Telangana Market Value Check 2026: How to Find the SRO Value of a Plot, and Why It Matters
You have agreed a price with the seller, saved for the stamp duty, and then someone mentions the “SRO value” and your budget wobbles. The Telangana market value is the government’s own figure for every locality and survey number, and on registration day it can decide what you pay. This guide shows how to look it up online, what the statewide revision of 5 June 2026 changed, and how it interacts with your deal price, your budget and your loan. We checked the portals on 17 October 2026 and again on 22 October 2026.
Telangana market value in short
Key takeaways
- ✓The market value (also called the SRO value or guidance value) is fixed by government committees for each locality and survey number. Stamp duty and fees are charged on the higher of the market value and your deal price.
- ✓Values were revised statewide from 5 June 2026 across all 144 sub-registrar office areas. Reports describe rises in tiers of 25%, 50%, 75% and 100%, with about 10% of areas left unchanged.
- ✓The rates did not change: a plot sale deed still costs 7.5% in total, so a higher value means a bigger bill only where it overtakes your price.
- ✓Check plots, houses and flats on the registration portal’s Market Value Search, and farmland by survey number on Bhu Bharati. A printed market value certificate carries a ₹100 user charge.
What the market value is
The Registration and Stamps Department’s stamps FAQ defines market value, under Section 47A of the Indian Stamp Act, as “the value it would fetch if sold in the open market”. In practice it is a table of rates. Urban and rural committees, made up of revenue, municipal, zilla parishad and registration officials, estimate values from auction results, bank data, registered deeds and land acquisition awards. They publish proposals, hear objections and then approve the rates.
You will hear several names for the same thing: market value, SRO value, government value, guidance value or “card value”. They all mean the minimum value on which the state collects stamp duty.
How to check the market value online
There are two portals, depending on the kind of land.
Plots, houses and flats: the registration portal
- Open registration.telangana.gov.in and click Market Value Search, which opens the Market Value Search page.
- Under Search by, choose Land Value for a plot or house site, or Apartment Value for a flat.
- Select the district, then the mandal. In Hyderabad district, you choose a division instead.
- Select the village, then search By Locality or By Ward-Block, and click Get Locality.
- Read the rate per square yard (or per square foot for flats) for your locality and note it with the date.
Agricultural land: Bhu Bharati
On bhubharati.telangana.gov.in, open Market Value for the specific land. It asks for the district, mandal, village and the survey or sub-division number, and shows the value used for stamp duty. Our Bhu Bharati land records guide explains the rest of that portal.
If you need the figure on paper, for a bank or an advocate, the department’s user charges list a market value certificate at ₹100. At registration itself, the sub-registrar gives you a market value slip for your document.
The 5 June 2026 revision
The Revenue Minister, Ponguleti Srinivasa Reddy, announced on 3 June 2026 that revised values would take effect from 5 June. Newsmeter reported that the revision covered agricultural land, plots and flats in all 144 SRO areas, set minimum base rates, applied one rate to flats on every floor where floor-wise rates had caused anomalies, and updated building construction rates for the first time since 2021. Growth corridors were among the factors considered, including the Outer Ring Road, which is built, and the Regional Ring Road, which Sakshi Post described as proposed on 5 June 2026.
Sakshi Post reported on 5 June 2026 that values rose in four tiers of 25%, 50%, 75% and 100%, that only a few high-value locations around Hyderabad got the full 100%, and that about 10% of areas were left unchanged because their values already tracked the market. Here are the area-wise examples newspapers published:
| Locality, per sq.yd | Before 5 June 2026 | From 5 June 2026 | Reported by |
|---|---|---|---|
| Raidurgam, residential | ₹26,700 | ₹48,300 | Deccan Chronicle, 6 June 2026 |
| Khajaguda, residential | ₹32,000 | ₹48,300 | Deccan Chronicle, 6 June 2026 |
| Alwal, plots | ₹20,300 | ₹30,500 | Telangana Tribune, 5 June 2026 |
| Kompally, plots | ₹11,600 | ₹17,400 | Telangana Tribune, 5 June 2026 |
We found no published figures for South Hyderabad villages such as Kandukur, Maheshwaram or Tukkuguda, and we did not want to guess. Values vary by locality and survey number, so look up your own, or ask us to do it with you. We also could not find the government order number for the 2026 revision. The previous orders were dated 20 July 2021 and 21 January 2022.
The revision did not slow the state’s collections. The Deccan Chronicle reported registration income of ₹1,023.42 crore from 1 to 25 June 2026, against ₹920 crore a year earlier, even though slightly fewer documents were registered.
Want the current market value for a specific village or survey number? Send us the details and we will look it up with you and work out the registration cost, free.
Market value versus deal value: which one sets your duty
The department’s Ready Reckoner states the rule plainly: a sale deed is charged on the “market value or consideration, whichever is higher”. So there are only two cases.
| Illustrative 200 sq.yd plot | Deal value | Market value | Charged on | 7.5% total |
|---|---|---|---|---|
| Price above the government value | ₹30,00,000 | ₹16,00,000 | ₹30,00,000 | ₹2,25,000 |
| Government value above the price | ₹30,00,000 | ₹36,00,000 | ₹36,00,000 | ₹2,70,000 |
These figures are assumptions for the arithmetic, not values for any village. Before the revision, official surveys found market prices in some urban areas five to six times the government rates (Sakshi Post, 5 June 2026), so in many places the deal value still sets the base. The revision matters most where it pushed the government value above recent prices.
If you think the SRO’s market value is wrong, the FAQ sets out the route. The sub-registrar keeps the document pending and refers it to the District Registrar under Section 47A, after you deposit 50% of the deficit stamp duty. The District Registrar hears both sides, may inspect the site, and decides. An appeal lies to the civil court within 60 days of that order.
One rule never changes: never write a lower price in the deed than you actually pay. Duty is due on the true consideration, and an under-stated deed causes trouble with loans and with every future sale.
Why market value matters for your budget and your loan
- Registration cost. At 7.5% of the higher value, the market value can add lakhs if it exceeds your price. Our guide to plot registration charges has a full worked example, including the gram panchayat and municipal splits.
- The four-month window. The department’s registration FAQ allows a signed document to be presented within four months, and later only with a penalty of up to ten times the registration fee. So check the value before you sign, not after.
- Your loan file. A lender reads your documents and commissions its own valuation, so a clean, correctly stated deed keeps the file simple. Ask your bank about its rules before you commit; our plot loan guide covers what lenders ask for.
- LRS charges. For plots in unapproved layouts, the LRS fee also depends on the market value at the 2020 cut-off, as our LRS status guide explains.
- Resale. The value in your deed is what a future buyer’s lawyer and bank will see.
Government value is not the price
People searching for area-wise land rates in Hyderabad often land on government values and mistake them for prices. They are different numbers. The Deccan Chronicle noted in June 2026 that average selling prices in Narsingi, Kokapet and Manchirevula were above ₹1 lakh per sq.yd, while the new card value in Kokapet and Narsingi was ₹27,000. For asking prices in our part of the city, see South Hyderabad plot prices, which compares listing prices, registered values and government values.
What waiting costs you, and what it does not
Nobody can tell you when market values will next change, and we will not guess. What we can set out are the real costs of leaving things late.
- The value on your registration day is the one that counts. Duty is charged on the higher of your price and the government value in force when you register. Values were revised by orders dated 20 July 2021 and 21 January 2022, and statewide from 5 June 2026. No date for another revision had been announced on 22 October 2026, but a deed registered after any revision is charged on the new value.
- Weekend visits need booking. Site-visit slots at weekends have to be booked ahead, so a decision left to the last weekend before a deadline often becomes another week’s wait.
- Checks take time. An EC can come the same day, but a title opinion and a loan sanction take days to weeks. Start late, and you may be pushed to pay an advance before the checks finish, which is hard to recover. Our encumbrance certificate guide is the place to start.
- Choice in a layout. East-facing, corner and park-facing plots are usually chosen first in any layout. That is how buyers choose, not a count of what is left.
Illustrative: Arjun and Farah spent a year waiting for “the right moment” to buy. In the end the duty on their plot did not change, because the village’s government value stayed below their price. What did change was a year of rent paid, and a school admission made near the rented flat instead of near the house they plan to build.
Want the current value for a village before you sign? Message us on WhatsApp with the district, mandal and village.
What is changing around the southern corridor (status as of October 2026)
For South Hyderabad buyers, the belt that matters runs south of the Outer Ring Road, along the Srisailam Highway (NH-765) towards Bharat Future City. This is where its main projects stood on 22 October 2026; anything proposed may change, or may not happen.
| Project | What it is | Status | Date / source |
|---|---|---|---|
| Bharat Future City and FCDA | 56 villages, 765.28 sq km, planned by the FCDA from Mirkhanpet | Authority operational; master plan in preparation, release planned for December 2026 | G.O.Ms.No.69, 12 March 2025; Deccan Chronicle, 5 August 2026 |
| Young India Skills University, Meerkhanpet | Permanent campus | Under construction | Deccan Chronicle, 5 August 2026 |
| Ratan Tata Greenfield Radial Road | 41.5 km, 100 m corridor, ORR Exit 13 (Raviryal) to Amangal | Under construction; HMDA target May 2028 | Swarajya, 9 September 2026 |
| AWS data centre, Bharat Future City | Data centre campus | Under construction | Work began 15 July 2026 (The News Minute) |
| Airport to Future City metro | 39.6 km line | Proposed; no central approval found | State Cabinet, June 2025; Swarajya, 7 May 2026 |
| RRR, northern part | 161.5 km, Sangareddy to Choutuppal | Announced, not under construction | Deccan Chronicle, 9 October 2026 |
| RRR, southern part | 201 km, proposed through Future City | Proposed; no central decision | Deccan Chronicle, 24 September 2026 |
| Foxconn, Kongara Kalan | Electronics factory | Reported operational | K.T. Rama Rao, 20 May 2026 (ANI) |
| Adibatla aerospace cluster | Aerospace SEZ with Tata units | Operational | Boeing India, 7 September 2026 |
| Fab City, E-City and Hardware Park | Manufacturing parks near Raviryal | Operational | Siasat, January 2026 |
| RGI Airport expansion | Operator plan of about ₹13,800 crore | Announced | Free Press Journal, 24 August 2026 |
For a family, the useful questions are about daily life. Today’s commute runs on NH-765 and the ORR, both built; the Radial Road would add a second route when finished, and the metro and southern RRR have no approved alignment, so plan without them. Jobs exist now at Adibatla, Fab City and E-City, while the AWS campus and the Skills University are being built. Schools, clinics and shops tend to follow homes and jobs over years, so judge a village by what is open today.
Our two HMDA layouts sit in this belt. From Araddhya Future City at Mohammadnagar, Kandukur mandal, Mucherla is 16 minutes (11.2 km), ORR Exit 14 is 24 minutes (17.8 km) and RGI Airport 32 minutes (23.5 km). From Sai Krishna Vrinda at Pulimamidi, Kandukur mandal, near Maheshwaram, the airport is 36 minutes (23.9 km) and Mucherla 24 minutes (15.5 km). We measured these on Google Maps on 14 September 2026, outside the peak. Follow each project in our Future City development tracker, or see how the southern corridors compare.
Prefer to look first? Take the 360° virtual tour of both layouts from home.
What this means if you are buying a plot
Illustrative: Prakash and Swathi, a young couple from Kukatpally, had budgeted to the last rupee for their first plot, south of the Outer Ring Road. A week before registration, a relative warned them the market value “had jumped in June”. They looked it up together on the portal that evening: the village’s government value was still well below their agreed price, so their duty stayed at 7.5% of the price. The panic lasted an hour. The relief, and the photo they took at the SRO with the registered deed, lasted much longer.
Knowing the number in advance turns registration day from a worry into a formality. When you visit our HMDA layouts, Araddhya Future City at Mohammadnagar in Kandukur mandal or Sai Krishna Vrinda at Pulimamidi, near Maheshwaram, we look up the village’s current market value with you and set out the registration cost before any booking. Compare villages on the Kandukur and Tukkuguda area pages, or take the virtual tour before you book a weekend site visit.
Your next step
- Look up the value for your village and locality on the portal, and save it with the date.
- Compare it with your price and work out 7.5% of the higher figure.
- Ask your bank how it will value the plot before you sign.
- Run the record checks: EC, Bhu Bharati and a title opinion, before any advance.
- Plan registration inside four months of signing, and book a weekend site visit ahead.
This guide is general information, not legal or financial advice. Market values and procedures change by government order, so confirm the value for your document on the registration portal or at the SRO, and have an advocate review the deed before you sign.
Registration day should feel like a celebration, not an audit. When you already know the value, the duty and the papers, you can spend it the way families should: with a box of sweets at the SRO and a photograph of the deed.
Plan your next step
Not sure what the SRO value of your plot is, or how it changes your bill? Araddhya Realty is a TG-RERA registered agent (A02500007890). Send us the district, village and survey number through our contact form, and we will look up the current market value with you and work out the registration cost. Prefer WhatsApp? Message us on WhatsApp.
Frequently asked questions
For plots, houses and flats, use Market Value Search on registration.telangana.gov.in: choose Land Value or Apartment Value, then district, mandal, village and locality. For agricultural land, use Market Value for the specific land on Bhu Bharati, by survey number. We checked both on 17 October 2026.
SRO value is another name for the government market value, the minimum value on which the sub-registrar charges stamp duty and fees. Committees of revenue, municipal, zilla parishad and registration officials fix it for each locality and survey number, according to the department’s FAQ.
Yes. Revised values took effect from 5 June 2026 in all 144 sub-registrar office areas. Sakshi Post reported rises in tiers of 25%, 50%, 75% and 100%, with about 10% of areas unchanged. The stamp duty and fee rates stayed the same.
On whichever is higher. The Ready Reckoner charges a sale deed on the market value or the consideration, whichever is higher. A plot sale deed costs 7.5% in total, so the base matters only when the government value exceeds your price.
The sub-registrar keeps the document pending and refers it to the District Registrar under Section 47A after you deposit 50% of the deficit stamp duty. The District Registrar hears you and may inspect the site. An appeal lies to the civil court within 60 days.
Yes. The department’s user charges, in force since 2 September 2021, list a market value certificate at ₹100. Ask at the sub-registrar office for the area, and take the village, locality or survey number and the extent with you.
No date for another revision had been announced by 22 October 2026, and we do not predict one. Values have been revised before, by orders dated 20 July 2021 and 21 January 2022, and statewide from 5 June 2026. A deed registered after any revision is charged on the new value, so check the value on the portal close to your registration date.
No. It is a minimum value for stamp duty. In June 2026, the Deccan Chronicle noted selling prices above ₹1 lakh per sq.yd in Kokapet and Narsingi, where the new government value was ₹27,000. Use registered sale values to judge a fair price.
Sources. Telangana Registration and Stamps Department: home page, Market Value Search, Ready Reckoner, stamps FAQ (question 18), registration FAQ (question 21), user charges order in force from 2 September 2021 and market value requisition form, read 17 October 2026 and rechecked 22 October 2026 · Bhu Bharati: Market Value for the specific land, read 17 and 22 October 2026 · UNI: revised values from 5 June, 3 June 2026 · Newsmeter: new land market values from 5 June, 3 June 2026 · Sakshi Post: registration values hiked from 5 June, 5 June 2026 · Telangana Tribune: values revised statewide, 5 June 2026 · Deccan Chronicle: property prices after land value revision, 6 June 2026; registration income after the revision, 28 June 2026 · Corridor: G.O.Ms.No.69, 12 March 2025; FCDA and Skills University websites, read 22 October 2026; Deccan Chronicle on the master plan, 5 August 2026, RRR south, 24 September 2026, and RRR north, 9 October 2026; Swarajya on the metro, 7 May 2026, and the Radial Road, 9 September 2026; The News Minute on AWS, 16 July 2026; Asianet Newsable (ANI) on Foxconn, 20 May 2026; Boeing India, 7 September 2026; Siasat on Premier Energies, January 2026; Free Press Journal on GMR, 24 August 2026; drive times, Google Maps, 14 September 2026.
This article is general information, not investment or legal advice. Figures are dated and change often. Verify approvals and project registration yourself at rera.telangana.gov.in and with the issuing planning authority before any purchase.
Useful next reads. the ten checks before you pay; how the southern corridors compare; which approval applies where; how to test a brochure claim; areas we cover; buyer questions answered; all our guides.
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