All-In Price of a Flat in Hyderabad (2026): Every Charge Explained

If you are shopping for a flat in West Hyderabad, in Kokapet, Tellapur, Nallagandla, Gachibowli or Narsingi, you will see prices quoted as a rate per sq ft. A 1,500 sq ft flat at ₹7,000 per sq ft looks like ₹1.05 crore. It is not. By the time you hold the keys, you will usually have paid noticeably more. This guide walks through each extra charge so you can compare projects on the number that matters: the all-in price.

Every figure below comes from public sources, and rules can change. Where a number varies by project or is disputed between sources, we say so and tell you where to confirm it.

What “all-in price” means

The all-in price is the total cash you pay to get the flat registered in your name and move in: the basic price, the extras the builder adds, the taxes the government adds, and the one-time deposits. Two projects with the same rate per sq ft can differ by several lakhs once these are added, so always ask for a written all-in cost sheet before you pay a booking amount.

Builder charges: base price, parking, corpus and more

These charges go into the agreement for sale and are set by the developer. Ask for each one in rupees, not as “as applicable”.

Charge	What it is	What to ask
Basic price	Rate per sq ft multiplied by the area. Builders in Hyderabad almost always quote it on super built-up area: your flat plus a share of the lobbies, corridors, lifts and clubhouse (the builder’s loading).	All three areas: super built-up, plinth and carpet. Plinth (super built-up minus the loading) is the best number to compare projects on; see the note below the table.
Floor rise and view or corner premium	Extra per sq ft for higher floors, parks, or corner units.	From which floor it applies and how much per floor.
Car parking	Covered or open parking, often charged as a lump sum.	Whether it is included, how many slots, and whether it is in the same agreement.
Clubhouse and amenities	A one-time charge for shared facilities.	Whether it is compulsory and what is covered.
Corpus fund	A one-time deposit handed to the owners’ association for future repairs.	The amount, and who holds it after handover.
Advance maintenance	Often 12 to 24 months of maintenance paid up front.	The rate per sq ft per month and what it covers.
Utility connections	Power, water and sewage connection fees.	Whether they are inside or on top of the quoted price.
Legal and documentation	Drafting and processing charges.	A fixed figure, in writing.

None of these amounts are standard. They vary by project, so we do not quote typical rupee figures here. Ask the sales team to put each one in the cost sheet.

GST: 5% on most flats still being built

GST applies to under-construction flats. According to the GST Council’s own FAQ on the real-estate sector, the effective rate for projects that started on or after 1 April 2019 is 5% without input tax credit on the total consideration, and 1% for affordable flats. The buyer cannot claim any tax credit.

A flat counts as affordable only if it meets both tests: carpet area up to 60 sq m (about 645 sq ft) in metros such as Hyderabad, and a total price of not more than ₹45 lakh. Most new launches in West Hyderabad are larger or costlier than that, so budget for 5%.

A flat sold after the builder has received the occupancy or completion certificate is generally not charged GST. That is one reason ready-to-move flats can look cheaper than under-construction ones at the same quoted rate. Confirm the status in writing with the builder.

Stamp duty, transfer duty and registration in Telangana

For a flat in Hyderabad, plan for about 7.6% of the value in government charges when the sale deed is registered: stamp duty 5.5%, transfer duty 1.5% and registration fee 0.5% (rates revised by the Telangana government in July 2021), plus a GHMC mutation fee of 0.1%, which puts the flat in your name for property tax and is collected at registration. Some older guides still quote about 6%; that was the total before the 2021 revision. Outside GHMC limits the mutation fee and transfer duty can differ, so confirm the figure for your survey number.

Basis of the charge: the higher of the sale price in your agreement and the government’s guidance (registry) value for that locality. If the guidance value is higher, you pay on that.
Registration cap: some sources mention a minimum and a maximum rupee limit on the registration fee, and the sources disagree on the figure. If a cap applies to your deed, your total will be slightly lower than 7.6%. Confirm on the official registration portal before you budget.
No concession for women: the sources we checked say Telangana applies the same rate to men and women buying a flat.
Family transfers: transfers between close blood relatives are reported to attract lower duty. That does not apply to a normal purchase from a builder.

Guidance values have been revised upward in parts of the city in 2026, including areas near the Outer Ring Road, according to one developer’s guide. Ask your document writer for the current guidance value for your survey number before you assume the agreement value is the basis.

A worked example: a ₹1 crore flat

Suppose the builder’s agreement value is ₹1 crore for an under-construction flat that is not affordable-category, and the guidance value is lower than that. Here is what the government takes:

Line	Rate	Amount
Agreement value		₹1,00,00,000
GST	5%	₹5,00,000
Stamp duty	5.5%	₹5,50,000
Transfer duty	1.5%	₹1,50,000
Registration fee	0.5%	₹50,000
Mutation fee (GHMC)	0.1%	₹10,000
Total including taxes and government charges		₹1,12,60,000

Before parking, clubhouse, corpus fund, advance maintenance, legal fees and any loan processing fee. If the registration fee has a cap, that line will be a little lower. For a ready flat with a completion certificate, there is generally no GST line.

So a flat advertised at ₹1 crore costs about ₹1.13 crore before the builder’s extras, around 12.6% more. Add parking and the one-time deposits and the gap grows further. That is the number to plan your loan and savings around.

Costs that come after the keys

Loan processing fee: banks commonly charge a fee on the loan amount, plus GST. Compare lenders on this.
Interiors and furnishing: a basic flat is usually handed over without wardrobes, modular kitchen or light fittings.
Property tax and utility bills: start from the day you take possession.
Monthly maintenance: after the advance period ends.

How to compare flat prices fairly: super built-up, plinth and carpet

Ask both sales teams for a written cost sheet with every line in rupees.
Ask for the super built-up, plinth and carpet area of the flats you are comparing. Plinth is super built-up minus the builder’s loading (the common-area share).
Divide each all-in price by the plinth area to get an all-in rate per sq ft of plinth. This takes out the difference in loading between projects, which a rate on super built-up hides.
Then look at the carpet area for how the space is laid out, but don’t judge on carpet alone: balconies are not counted in carpet, so a flat with many balconies has less carpet for the same plinth, without being worse value.
Check the possession date and the RERA registration number, because a lower price with a longer wait has its own cost. Our guide to checking RERA and approvals shows how.
Run the loan numbers in our home loan and EMI guide.

Frequently asked questions

What is the difference between super built-up, plinth and carpet area?

Super built-up is the flat plus a share of common areas such as lobbies, corridors, lifts and the clubhouse, and is what most Hyderabad builders quote their rate on. Plinth is super built-up minus that common-area share (the loading): your flat with its walls and balconies. Carpet is the usable area inside the walls, without balconies. Plinth is the fairest number for comparing projects.

What is the all-in price of a flat?

It is the total you pay to register and move into the flat: the basic price, builder extras such as parking and corpus fund, GST if the flat is under construction, stamp duty, transfer duty and registration charges, and one-time deposits.

How much is stamp duty and registration for a flat in Hyderabad?

Plan for about 7.6% of the value: 5.5% stamp duty, 1.5% transfer duty, 0.5% registration fee and a 0.1% GHMC mutation fee. The charge is on the higher of the agreement value and the government guidance value. Confirm the current rates and any registration-fee cap on the official Telangana registration portal.

Is GST charged on ready-to-move flats?

Generally no. GST applies to flats sold before the completion or occupancy certificate is issued. Ask the builder to confirm the certificate status in writing.

What is the GST rate on an under-construction flat?

5% on the total consideration for non-affordable flats and 1% for affordable ones, without input tax credit, for projects that began on or after 1 April 2019. Affordable means carpet area up to 60 sq m in metros and a price up to ₹45 lakh.

Do women pay less stamp duty in Telangana?

The sources we checked say there is no gender-based concession for a sale deed in Telangana. Check the official portal for any change.

Sources and where to verify

Rules, rates and fees change. Treat this article as a starting point and confirm figures with the official body or your lender before you pay anything.

This article is general information for home buyers, not legal, tax or financial advice. Check your own documents with a qualified lawyer, chartered accountant or your lender.