Kokapet is one of Hyderabad’s most expensive residential areas. Knight Frank’s H1 2026 report puts flat prices there at ₹11,179 to ₹12,500 per sq ft. Government land auctions in Kokapet’s Neopolis layout have set state records three times since 2021. This page lays out the public numbers, with a source and a date for each. It does not quote a Skyven price, and it does not forecast.
Kokapet prices at a glance
Different sources measure different things. Some quote asking prices. Some quote base prices on built-up area. Some quote a range. Read each figure with its label.
| Source | What it measures | Figure | As of |
|---|---|---|---|
| Knight Frank | Price range, Kokapet | ₹11,179–12,500 per sq ft | H1 2026 |
| Square Yards | Average asking rate, Kokapet apartments | ₹12,000 per sq ft | June 2026 |
| Knight Frank | Average price, all Hyderabad | ₹8,258 per sq ft | H1 2026 |
| ANAROCK | Average quoted base price, all Hyderabad (built-up area) | ₹7,990 per sq ft | Q1 2026 |
| ANAROCK | Average quoted rate, Gachibowli (built-up area) | ₹10,000 per sq ft | Q1 2026 |
Two points stand out. Kokapet sits well above the city average in every source. And the sources do not agree to the rupee, because they measure in different ways.
What the consultants report
Knight Frank, H1 2026
Knight Frank’s India Real Estate report for January to June 2026 gives these figures for Hyderabad:
- City average price: ₹8,258 per sq ft, up 7% year on year.
- Kokapet: ₹11,179 to ₹12,500 per sq ft. The report shows a 2% change over 12 months and 0% over six months.
- Sales: 19,249 homes sold in the half year, up 1% year on year.
- Launches: 20,466 homes, down 2% year on year.
- West Hyderabad: 61% of launches and 60% of sales.
The report names the Financial District, Kokapet, Narsingi and Nanakramguda as areas with “strong pricing momentum”. It links this to office growth and new Global Capability Centres.
It also notes a shift to bigger homes. Homes priced at ₹2 crore to ₹5 crore rose from 18% to 23% of Hyderabad’s sales. Homes priced at ₹5 crore to ₹10 crore rose from 4% to 5%.
ANAROCK, Q1 2026
ANAROCK’s Hyderabad Residential Market Viewpoints for Q1 2026 reports:
- An average quoted base selling price of ₹7,990 per sq ft for the city, on built-up area.
- Gachibowli at ₹10,000 per sq ft, up 2% in the quarter.
- About 19,300 homes launched and 12,400 sold in the quarter.
ANAROCK groups Kokapet with Gachibowli, Kondapur, Tellapur and others in its West zone. Its Q1 2026 table does not list Kokapet on its own.
What the portals list
Portals show what sellers ask, not what buyers pay. Treat them as a rough guide.
Square Yards listed these average asking rates for Kokapet apartments when we checked in October 2026:
| Quarter | Asking rate (₹ per sq ft) |
|---|---|
| September 2025 | 11,200 |
| December 2025 | 11,700 |
| March 2026 | 11,900 |
| June 2026 | 12,000 |
That is a rise of about 7% over the four quarters shown. The same page listed villas in Kokapet at ₹28,800 per sq ft.
Portals do not say whether a rate is on carpet, built-up or saleable area. Always check the basis before you compare.
HMDA land auctions in Kokapet
The Hyderabad Metropolitan Development Authority (HMDA) sells large plots in Kokapet by e-auction. Most are in the Neopolis layout. Developers buy them to build high-rise towers. These auctions are the clearest public record of land value in the area.
| Date | Plots sold | Top bid per acre | Other results | Source |
|---|---|---|---|---|
| July 2021 | 8 plots, 49.949 acres | ₹60.20 crore | Weighted average ₹40.05 crore an acre; total ₹2,000.37 crore; upset price ₹25 crore | Telangana Today |
| 3 August 2023 | 7 plots, 45.33 acres | ₹100.75 crore | Average ₹73.23 crore an acre; total ₹3,319.6 crore; upset price ₹35 crore | Siasat |
| 24 November 2025 | Plots 17 and 18, 9.9 acres | ₹137.25 crore | Total ₹1,355.33 crore; base price ₹99 crore | NewsMeter |
| 28 November 2025 | Plots 15 and 16, 9.06 acres | ₹151.25 crore | Plot 16 at ₹147.75 crore an acre; total ₹1,352.71 crore | Deccan Chronicle |
Reading the auction numbers
- Land is not a flat. An acre of land holds many homes. The land cost per home depends on how much floor area the rules allow. So a jump in land price does not raise flat prices by the same percentage.
- The top bid is one plot. Averages tell you more. In 2023 the top bid was ₹100.75 crore, but the average was ₹73.23 crore an acre.
- Plots differ. Size, shape, frontage and views all change the bid. Two plots in the same round can sell at very different rates.
- Builders buy for future launches. High land costs today show up in project prices a few years later. They can also slow launches if costs rise too fast.
Deccan Chronicle reported that Godrej Properties bought plot 16 in the November 2025 round. The trend across rounds is clear. Whether it continues is not something anyone can promise.
Why Kokapet costs more than the city average
The public reports point to a few reasons.
- Jobs nearby. Kokapet is next to the Financial District and Nanakramguda. Knight Frank ties West Hyderabad demand to these office hubs.
- Planned layouts. Neopolis is a government-planned layout. Developers have paid record prices for its plots, as the auction table shows.
- High-rise supply. Wikipedia notes that many of Hyderabad’s tallest buildings are in Kokapet. Very tall towers with large clubhouses cost more to build.
- Bigger homes. Knight Frank shows Hyderabad demand moving to higher ticket sizes. Large, premium homes pull the local average up.
For a look at life in the area, read Living in Kokapet: schools, hospitals and malls.
Where Skyven fits
Skyven is a 63-floor tower in Kokapet with 210 homes, all 4 BHK. The four layouts are 5,662 to 6,278 sq ft of saleable area. Homes of this size sit in the ultra-luxury end of the market.
We do not print a Skyven rate here. The developer issues a live price sheet. It changes with layout, floor and facing. Averages for Kokapet as a whole say little about one home on a high floor of a 63-floor tower.
Our Skyven price guide explains what goes into the cost sheet, and the taxes you pay on top. To work out a monthly payment, try the Skyven EMI calculator. The homes themselves are on the Skyven floor plans section of our homepage.
How to use these numbers
- Compare like with like. Check if a rate is on carpet, built-up or saleable area.
- Use dates. A figure from 2025 is not a 2026 price.
- Ask for the sheet. For any project, the developer’s price sheet is the only firm number.
- Add the taxes. In Telangana, GST and stamp duty add about 12.5% to the base value of an under-construction home. See our price guide for the detail.
- Get advice. This page is not investment advice. Speak to a qualified adviser before you invest.
Sources
All checked in October 2026.
- Kokapet price range, Hyderabad average, sales, launches, West Hyderabad share and ticket-size split: Knight Frank, India Real Estate: Office and Residential Market, H1 2026 (PDF).
- Hyderabad and Gachibowli quoted prices, Q1 2026: ANAROCK, Hyderabad Residential Market Viewpoints Q1 2026 (PDF).
- Kokapet asking rates by quarter and villa rate: Square Yards, Kokapet property rates.
- July 2021 auction: Telangana Today, 16 July 2021.
- August 2023 auction: Siasat, 3 August 2023.
- 24 November 2025 auction: NewsMeter, 24 November 2025.
- 28 November 2025 auction: Deccan Chronicle, 28 November 2025.
- Tall buildings in Kokapet: Wikipedia, Kokapet.
- Skyven homes and sizes: developer’s Skyven brochure. See the Skyven homepage.
Frequently asked questions
What is the price per sq ft in Kokapet in 2026?
Knight Frank's H1 2026 report puts Kokapet at ₹11,179 to ₹12,500 per sq ft. Square Yards listed an average asking rate of ₹12,000 per sq ft for June 2026 when we checked in October 2026. New ultra-luxury launches can be priced well above these averages.
What was the highest HMDA land auction price in Kokapet?
On 28 November 2025, a 4.03-acre Neopolis plot sold for ₹151.25 crore an acre, as reported by Deccan Chronicle. That was the top bid in that round.
Have Kokapet land prices gone up?
Auction results show a sharp rise. The top bid was ₹60.20 crore an acre in July 2021, ₹100.75 crore in August 2023 and ₹151.25 crore in November 2025. Land prices are not flat prices, and past results do not predict future ones.
What is the Skyven price per sq ft?
The developer shares the Skyven price on request. It depends on the layout, floor and facing. Send the enquiry form and we will share the current price sheet.
Is this page investment advice?
No. It summarises published data with sources and dates. Speak to a qualified financial adviser before you make an investment decision.
Want the Skyven cost sheet?
Get the price sheet, brochure and full floor plans from our team.