HMDA Hyderabad 2026: Jurisdiction, Layout Approval, LRS and Auctions

Posted by Housepartner Editorial Team on 09/11/2026

Housepartner Editorial TeamUpdated 9 Nov 2026 · 7 min read

Checked against official government sources. General information, not legal or financial advice.

The Hyderabad Metropolitan Development Authority (HMDA) is the Telangana government body that plans and controls development across the Hyderabad Metropolitan Region, now about 10,472 sq km after the March 2025 expansion. It prepares master plans, approves layouts and large buildings, runs the Layout Regularisation Scheme (LRS) in its area, and sells its own plots through e-auctions. Its official website is hmda.gov.in. This guide covers HMDA’s area, approvals, LRS, auctions and how to check if a layout is approved.

HMDA at a glance

Set up: 2008, under the Hyderabad Metropolitan Development Authority Act, 2008 (G.O.Ms.No.571 dated 25 August 2008)
Area: about 10,472.72 sq km, 11 districts, 104 mandals and 1,355 revenue villages (G.O.Ms.No.68 dated 12 March 2025)
Official website: hmda.gov.in
Office: Swarna Jayanti Complex, Ameerpet, Hyderabad – 500038
Building approvals: BuildNow and TG-bPASS online systems
LRS 2020: 25% fee rebate for 2020 applicants extended to 30 November 2026, as reported
2026 auctions: plots sold by e-auction in Kokapet, Uppal Bhagayath, Medipally, Mokila and Bachupally

In this guide

What does HMDA do?
HMDA jurisdiction after the 2025 expansion
Master plan and land use
Layout and building approval
Layout Regularisation Scheme (LRS) 2020
HMDA plot e-auctions in 2026
How to check if a layout is HMDA approved
Before you buy in the HMDA area
Frequently asked questions

What does HMDA do?

HMDA was formed in 2008 by merging the old HUDA, the Cyberabad Development Authority, the Hyderabad Airport Development Authority and the Buddha Purnima Project Authority. Its main jobs are:

Planning: preparing and revising master plans and land use for the region.
Approvals: layout permission, building permission, occupancy certificates and change of land use (CLU) in its area outside the GHMC core.
Infrastructure: regional roads, lakes, parks and other projects.
Land: managing a land bank and selling plots and land parcels by auction.

HMDA jurisdiction after the 2025 expansion

By G.O.Ms.No.68 dated 12 March 2025, the Telangana government expanded the Hyderabad Metropolitan Region up to the planned Regional Ring Road (RRR), with a buffer of up to 2 km outside it.

Item	Before March 2025	After March 2025
Area	about 7,257 sq km	about 10,472.72 sq km
Districts	7	11
Mandals	70	104
Revenue villages	1,059	1,355

At the same time the state set up the Future City Development Authority (FCDA) for about 765 sq km in Rangareddy district. It covers 56 villages, 36 of which earlier came under HMDA. As reported in December 2025, FCDA now handles layout and building applications in its villages. If your land is in Amangal, Ibrahimpatnam, Kadthal, Kandukur, Maheshwaram or Manchala mandals, check whether HMDA or FCDA is the approving body.

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Master plan and land use

The HMDA area is covered by several master plans, including the Metropolitan Development Plan 2031 notified by G.O.Ms.No.33 dated 24 January 2013. The master plan zone of a plot (residential, commercial, industrial, conservation and so on) decides what can be built there. You can view plans on the Master Plan and Land Use pages of hmda.gov.in. Land in a conservation or agricultural zone needs CLU before a layout or building can be approved.

Layout and building approval

BuildNow: Telangana’s online building approval platform (buildnow.telangana.gov.in) was extended to the whole HMDA region in April 2025. It checks building plans automatically and is built on self-certification.
TG-bPASS: since 24 April 2024, building, occupancy certificate, layout and group housing permissions in gram panchayat areas within HMDA are processed only through TG-bPASS. New applications on the old DPMS system are not accepted, except for CLU.
Older approvals: HMDA’s Planning page links to records of past layout permissions, building permissions and NOCs, and to a DPMS public search.

An HMDA-approved layout has an approval letter with a file or permit number, an approved layout plan showing plot numbers, roads and open spaces, and often plots mortgaged to HMDA until the developer completes the roads and services.

Layout Regularisation Scheme (LRS) 2020

LRS lets owners of plots in unapproved layouts regularise them by paying a fee. Applications were taken in 2020 and are now being processed and charged.

Open lrs.telangana.gov.in and use the search to find your application by district, mandal, village and name, or by application number.
Check the fee shown and any shortfall documents asked for.
Pay online, for example by generating a QR code and paying by UPI.
Save the receipt and track the application until the regularisation proceedings are issued.

The state has given a 25% rebate on LRS fees and extended it several times. As reported on 1 August 2026, the rebate for those who applied in 2020 now runs till 30 November 2026. HMDA’s LRS/BRS helpline is 1800 425 8838.

HMDA plot e-auctions in 2026

HMDA sells developed plots in its own layouts by e-auction. Some 2026 results, as reported:

Auction	Plots sold	Average bid (per sq yd)
Medipally Layout Phase III (June 2026)	63 of 68	₹56,260
Mokila (2 September 2026)	32	₹63,511
Bachupally (2 September 2026)	25	₹51,991

Upcoming auctions, the brochure, reserve price and earnest money are posted on the Auctions page and in notices on hmda.gov.in. Register only through the link given there. Past prices do not predict future bids.

How to check if a layout is HMDA approved

Ask the seller for the HMDA approval letter, permit or file number and the approved layout plan.
On hmda.gov.in, open Planning and check the layout permission records or the DPMS public search for that number.
For recent approvals, ask for the BuildNow or TG-bPASS permit and check it on that portal.
Match the survey number, village, plot number and plot size with the approved plan.
Check that the plot is not in a road, park, open space or lake buffer area marked on the plan.
If the plot is regularised, ask for the LRS proceedings and check them on lrs.telangana.gov.in.

Before you buy in the HMDA area

Confirm the approving body: GHMC, HMDA, FCDA, DTCP or a municipality.
Check the master plan zone and road width.
Check land records on Bhu Bharati and the encumbrance certificate on IGRS Telangana.
For a flat or plotted project, check Telangana RERA registration.
Know the Telangana market value before you register.

Frequently asked questions

What is the full form of HMDA?

Hyderabad Metropolitan Development Authority. It was set up in 2008 under the HMDA Act, 2008.

What is the HMDA area now?

About 10,472.72 sq km covering 11 districts, 104 mandals and 1,355 villages, after G.O.Ms.No.68 dated 12 March 2025 extended it up to the Regional Ring Road.

How do I check if a layout is HMDA approved?

Get the approval or permit number from the seller and check it in the layout permission records or DPMS search on hmda.gov.in, or on BuildNow or TG-bPASS for recent approvals. Match the survey and plot numbers with the approved plan.

How do I apply for building permission in the HMDA area?

Apply online through BuildNow (buildnow.telangana.gov.in), which covers the HMDA region. In gram panchayat areas, TG-bPASS is used.

What is the last date for the LRS 25% rebate?

As reported on 1 August 2026, the 25% rebate for 2020 LRS applicants was extended to 30 November 2026. Check lrs.telangana.gov.in for any later change.

How can I buy an HMDA plot?

Watch the Auctions page and notices on hmda.gov.in, register on the e-auction link given there, pay the earnest money and bid. Pay the balance as per the sale terms.

Is Future City under HMDA?

No. About 765 sq km covering 56 villages in Rangareddy district comes under the Future City Development Authority, set up in March 2025.

Rules, fees, deadlines and jurisdiction are set by HMDA and the Government of Telangana and can change. Check the current position on hmda.gov.in or at the HMDA office before you buy or apply. This guide is general information, not legal advice. Sources: HMDA official website (About, Planning, DPMS, Auctions pages); G.O.Ms.No.68 dated 12 March 2025 and G.O.Ms.No.33 dated 24 January 2013 as cited by HMDA; BuildNow Telangana portal; LRS Telangana portal; 2025–2026 reports in Telangana Today, Deccan Chronicle, Siasat, NewsMeter and Hyderabad Mail.

About the author

Housepartner Editorial Team Housepartner.in

The Housepartner Editorial Team writes and reviews Housepartner's buyer guides on RERA, land records, stamp duty and property documents, using official government sources. The team has worked in Indian real estate since 2013.

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