Meebhoomi land check for NRIs buying in Andhra Pradesh: 5 steps before you pay
Short answer: If you live abroad and are buying a plot or flat in Visakhapatnam, Vijayawada, Guntur, Tirupati or elsewhere in Andhra Pradesh, start by ruling out agricultural land, then check the land record on Meebhoomi (AP's official land-records portal for Adangal, 1-B, survey number and village map), get an encumbrance note from IGRS AP, and confirm any project on AP-RERA. A local lawyer must confirm title. We don't check properties.
Step 1: Rule out agricultural land first
Under the RBI Master Direction on acquisition and transfer of immovable property under FEMA (para 3.1.1), NRIs and OCIs can't buy agricultural land, plantation property or a farm house. Ask for the survey number and any layout or building approval before a token amount moves. If the land is still farmland on record, an NRI purchase isn't allowed.
Step 2: Check the land on Meebhoomi
- Open https://meebhoomi.ap.gov.in (title: AP Land Records | Mee Bhoomi | Adangal, 1B, Survey Number & LP Map).
- Search Adangal / 1-B / survey number / village map for the plot (to verify: exact fields, captcha and any mobile OTP login).
- Note the owner name shown and compare it with the seller's papers. A mismatch is a question for your lawyer, not something to decide alone.
Step 3: Encumbrance on IGRS AP
Use the Andhra Pradesh registration portal at https://registration.ap.gov.in/igrs for e-Encumbrance / EC services. Citizen login, OTP and the exact EC result screens are (to verify). From abroad, a family member or your lawyer can run this. Our EC guide explains what an EC shows and what it misses.
The Registration & Stamps Department's older "NRI Registration" FAQ on the same portal still describes older rules in places. Prefer the RBI Master Direction (link below) and your CA for what an NRI/OCI may buy.
Step 4: Check the project on AP-RERA
For a flat or a plot in a project, search on AP-RERA Search RERA Projects. Only status APRERA Registered means registered. Ads for registered projects must carry the registration number and the "RERA Registered" stamp — see our AP-RERA stamp page.
Step 5: Signing from abroad
If someone will sign for you in Andhra Pradesh, you'll usually need a power of attorney attested abroad and then stamped in India. Exact attestation and stamping steps are to verify with your lawyer and the Indian mission where you live.
We don't check properties and don't offer a checking service. Portal steps were checked on 10 and 13 Oct 2026; government websites change. Steps marked (to verify) need a login or captcha and weren't seen by us end-to-end.
A sample of our DIY checklist for NRIs buying in AP: documents to ask for, Meebhoomi / IGRS AP / AP-RERA portals to check, and questions to send your lawyer.
Get it free (instant download)FAQ
Can an NRI buy agricultural land in Andhra Pradesh?
No. The RBI Master Direction under FEMA (para 3.1.1) says NRIs and OCIs can't buy agricultural land, plantation property or a farm house.
What is Meebhoomi?
Meebhoomi (https://meebhoomi.ap.gov.in) is Andhra Pradesh's official land-records portal for Adangal, 1-B, survey number and village / LP map searches.
Can I get the AP encumbrance certificate online from abroad?
IGRS AP's e-Encumbrance services sit on registration.ap.gov.in/igrs. Login and OTP steps are (to verify). A family member or lawyer in India can run the search for you.
Does a clean Meebhoomi record mean the title is clear?
No. It's one record among several. A lawyer must confirm title using the full chain of documents, the EC and the approvals.
Do you check properties for NRIs?
No. We sell DIY checklists and templates only. We don't inspect, verify or certify any property.
Official sources
- Meebhoomi (AP land records)
- AP registration / IGRS portal
- RBI Master Direction: acquisition and transfer of immovable property under FEMA
- AP-RERA (APRERA) home
- AP-RERA Search RERA Projects
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.