Capital Values in Top 7 Cities Surge 128% Since 2021, Outpacing Rental Growth: ANAROCK
The answer to the perennial 'rent or buy' dilemma continues to shift as India's housing market evolves. According to the latest data from ANAROCK, capital values in key micro markets across the top seven cities have surged by a remarkable 128% between the end of 2021 and the end of 2024. Interestingly, rental values in many of these micro markets have not kept pace with this steep rise in capital values, appreciating at a much lower rate.
“An analysis of the key micro markets in the top 7 cities shows that in major cities like Bengaluru, MMR, NCR and Hyderabad, average capital values rose higher than rental values between 2021-end and 2024-end,” says Anuj Puri, Chairman – ANAROCK Group. “On the other hand, localities in Pune, Kolkata and Chennai saw the reverse trend – rental values appreciated more than the capital values.”
Top markets where capital value growth outpaced rental value growth - 2021-end to 2024-end:
- NCR’s Sohna Road saw capital values go up by 59% while rental values rose by 47%. Sector-150 in Noida saw capital values appreciate by a whopping 128% while rental values rose by just 66% in the period.
- In Mumbai's Chembur, capital value growth was 48% while rental appreciation clocked in lower at 42%. InMulund, rental values rose by just 29% while capital prices went up 43%.
- Hyderabad’s HITECH City and Gachibowli also saw similar dynamics - in HITECH City, rental value growth was 54% and capital appreciation was 62%; in Gachibowli, rental values rose 62% and capital values 78%.
- While Bengaluru’s Thanisandra Main Road saw capital values appreciate more (67%) than avg. rental values (62%) in the period, Sarjapur Road saw average monthly rental values increase more (76%) than capital values (63%).
On the other hand, key micro markets in Pune, Kolkata and Chennai saw higher rental values growth than the capital value appreciation between 2021-end to 2024-end:
- Pune’s Hinjewadi saw rental values appreciate by 57%, while capital values rose by just 37%. In Wagholi, rental value growth was 65% while capital values rose by just 37%.
- In Kolkata’s EM Bypass, rental value appreciation was 51%, while capital values rose by just 19% in this period. In Rajarhat, rental values grew by 37% while capital appreciation was 32%.
- Chennai’s Pallavaram recorded rental values growth of 44%, while capital values rose by 21%. in Perambur, rental values grew by 36% while capital values rose 23%.
The clear divergence between capital appreciation and rental growth in these areas indicates that homeownership is becoming more lucrative in key markets where property values are rising faster than rental yields. For investors, this suggests strong long-term returns in cities like Noida, Hyderabad, and MMR, where capital appreciation outpaces rental growth.
“More than ever, investors must align their strategy along very location-specific lines,” says Anuj Puri. “Those looking for long-term capital appreciation can target markets with high appreciation, while rental-focused investors should zero in on localities where rents are rising steadily. For homebuyers, it is extremely important to weigh property price trends against rental growth to understand if buying or renting makes more financial sense in each location.”
