Hyderabad's Skyline Transforms with Unprecedented Vertical Growth
Even amid a generally sluggish real estate market, Hyderabad's urban landscape is undergoing a dramatic metamorphosis, marked by an unprecedented surge in vertical construction. The city's skyline, particularly along the bustling IT corridor, is rapidly becoming dotted with skyscrapers. Data projections indicate that by 2029–2030, Hyderabad will proudly display several dozen new high-rise structures, with many soaring to 60 floors and beyond, fundamentally altering its architectural profile.
A Sharp Jump in High-Rise Approvals
The pace of development has accelerated remarkably. While approvals were granted for approximately 100 high-rise buildings in 2024, this figure surged to nearly 200 in 2025. Specifically, the Greater Hyderabad Municipal Corporation (GHMC) sanctioned 102 high-rises, and the Hyderabad Metropolitan Development Authority (HMDA) approved an additional 90 tall buildings. This represents a sharp increase from just 55 approvals in 2024, highlighting a decisive shift towards vertical urban expansion.
Breaking Height Barriers: From 50 to 70 Floors
The ambition for height has scaled new peaks alongside the number of projects. Until 2023, the tallest ongoing project in Hyderabad was a 50-floor tower in Kancha Gachibowli. Over the past two years, this benchmark has risen to touch the 60-floor mark, with numerous developers now seeking approvals for 70 floors and more. Newly approved developments include a 70-floor tower in Osman Nagar and a 66-floor project in Kokapet. These structures are comparable in height to global landmarks such as Trump Towers (202 meters) and the Bank of America towers in New York (230 meters), signaling Hyderabad's entry into the league of cities with iconic skylines.
Driving Forces: FSI Regulations and Escalating Land Prices
Realtors attribute this vertical boom primarily to the absence of a cap on Floor Space Index (FSI) regulations and continuously rising land prices. With no restrictions on FSI, developers are aggressively pursuing the construction of tall structures to maximize land utility, especially in western Hyderabad, which has emerged as a central hub for high-rise clusters. "Developers are aggressively pushing high-rise projects to justify escalating land prices, with many competing to build taller towers and add more floors," industry experts note. To attract buyers in this competitive market, developers are heavily branding these projects by offering a wide range of premium amenities. These include clubhouses, banquet halls, comprehensive indoor and outdoor sports facilities, swimming pools, and modern co-working spaces, as explained by N Praveen, president of the Telangana State Realtors Association.
Hyderabad's High-Rise Dominance in South India
Currently, Hyderabad boasts an estimated 1,800 high-rise buildings, with about 1,300 located within GHMC limits and the remaining along the Outer Ring Road (ORR) under HMDA jurisdiction. This substantial number solidifies Hyderabad's position as the city with the highest concentration of such towers in South India. HMDA officials confirm that while the pace of approvals was slower in earlier years, the past three years have witnessed a sharp and sustained rise. "Most high-rise developments are concentrated in key areas like Kokapet, Tellapur, Nallagandla, and Osman Nagar. In locations with limited road width, buildings are restricted to 10 to 15 floors. However, where road infrastructure and Transferable Development Rights (TDR) are favorable, permissions are being granted for towers exceeding 30 floors," stated a senior official from the planning wing of HMDA.
Notable Projects and Their Specifications
Among the recently approved ventures, one significant development in Kokapet spans 2.17 acres. It comprises a single block with five cellars, a ground floor, and 63 upper floors, offering a gross built-up area of 15.45 lakh square feet to house 362 units. Another major project in the same locality covers 7.71 acres and consists of five blocks. Each block rises with five cellars, a ground floor, plus 56 floors, providing a total built-up area of 55.44 lakh square feet and accommodating 656 residential units.
The Cost Implications of Living High
However, developers openly admit that the allure of tall buildings comes with higher costs for residents. The added construction complexities and materials significantly increase expenses, making apartments in these high-rises priced upwards of Rs 10,000 per square foot. This is notably higher than the city's average apartment price, which typically ranges between Rs 7,000 to Rs 8,000 per square foot. Furthermore, maintenance charges in many apartments above certain floors are elevated—typically hovering around Rs 6 per square foot compared to the usual Rs 3 per square foot. This increase is due to heightened expenditure on essential services such as lifts, power backup systems, enhanced security measures, advanced fire safety protocols, and other ongoing maintenance requirements, as highlighted by N Jaideep Reddy, president of CREDAI Hyderabad.
Snapshot of Hyderabad's Tallest Structures
- Osman Nagar: 250 meters, 70 floors
- Kokapet: 225 meters, 66 floors
- Kokapet: 218 meters, 63 floors
- Tellapur: 206 meters, 59 floors
- Kokapet: 190 meters, 56 floors
- Tellapur: 158 meters, 50 floors
- Kancha Gachibowli: 158 meters, 50 floors
This vertical ascent is not merely about adding floors; it represents a strategic urban response to economic pressures and spatial constraints, positioning Hyderabad as a modern metropolis ready for future growth.
