Telangana Market Value 2026: Hyderabad Land Values, How to Check and Registration Charges
The Telangana market value is the government’s minimum value for land, plots and flats in each area, used to calculate stamp duty and registration charges. Telangana revised market values across all 144 sub-registrar offices from 5 June 2026, the first full revision since 2021–22. Values went up in most localities of Hyderabad and its suburbs, while areas already close to market prices saw no change. The registration charge rate itself did not change: buyers pay about 7.5% of the higher of the market value or the agreement value. This guide explains what changed, how to check the market value for your property online, and how to calculate registration charges in Hyderabad.
- Also called: registration value, government value (like the circle rate or ready reckoner rate in other states)
- Set by: Registration and Stamps Department, Telangana
- Latest revision: in force from 5 June 2026, across all 144 sub-registrar offices
- Covers: agricultural land, open plots, apartments and flats
- Registration charges: about 7.5% in total (rate unchanged in 2026)
- Check values at: registration.telangana.gov.in
What is the market value in Telangana?
The market value is the minimum value per square yard (for land and plots) or per square foot (for flats) fixed by the government for each village, locality and survey number. Stamp duty and registration fee are charged on this value or the price in your sale deed, whichever is higher. It works like the circle rate in Delhi and Haryana, the ready reckoner rate in Maharashtra and the guidance value in Karnataka.
What changed from 5 June 2026
- Revised everywhere: the Telangana government revised market values in all 144 sub-registrar offices, based on a study of development potential, growth corridors, recent land auctions, new roads, the Outer Ring Road and the planned Regional Ring Road.
- Not uniform: separate urban and rural committees set the new values, so the increase differs by locality. Areas where values were already high saw no increase.
- Minimum basic rates: minimum rates were fixed for agricultural land, plots and flats in the HMDA area, the core urban region and other areas.
- Flats: construction rates were revised from 2021 levels, and flats now carry a uniform rate across all floors.
- Charges unchanged: the registration charge percentage stayed the same; only the underlying values went up.
Many buyers registered in May 2026 to beat the revision. In June, registration revenue rose even though the number of documents registered was slightly lower than a year earlier, mainly because of higher values for open plots and flats in and around Hyderabad.
How to check the market value in Telangana online
- Go to registration.telangana.gov.in, the Registration and Stamps Department website.
- Open the Market Value search option.
- Choose agricultural or non-agricultural property.
- Select the district, mandal and village (or the municipality and locality for urban property).
- Enter the survey number for land, or the locality and house or door number for plots and flats, and view the value.
Values can differ between nearby survey numbers and between main-road and interior plots, so always check the exact survey or door number. For land, also check the record of rights on Bhu Bharati; see our Bhu Bharati Telangana guide.
Stamp duty and registration charges in Hyderabad
| Charge | Rate on a sale deed |
|---|---|
| Stamp duty (including transfer duty) | 5.5% |
| Registration fee | 0.5% |
| Transfer duty (included in the 5.5% above) | 1.5% |
| Total | about 7.5% |
The total was raised from 6% to 7.5% in 2021–22 and did not change in the 2026 revision. Some guides still quote the older 6% figure, so confirm the exact amount for your document with the department’s online calculator or at the sub-registrar office. Telangana does not have a separate lower rate for women buyers.
How to calculate registration charges: example
Illustration only: a flat with an agreement price of ₹80 lakh, where the market value works out to ₹85 lakh after the 2026 revision:
- Value used: ₹85 lakh (the higher figure)
- Total registration charges at about 7.5%: about ₹6.38 lakh
- Before the revision, if the market value had been below ₹80 lakh, charges would have been worked out on ₹80 lakh: about ₹6 lakh
The values in this example are assumed. Check the actual market value for your property on the portal.
What the revision means for buyers and sellers
- Higher registration cost where the new market value is above your agreed price.
- Smaller gap between government value and real prices, which reduces under-valued deals.
- Income tax: if the sale price is below the market value beyond the allowed tolerance, both buyer and seller can face tax under Sections 56(2)(x) and 50C of the Income Tax Act.
- Home loans: banks look at both the market value and their own valuation.
Before you buy property in Hyderabad
- Check the market value for the exact survey or door number before agreeing the price.
- For new projects, check the TG RERA registration number on the Telangana RERA website.
- For land, check Bhu Bharati records, the encumbrance certificate and the approved layout (HMDA, DTCP or GHMC).
- Budget for registration charges, GST on under-construction homes, and maintenance deposits.
Read our guides to the encumbrance certificate, checking property documents and stamp duty in India, and browse property listed in Hyderabad. For other states, see the ready reckoner rate in Mumbai, circle rate in Gurgaon and stamp duty in Karnataka.
Frequently asked questions
When were Telangana market values revised in 2026?
The revised market values came into force on 5 June 2026, across all 144 sub-registrar offices in Telangana.
How much did market values increase in Hyderabad?
The increase was not uniform. Values went up in most localities, especially for open plots and flats in Hyderabad and its suburbs, while areas already close to market prices saw no change. Check the exact value for your survey or door number on registration.telangana.gov.in.
How do I check the market value of land in Telangana?
On registration.telangana.gov.in, open the market value search, choose agricultural or non-agricultural, select the district, mandal and village or locality, and enter the survey or door number.
What are the registration charges in Hyderabad?
About 7.5% of the higher of the market value or agreement value: 5.5% stamp duty (including 1.5% transfer duty) and 0.5% registration fee. Confirm the exact amount with the department’s calculator.
Did registration charges increase in 2026?
No. The charge rate stayed the same. Only the market values on which the charges are calculated were revised.
Is there a stamp duty concession for women in Telangana?
No. Telangana does not have a separate lower stamp duty rate for women buyers.
Is the market value the same as the guideline value?
Yes. Telangana’s market value is the government’s minimum value for registration, similar to the guideline value, circle rate or ready reckoner rate in other states.
Market values, stamp duty and registration charges are set by the Government of Telangana and can change. Check the current value for your property and the exact charges on registration.telangana.gov.in or at the sub-registrar office before paying. This guide is general information, not legal or tax advice. Sources: Telangana Revenue Minister’s announcement of 3 June 2026; Registration and Stamps Department, Telangana; reports on registration revenue in June 2026.
