Telangana property market value (unit rate) check for registration: Hyderabad, Rangareddy, Medchal
Short answer: In Telangana, stamp duty on a sale, gift, exchange or settlement is charged on the property's market value, the value fixed by the government's market value committees, not only on the price you agree with the seller. You can look up the government rate for your Hyderabad, Rangareddy or Medchal-Malkajgiri locality yourself on the Registration & Stamps Department's free Market Value Search page (Unit Rates, Non-Agriculture Rates). For a building, the department's structure rates are added on top: Rs 1,100 per sq ft for RCC in HMDA and municipal corporation areas, from 22-07-2021.
How to look up the unit rate (what the official page asks for)
- Open Market Value Search on registration.telangana.gov.in. It shows Unit Rates, Non-Agriculture Rates. No login is needed to open it.
- Choose Search by: Land Value (open plot or house site) or Apartment Value (flat).
- Pick the District. The list has all 33 districts, including Hyderabad, Rangareddy, Medchal-Malkajgiri and Sangareddy.
- For Hyderabad district the page asks for a Division (Hyderabad, Secunderabad or Secunderabad Cantonment Board) and then By Locality or By Ward-Block. Other districts ask for a Mandal and Village.
- Match the ward, block, locality or village to the one written on the seller's link documents and on the EC. We didn't run a full locality search for this page, so the result screen layout is (to verify).
Building on the plot? Add the structure value
The department's Proceedings No. MV/539/2014, dated 20-07-2021, revised structure rates for independent buildings and structures (without land) from 22-07-2021, under the Telangana Revision of Market Value Guidelines Rules, 1998. The rates include amenities and exclude site value.
| Type of structure | HMDA, all municipal corporations, Secunderabad Cantonment Board, municipalities above 1 lakh population | All gram panchayats and municipalities below 1 lakh population |
|---|---|---|
| RCC | Rs 1,100 per sq ft | Rs 900 per sq ft |
| Non-RCC and parking place | Rs 750 per sq ft | Rs 600 per sq ft |
- Unfinished structures: up to foundation level 25%, up to slab level 65%, up to finishing level 85% of the rate.
- Depreciation: nil for 1 to 10 years; above 10 years, 1% for each year over 10, up to a maximum of 70%. The Proceedings say the age proof must come from the competent authority (panchayat, municipality or corporation) and its particulars must be written into the document.
Worked example (our arithmetic, not an official calculation): a 20-year-old RCC independent house in an HMDA area with 1,000 sq ft plinth area. Structure: 1,000 x Rs 1,100 = Rs 11,00,000. Age 20 years means 10 years over the first 10, so 10% depreciation: Rs 11,00,000 minus Rs 1,10,000 = Rs 9,90,000. The land value from the unit rate search is added to this. Flats are searched under Apartment Value instead; whether the structure table also applies to a flat is (to verify) with the SRO.
What happens at the Sub-Registrar office
The department's Stamps FAQ (Q18) says, in short:
- Market value, as defined under Section 47A of the Indian Stamp Act, 1899, is the value the property would fetch if sold in the open market. Committees with Revenue, Municipal, Zilla Parishad and Registration officials estimate it, publish it, and hear public objections.
- When you present the document, the Sub-Registrar gives a market value slip. If you agree to pay stamp duty on that value, the document is registered.
- If you don't agree, the document is kept pending and referred to the District Registrar under Section 47A after you deposit 50% of the deficit stamp duty. The District Registrar hears the parties and may inspect the site. An appeal lies to the Civil Court within 60 days of the District Registrar's order.
If the duty itself is in doubt, the same FAQ (Q13) says you can apply to the District Registrar under Section 31 with the draft deed, an affidavit on Rs 20 stamp paper and a fee of Rs 15.
Need it in writing?
The department's Downloads list two forms: an "Online Market Value Form", a CARD requisition form for assistance on market value and chargeability that asks for the transaction, urban property details (village or town, ward, block, locality, door number, extent in sq yds, plinth area in sq ft, residential or commercial use), agricultural details (survey number, classification) and structure details (floor, type, plinth area, stage of construction, age); and a "Manual Market Value Form", an application for a market value certificate for property involved in a court suit. Where and how to file them is (to verify) with your SRO.
What it means for you
- Green: your agreed price is at or above the government value for that exact locality or ward-block, and the plinth area and building age on the papers match what you see on site.
- Amber: the seller wants the deed written at a lower figure than you're paying, or the papers show a different locality or ward. Duty is still charged on the market value, so ask your lawyer before you sign.
- Red: pressure to under-value the deed with part of the price "outside", or a seller who won't share the door number, ward or survey number you need for the search. Don't pay.
Then do the money and title checks
- Telangana stamp duty and registration charges, with worked examples on the value you just found.
- Encumbrance certificate (EC) and prohibited property check.
- Bhu Bharati land record check, and for an open plot the layout approval and LRS check.
- Buying from abroad? NRIs and OCIs can't buy agricultural land, plantation property or a farm house (RBI Master Direction, para 3.1.1). Signing through someone in India? See our Telangana power of attorney page.
We don't value property for anyone. The government's market value is for stamp duty, not a price guide or a bank valuation. This page shows what the official Telangana pages say, as we read them on 14 Oct 2026; newer rate orders may exist (to verify). Property in Andhra Pradesh? See our AP market value check.
A free sample from our Hyderabad property do-it-yourself pack for NRIs: which portal to open, in what order, and what to ask the seller.
Get it free (instant download)FAQ
How do I check the government market value of land in Hyderabad?
Open Market Value Search (Unit Rates, Non-Agriculture Rates) on registration.telangana.gov.in, choose Land Value or Apartment Value, pick the district, and for Hyderabad district choose the division and then search by locality or by ward-block. Other districts ask for mandal and village.
Is stamp duty in Telangana charged on the agreed price or the market value?
On the market value for sale, gift, exchange or settlement. The department's Stamps FAQ (Q18) says the Sub-Registrar gives a market value slip, and if you agree to pay duty on that value the document is registered.
What is the construction rate per sq ft for registration in Telangana?
The department's Proceedings No. MV/539/2014 dated 20-07-2021 set structure rates from 22-07-2021: RCC Rs 1,100 per sq ft and non-RCC or parking Rs 750 per sq ft in HMDA, municipal corporation, Secunderabad Cantonment and larger municipal areas; Rs 900 and Rs 600 in gram panchayats and smaller municipalities. Rates exclude site value.
Is depreciation allowed on an old building's market value in Telangana?
Yes. Under the same Proceedings, there is no depreciation for 1 to 10 years; above 10 years, 1% for each year over 10, up to 70%. Age proof must come from the panchayat, municipality or corporation and be written into the document.
What if I disagree with the Sub-Registrar's market value?
The Stamps FAQ (Q18) says the document is kept pending and referred to the District Registrar under Section 47A after you deposit 50% of the deficit stamp duty. You can appeal to the Civil Court within 60 days of the District Registrar's order. Not legal advice.
Official sources
- Telangana R&S: Market Value Search (Unit Rates)
- Telangana R&S: Proceedings No. MV/539/2014, structure rates w.e.f. 22-07-2021
- Telangana R&S: FAQs on stamps (Q13, Q18)
- Telangana R&S: Online Market Value Form (CARD requisition)
- Telangana R&S: Manual Market Value Form (certificate for suit)
- Telangana Registration & Stamps Department
- RBI Master Direction on acquisition of immovable property (id 10196)
Not legal advice. We don't check properties or certify ads. A lawyer must confirm title, and the Authority's own notices override anything on this page.