Is 2025 the Right Time to Buy a 3BHK Apartment in Kollur ?
My cousin called me last month. “Bhai, should I buy in Kollur or wait?”
He’s been renting in Madhapur for five years now, paying ₹40,000 a month for a decent 3BHK. His office is in the Financial District. He’s tired of throwing away rent money but doesn’t want to make a mistake.
I told him what I’ll tell you—Kollur in 2025 is interesting. Not perfect, but interesting.
Kollur Wasn’t Always Like This
Five years back, if you’d mentioned Kollur in Hyderabad real estate circles, people would’ve given you blank stares. “Where’s that exactly?” was the usual response. It was farmland, a few old houses, that’s it.
Then the ORR happened. And once the Outer Ring Road was fully functional, everything changed. Suddenly places that were “too far” became “15 minutes from Gachibowli.”
Kollur sits right there on the ORR. Close enough to Financial District and Gachibowli to matter, far enough that prices haven’t hit the roof yet.
What caught my attention last year was when Aparna and Ramky started launching projects there. These builders don’t gamble. They buy land years in advance, wait for the right time, then build. If they’re betting on Kollur, there’s something there.
Why People Keep Asking About Kollur Real Estate 2025
Property prices in Hyderabad have been crazy. Not Mumbai crazy, but still.
Gachibowli? Forget it unless you’ve got deep pockets. Kondapur? Already expensive. Manikonda? Getting there fast. Everyone’s hunting for that next area that’s about to blow up but hasn’t yet.
That’s where Kollur comes in.
The Price Thing
Right now you’re paying somewhere between ₹3,300 to ₹6,800 per square foot in Kollur, depending on which part and which builder. That’s not cheap-cheap, but compare it to:
- Gachibowli: ₹10,000+ easy
- Kokapet: ₹9,000+
- Tellapur: ₹7,500-8,000
- Even Narsingi is touching ₹8,000 now
A 3BHK apartment in Kollur will run you ₹70-80 lakhs on average. Same thing in Gachibowli? You’re looking at ₹1.3-1.5 crores minimum.
Here’s what makes 3BHK apartments in Kollur 2025 worth looking at though—the area’s appreciated about 100% in three years. Properties that were ₹3,000/sq ft in 2022 are now ₹6,000/sq ft. That’s doubled.
Will it double again? Probably not at the same pace. But another 50-60% over the next 4-5 years? That’s very possible if everything goes according to plan.
Roads, Metro, and All That Infrastructure Talk
Look, I know infrastructure sounds boring. But in real estate, infrastructure is literally money.
They’re connecting the Regional Ring Road to the ORR near Kollur. That’s huge because once that’s done, Kollur becomes a proper junction point, not just a stop on the way to somewhere else.
Metro Phase 3 has Kollur in the plans. Now, we all know how Indian metro projects go—timelines are more like guidelines. But it’s coming. Maybe 2027, maybe 2028, but it’s coming.
They’ve also launched something called the Kollur Urban Forest Project. Sounds fancy, but what it really means is the government’s putting money into making the area livable long-term, not just profitable short-term.
There’s construction happening right now—new roads, flyovers, underpasses near the Kollur interchange. Yes, it’s a mess currently. Dust everywhere, traffic diversions, the works. But that mess is temporary. The improved connectivity is permanent.
My rule of thumb: buy when they’re digging, sell when they’re done.
The 3BHK Sweet Spot
Why am I specifically talking about 3BHK projects in Kollur and not 2BHK or 4BHK?
Because 2BHK is what you buy when you’re starting out or investing for pure rental yield in some student area. It’s not your forever home. Most people outgrow it.
4BHK puts you in a different price bracket altogether. You’re competing with fewer buyers when it’s time to sell. And honestly, unless you’ve got a big family or really want that extra room, it’s overkill for most people.
3BHK is perfect. Two bedrooms for kids (or one for kid, one for guests). Master bedroom for you. Maybe you convert one into a home office. It works for most life situations.
Plus, when you’re renting it out, IT professionals love 3BHKs. They’re willing to pay ₹30-35k for a good 3BHK in Kollur because they want space and they want to be close to work without living in the city’s chaos.
Most 3BHK apartments in Kollur I’ve seen are properly spacious too—1,700 to 2,500 sq ft. Not those tiny “3BHK” apartments where the third bedroom barely fits a single bed.
But What About the Commute?
This is the first thing everyone asks, right? “Yeah okay, it’s cheaper, but will I spend my life in traffic?”
If you’re working in the Financial District or Gachibowli, the commute from Kollur is actually pretty decent. The ORR does most of the heavy lifting.
Financial District: 20-25 minutes most days. Rush hour might push it to 35-40, but that’s still manageable.
Gachibowli: Similar, 15-20 minutes on average.
HITEC City: A bit further, maybe 25-30 minutes.
Airport: About 45 minutes. Not the closest, but how often do you go to the airport anyway?
I know a guy who lives in a fancy society in Kondapur. Paid a premium because “it’s close to everything.” His daily commute to Financial District? 40-45 minutes because he’s stuck in signal-to-signal traffic through Gachibowli. His colleague who bought in Kollur takes the ORR and reaches in 20 minutes.
The catch is you need to be close to an ORR exit. If your apartment is 2-3 km away from the ORR, you’ll waste time just getting to the highway. So location within Kollur matters.
Who’s Building There?
I always check which builders are active in an area. It tells you a lot.
Kollur has Anvita Group (Anvita Ivana, Anvita High9), Aparna Constructions, Hallmark, Ramky Estates. These aren’t small-time operators. These are builders who’ve delivered projects across Hyderabad.
Then there’s IRA Group and Svadha doing their projects. The point is there’s variety. Multiple builders competing means better quality and pricing for you.
Last year I visited Anvita Ivana—honestly impressive. The apartments were well-designed, good ventilation, decent fittings. Not ultra-luxury but definitely not corner-cutting either. And the pricing was reasonable considering what you get.
When you see this kind of builder interest in Kollur property investment 2025, it’s usually a good sign. These companies have research teams, they study demographics and demand patterns. They don’t just randomly pick locations.
Schools, Hospitals, Shopping—The Boring But Important Stuff
Okay, so you’ve got an affordable apartment with a decent commute. But can you actually live there?
Schools: Gaudium International School is there. Samashti International, Glendale International—all within 15-20 minutes. Not right next door, but accessible. I know families who’ve moved there and they seem okay with the school situation.
Hospitals: Citizens Hospital and Pranaam Hospital cover the basics. For anything major, you’re anyway going to the city, so that hasn’t changed.
Shopping: This is where Kollur still lacks. There’s no proper mall nearby. You’ve got local shops for daily needs, maybe a supermarket or two. But for clothes shopping, electronics, that kind of stuff, you’ll take the ORR to a proper mall.
Is that a dealbreaker? Depends on you. I barely go to malls anyway—most shopping happens online now. But if you’re someone who loves weekend mall trips, factor that in.
Banking and Loans: Not an issue. Every major bank will give you a home loan for RERA-approved projects in Kollur. My cousin got his approved from SBI in like two weeks.
The amenities will improve. They always do. Housing comes first, then schools and hospitals follow the families, then retail follows the money. Kollur’s in that middle phase right now.
Let’s Talk Money (Because That’s What Matters)
You want to know if you’ll make money on this. Fair enough, that’s why you’re reading this.
For Kollur real estate 2025, here’s my assessment based on what’s happening:
Property appreciation will probably be 8-12% annually over the next 5 years. Maybe more if the infrastructure projects complete on time, maybe less if there are delays. But 8-12% is a reasonable expectation.
Rental yield is around 2.5-3.5%. You can rent a 3BHK for ₹25,000-35,000 depending on the project and amenities. That’s not going to make you rich, but it covers most of your EMI if you’re taking a loan.
Add both together—rental income plus appreciation—and you’re looking at 10-15% annual returns over a 5-7 year period.
Compare that to FDs giving you 6-7%. Or stock market where you might make 12% average but with a lot more volatility and stress.
Real estate in growth corridors like Kollur tends to deliver solid returns if—and this is important—you give it time. This isn’t a one-year flip situation. You need patience.
What Could Go Wrong?
I’m not a salesman trying to push properties, so let me be honest about the risks in buying 3BHK in Kollur right now:
Construction everywhere: If you’re moving in next year, prepare for dust and noise. They’re building roads, apartments, underpasses—everything simultaneously. It’s going to be chaotic for another 2-3 years.
Government delays: That RRR connection? The metro? Could get delayed. Government infrastructure projects in India don’t exactly have a great track record with timelines. Plan for delays, hope for on-time delivery.
Still developing: You’re not moving into a fully-formed neighborhood. Some conveniences will take time. If you need everything perfect today, this isn’t the place.
Market risk: Real estate markets can surprise you. Economic slowdown, policy changes, interest rate hikes—any of these can affect property prices. No investment is 100% safe.
I mention these not to scare you off, but because you should know what you’re getting into. Early adopters in any emerging area deal with some inconvenience. The payoff is better prices. That’s the trade.
So Should You Buy or Not?
Here’s how I see it:
Buy in Kollur if:
- Your office is in Financial District, Gachibowli, or anywhere accessible via ORR
- You’re planning to live there or rent it out for at least 5 years
- You want appreciation potential more than instant gratification
- You’re okay with an area that’s still developing
- You want to lock in prices before the next jump
Don’t buy in Kollur if:
- You need to flip within 1-2 years for quick profit
- You want a fully developed area with everything ready today
- You hate construction noise and can’t deal with temporary inconvenience
- Your office is somewhere that requires you to cross the entire city
- You only want “prime” addresses to show off
The best time to buy apartment in Kollur depends on your personal situation. But purely from a timing perspective, 2025 looks decent. You’re not super early (which is risky), but you’re not late either (when it’s already expensive).
That middle zone is ideal. Some risk, but calculated. Some development done, but more to come. That’s where Kollur is right now.
What I’d Do If I Were Buying
If you’re serious about Kollur property investment 2025, here’s my suggested approach:
Visit during work hours: Go there on a Tuesday morning, drive around, see what the traffic’s like. Don’t just go on Sunday afternoons when everything looks peaceful.
Compare projects: See at least 3-4 different projects. Compare prices per square foot, possession timelines, builder reputation, and what you actually get for your money. Don’t fall for the first sales pitch.
Check the paperwork: RERA registration is mandatory. Check it. Verify the builder’s track record—have they delivered projects on time before? Any legal issues? This research is boring but critical.
Calculate real costs: The price they quote isn’t the final price. Add stamp duty (7% in Telangana), registration (1%), GST, maintenance deposits. The real cost might be 8-10% higher than the quoted price.
Pre-approve your loan: Talk to banks, get pre-approval, know exactly how much you can borrow. This also gives you negotiating power because you’re a serious buyer, not just a browser.
Negotiate: The price isn’t always fixed, especially if you’re buying during launch phase. Ask for discounts, ask what they can throw in. Worst case they say no.
Be patient: Real estate rewards patient money. If you’re buying in 2025, think about where this will be in 2030. That’s how you make serious money in property.
My Final Take
Look, I can’t tell you what to do with your hard-earned money. Maybe Kollur’s perfect for you, maybe it’s not.
But here’s what I see: 3BHK apartments in Kollur 2025 are one of the better options in Hyderabad right now if you’re looking for that balance of affordability and growth potential.
It’s not as risky as betting on some random location 50 km away. But it’s not as expensive as areas that have already peaked.
The builders are there. The infrastructure is coming (even if slowly). IT professionals are already moving in. And the prices are still sane.
In five years, you’ll either be glad you bought when you could, or you’ll be one of those people saying “I was thinking about buying there when it was cheap…”
My cousin? He’s putting down a booking amount next week for a 3BHK in one of the Anvita projects.
Whether you follow his lead or not, that’s your call.
Faq’s|
Is 2025 a good time to buy a 3BHK apartment in Kollur?
Yes, 2025 is considered a good time to buy a 3BHK in Kollur if you’re planning a long-term stay or investment. Prices are still relatively affordable compared to Gachibowli and Kokapet, while infrastructure development is ongoing.
What is the average price of a 3BHK apartment in Kollur in 2025?
In 2025, 3BHK apartment prices in Kollur range between ₹70–80 lakhs, with per-square-foot rates starting from ₹3,300 up to ₹6,800, depending on the builder and location.
How is Kollur connected to Gachibowli and the Financial District?
Kollur enjoys excellent connectivity via the Outer Ring Road (ORR). Travel time to the Financial District and Gachibowli typically ranges from 20–30 minutes, making it ideal for IT professionals
Are there good schools and hospitals near Kollur?
Yes. Schools like Gaudium International, Samashti International, and Glendale International are nearby. Hospitals such as Citizens Hospital and Pranaam Hospital cater to healthcare needs.
Should I buy a 2BHK or 3BHK in Kollur?
A 3BHK is generally a better choice in Kollur for long-term living and resale value, offering more space, flexibility, and higher rental demand.
