 sq ft). For IT connectivity: Gachibowli periphery. For family living: Manikonda. For investment: Kollur (13-16% growth potential). For a balanced choice: Kokapet.
Q2: How much total money do I need, including all costs?
For a ₹1.2 crore property, budget ₹1.31-1.39 crores total. This includes stamp duty (₹4.8-6 lakhs), registration (₹60K-1.2L), GST if applicable (₹4-6L), and other charges (₹1.5-6L).
Q3: What is the monthly EMI for a ₹1.2 crore property?
With a 20% down payment (₹24L) and a ₹96L loan at 8.5% for 20 years, the monthly EMI is ₹82,800. At 9% = ₹85,400 EMI. Ensure this is less than 40% of your household income.
Q4: Ready-to-move or under-construction—which is better?
Ready-to-move: No waiting, see actual flat, immediate possession, but 10-15% costlier. Under construction: Lower price, flexible payment, appreciation during construction, but delivery risk. Choose a ready-for-first-home or under-construction property from RERA-approved, reputable builders for investment.
Q5: Can I rent it out for good income?
Yes. Rental demand is strong near ORR. Expect ₹20,000-50,000 monthly depending on locality. Gachibowli fetches ₹32,000-50,000. Tellapur gets ₹20,000-33,000. This gives a 2.5-4% rental yield annually.
Q6: What tax benefits do I get?
₹2 lakhs deduction on home loan interest (Section 24b). ₹1.5 lakhs on principal repayment (Section 80C). Additional ₹50,000 for first-time buyers (Section 80EEA). Total annual deduction: up to ₹4 lakhs, saving ₹1.2 lakhs in taxes (30% bracket).
Q7: How do I check if a project is RERA registered?
Visit rera.telangana.gov.in. Search by project name or RERA number. Verify active registration, approved plans, and timeline. Check for any complaints. All marketing materials must show the RERA number.
Q8: What is stamp duty in Hyderabad?
5% for male buyers, 4% for female buyers, plus 0.5-1% registration. For ₹1.2 crore: Male pays ₹6.6-7.2L total, female pays ₹5.4-6L. Register in my wife’s name to save ₹1.2 lakhs.
Q9: How long does it take to buy a property?
Ready to move in 2-3 months (loan approval, documentation, registration). Under construction: Add 24-36 months of construction time. Total: 3 months to 3 years depending on project status.
Q10: What are maintenance charges?
₹3-7 per sq ft monthly. For 1,500 sq ft = ₹4,500-10,500/month. Covers security, housekeeping, pool, gym, repairs, and common electricity/water. Premium projects charge more.
Conclusion: Your Path to Homeownership
Finding a 3BHK flat under ₹1.2 crore near the Hyderabad ORR is very achievable when you clearly understand your needs and budget. Localities like Tellapur offer larger homes for better value, Gachibowli provides unmatched convenience for IT professionals, Manikonda is perfect for settled family living, and Kollur stands out for long-term investment growth. The key is to compare projects carefully, verify RERA approvals, calculate the complete cost including all charges, and choose a reliable builder while keeping your EMI comfortable. With Hyderabad continuously creating new jobs, expanding metro connectivity, and developing major infrastructure such as Pharma City and data centers, property values along the ORR corridor are expected to keep rising. Making a well-informed decision today can give you a spacious, well-connected home for your family and a valuable asset for the future.
Your dream home near Hyderabad ORR awaits. Make it a reality in 2026!
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Last Updated: February 2026
Disclaimer: Property prices and market conditions change. Verify current information from official sources. Consult qualified professionals before purchase decisions. This guide is for information only, not financial or legal advice.