Market Value of Property in Telangana (2026): How to Check the New Rates After the June Revision

📅 Published: September 10, 2026 ⚖️ Verified against IGRS Telangana & UnitRateMV ⏱️ 8 min read

Telangana's market values changed on 5 June 2026. Here is how to check the new figure for your property.

The Registration and Stamps Department revised the government market value of land and buildings across Telangana with effect from 5 June 2026. The department's official portal highlights this update clearly — "Market Values are revised from 05.06.2026" — and every rate in its online unit rate search now reflects that effective date.

If you are buying, selling, gifting, or registering property anywhere in Telangana, this is the exact baseline figure your stamp duty is calculated upon. It takes under two minutes to look up:

Go to registration.telangana.gov.in and open Market Value Search (under the Market Value menu).
Keep Non-Agriculture Rates selected.
Under Search by, choose Land Value for a plot/house site, or Apartment Value for a flat.
Select your District, then the Mandal, then the Village (or town).
Click Submit.

You will get a comprehensive table of every locality in that village, each with its designated rate and effective date. If the date reads 05/06/2026, you are viewing the active, post-revision government valuation.

Three critical facts before using that number:

The stamp duty rates did not change. Only the value they are applied to did. A sale deed still costs 7.5% in total — but 7.5% of a higher base figure. See our comprehensive Telangana stamp duty guide for the rate breakdown across every deed type.
The increase was not uniform. Media reports indicate increases of around 100% in high-demand commercial corridors and prime residential colonies across Greater Hyderabad, and 30% to 50% in peripheral parts of the state.
Construction rates were revised too — for the first time since 2021. This directly affects the valuation of independent houses and standalone commercial buildings.

What "market value" means in Telangana

In Telangana, market value is the statutory minimum floor value accepted by the Sub-Registrar when an instrument is registered. Other states refer to this as the guideline value, circle rate, or ready reckoner rate.

It is determined locality-by-locality under the Telangana Revision of Market Value Guidelines Rules, 1998, by statutory valuation committees, and formally notified by the Registration and Stamps Department. The previous statewide revision came into force on 22 July 2021, under G.O.Ms.No.58.

Crucially, it is not an appraisal of open market commercial selling price. The official portal specifically notes:

"This is provisional information as per records maintained by registration department for the purpose of helping the registering public to estimate the stamp duty only, subject to change due to revision of market value once in a year OR adhocly due to anomalies."

Two phrases in that note are essential: "To estimate the stamp duty only" (it is a tax assessment base, not open market value), and "adhocly due to anomalies" (individual values can be petitioned and corrected between major revisions if misclassified).

If you had already booked a registration slot before June 5

For buyers caught mid-transaction, the department's notification specifies the operational procedure:

"The registering public who have booked the slots already are requested to pay deficit challan (additional amount) applicable at Sub Registrar Office (SRO) at the time of registration only. Note: The registration process will be completed only after payment of the additional fee (deficit challan)."

In practice, if your slot was booked and duties were paid on the pre-June rate, but your physical document execution takes place on or after 5 June 2026, you must pay the incremental duty difference via a deficit challan at the SRO counter on the day of registration. Registration will not proceed without this clearance.

Reading the result: a real example from Kokapet

Here is an illustrative lookup for Rangareddy → Gandipet → Kokapet from the official portal:

Land Value (Plots & House Sites)

Ward-Block	Locality	Land Value (₹ per sq yard)	Effective Date
0-4	Kokapet Chandra Reddy Circle to ORR Service Road	₹47,600	05/06/2026
0-10	Kokapet Golden Mile Colony Road	₹47,600	05/06/2026
0-10	ORR Service Road	₹47,600	05/06/2026
0-0	Non Residential Properties	₹47,600	05/06/2026
0-0	Residential-2	₹28,800	05/06/2026
0-4	Kokapet Village Main Roads	₹27,000	05/06/2026
0-0	Rest All	₹27,000	05/06/2026

Apartment Value (Flats)

Ward-Block	Locality	Ground Floor (₹/sq ft)	1st Floor (₹/sq ft)	Other Floors (₹/sq ft)	Effective Date
0-4	Chandra Reddy Circle to ORR Service Rd	₹6,600	₹6,600	₹6,600	05/06/2026
0-10	Kokapet Golden Mile Colony Road	₹6,600	₹6,600	₹6,600	05/06/2026
0-0	Residential-2	₹6,600	₹6,600	₹6,600	05/06/2026
0-4	Kokapet Village Main Roads	₹2,700	₹2,700	₹2,700	05/06/2026
0-0	Rest All	₹2,700	₹2,700	₹2,700	05/06/2026

Key takeaways from this data:

The road frontage governs the value, not just the village name: In the exact same revenue village of Kokapet, a plot facing the ORR service road is valued at ₹47,600/sq yard, whereas a plot on an interior village road is ₹27,000/sq yard — an immediate 76% variation.
Land and flat valuations move on different parameters: The "Residential-2" row reflects ₹28,800 for land, yet sits at the peak ₹6,600 rate for flats. Always check the table tailored to your asset type.
Remember unit conversions: Plots are assessed per square yard, whereas flats are valued per square foot. (1 Square Yard = 9 Square Feet).

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How the market value of your property is calculated

Depending on whether you hold open land, an apartment, an independent villa, or agricultural acreage, the valuation methodology varies:

1. Open Plot or House Site

Extent (in sq yards) × Land value per sq yard.

A 200 sq yard plot on a Kokapet village road: 200 × ₹27,000 = ₹54,00,000.
The same 200 sq yards on the ORR service road: 200 × ₹47,600 = ₹95,20,000.

2. Apartment (Flat)

Super Built-up Area (in sq ft) × Apartment rate per sq ft for the designated floor.

A 1,500 sq ft flat on a prime Kokapet road: 1,500 × ₹6,600 = ₹99,00,000. (The apartment rate is composite, meaning it already absorbs the undivided share of land and structure).

3. Independent House or Standalone Building

Land Value + Structure Value.

The site area is valued using the land schedule. The built structure is calculated on plinth area, structural classification (RCC vs. Non-RCC), construction stage, and age depreciation (1% per year after 10 years, capped at 70%).

4. Agricultural Land

Agricultural land is appraised per acre by survey number and revenue classification (wet, dry, or irrigated). It is not listed in the online non-agricultural search; consult the concerned SRO directly for the official survey number gazette rate.

Why the revised market value matters to you

1. It dictates your mandatory stamp duty floor

Stamp duty on a Telangana sale deed is levied on the government market value or the agreed transaction price, whichever is higher.

Scenario	Duty Base	Payable Duty at 7.5%
If duty were permitted on agreed price (₹85 Lakh)	₹85,00,000	₹6,37,500
Actual duty payable on Market Value (₹99 Lakh)	₹99,00,000	₹7,42,500

The Sub-Registrar cannot accept the ₹85 Lakh transaction price for duty calculation; the full ₹7,42,500 must be remitted.

2. It creates significant income tax implications

Under the Income-tax Act, if the government stamp duty value substantially exceeds your contract price:

For the Seller (Section 50C): If the stamp duty valuation exceeds 110% of the recorded sale consideration, capital gains tax is computed deeming the full market value as the sale proceeds.
For the Buyer (Section 56(2)(x)): If the market value exceeds the price paid by more than ₹50,000 and 10% of the price, that difference is treated as taxable deemed income under "Income from Other Sources".

Always verify tax positions with a chartered accountant, particularly when registering property post-revision.

3. Bank valuation is entirely separate

Banks and housing finance companies conduct independent technical appraisals through an empanelled valuer. Bank loan eligibility is dictated by this independent technical assessment, never by the government market value alone.

Market value is only the floor — verify the legal title

A correct market value ensures you budget the accurate registration charges. However, it provides zero assurance regarding clear legal title or dispute freedom. Before committing funds:

Inspect the encumbrance certificate (EC) for a minimum 30-year span.
Verify that the survey number is not classified under the 22A prohibited land list.
Obtain a comprehensive legal opinion and title verification from a seasoned property advocate.