NALA land conversion in Hyderabad and Telangana: agricultural to non-agricultural on Bhu Bharati
Short answer: In Telangana, converting agricultural land to non-agricultural use (often called NALA) is applied for on the Bhu Bharati portal. Its official FAQ says the system works out the NALA charges and shows them before you book a slot, and there are separate options for land without a passbook and for land converted before Bhu Bharati that still shows as agricultural. The current rate and the full step list are not on the FAQ (to verify).
What the Bhu Bharati FAQ says (official)
- Conversion: "Yes, Agricultural land can be converted to NALA and system will auto calculate and display the NALA charges to be paid before slot booking in application for NALA PPB number is available." (Q12)
- No passbook yet: where the passbook (PPB) is not issued and the record's reason is marked NALA, the land "can be converted to NALA in Application for NALA without PPB". (Q13)
- Converted earlier but still shown as agricultural: apply in the "Application for Pending NALA" module and give the challan details of the earlier payment. Without the challan, the District Collector has to send the details in a set format. (Q24)
- Wrongly shown as NALA: apply in the Modification Request Application under the "change land usage from NALA to Agriculture" option. (Q36)
- Status: track the application in the e-Challan / Application Status module.
- NRIs: the FAQ says there is an NRI portal module; NRIs register first, then apply for a passbook and can do transactions like GPA.
To verify: the law behind this is the Telangana Agricultural Land (Conversion for Non Agricultural Purposes) Act, 2006. Its official text on India Code could not be opened from our system on 21 Oct 2026, so we don't quote the tax rate. Older portal guidance and many websites say 3% of the basic value inside GHMC and 5% elsewhere; check the figure the portal calculates for your survey number before you pay.
Buying a plot or farm land? Five checks before you pay
- Ask the seller whether the land was converted, and for the conversion order or challan. Keep a copy.
- Check how the land is shown in the state land record today (agricultural or non-agricultural), not only in the seller's papers.
- Conversion of land use is not layout or building approval. Check those separately (see the layout guides linked below).
- Ask who paid the conversion charges and whether anything is still due. Dues under the old law can still be collected.
- Put the conversion status, and who pays any balance, in writing in the agreement. Have a lawyer read it before you sign.
Related guides
- Bhu Bharati land record check for NRIs
- Layout approval and LRS check for an open plot in Hyderabad
- Mutation (name transfer) on Bhu Bharati after buying
Land in Vizag or Vijayawada? Andhra Pradesh repealed its NALA law in 2025. See the Andhra Pradesh land conversion guide.
This page explains public portal information. Whether your land can be used for a house, plot or business also depends on zoning, layout and building rules. Not legal advice.
A free sample from our Hyderabad property do-it-yourself pack for NRIs: which papers to ask for, which official portals to check, and in what order.
Get it free (instant download)FAQ
Where do I apply for NALA conversion in Telangana?
On the Bhu Bharati portal. Its official FAQ says the system calculates and displays the NALA charges before slot booking when the passbook number is available, and there is a separate option for land without a passbook.
My land was converted years ago but Bhu Bharati still shows it as agricultural. What now?
The FAQ says to apply in the Application for Pending NALA module with the challan details of the earlier payment. If you don't have the challan, the District Collector sends the details in a set format.
What is the NALA conversion rate in Telangana?
We could not read the Act's official text on 21 Oct 2026. Older guidance says 3% of basic value inside GHMC and 5% elsewhere, but treat that as to verify and rely on the amount the portal calculates.
Does NALA conversion mean my plot layout is approved?
No. Conversion changes the land use in the revenue record. Layout approval, LRS and building permission are separate checks. Not legal advice.
Official sources
- Bhu Bharati FAQ, Government of Telangana (Q12, Q13, Q24, Q36)
- Bhu Bharati application status
- Telangana Agricultural Land (Conversion for Non Agricultural Purposes) Act, 2006 on India Code (to verify; not readable from our system on 21 Oct 2026)
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.