NALA repealed in Andhra Pradesh: land conversion in Vizag and Vijayawada now (EDC, pending cases, old dues)
Short answer: Andhra Pradesh repealed its NALA law (the Agricultural Land (Conversion for Non Agricultural Purposes) Act, 2006) with effect from 3 September 2025. Conversion of land use now sits with urban local bodies and development authorities, which collect External Development Charges (EDC) instead. Applications pending on that date are still decided under the old law, and dues under the old law can still be recovered.
What changed, and when
- 1 Sep 2025: the Governor promulgated Ordinance No. 5 of 2025 to repeal the 2006 Act (published in the AP Gazette on 3 Sep 2025, in force at once).
- 3 Sep 2025: Ordinance No. 6 of 2025 amended the town planning, municipalities, CRDA and metropolitan development authority laws to bring in EDC "for conversion of Agriculture land into Non Agriculture purpose".
- 24 Oct 2025: Act No. 20 of 2025 replaced the ordinance, deemed in force from 3 Sep 2025.
- The state's AP Industries single desk portal lists the repeal as a reform "with effect from 3 September 2025".
What the Repeal Act says (section 3)
"All applications for conversion of agricultural land for non agricultural purposes made under the repealed Act and pending immediately before the commencement of this Act shall be dealt with and disposed of in accordance with the provisions of the repealed Act, as if this Act had not been enacted."
Andhra Pradesh Act No. 20 of 2025, section 3(2)(i), AP Gazette 24 Oct 2025 (read 21 Oct 2026)
- Old dues still count: any conversion tax, penalty or other dues assessed or started under the old law can still be completed or recovered (section 3(1)).
- Unauthorised layouts: they "shall stand validly converted" on paying the conversion tax on the basic value in force during that period, without penalty or interest. This window is for one year from commencement, so it appears to end around 2 September 2026 (to verify whether it was extended). Recovery under the Revenue Recovery Act is not ruled out (section 3(2)(ii)).
- EDC exemptions listed in the ordinance include State Government land, local body land for communal use, religious or charitable use, household industries up to one acre, aquaculture, dairy and poultry, and land allotted to APIIC and APGECL.
To verify: the EDC rates for Visakhapatnam (VMRDA), Vijayawada and the CRDA area are set by rules and notifications we have not read. Ask the local body or development authority for the rate on your survey number. Our copies of the Acts are the gazette texts hosted by PRS Legislative Research; the official gazette is the final word.
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
- Meebhoomi land record check for NRIs
- LRS and layout approval check for a plot in AP
- Mutation (name transfer) in AP after buying
Land in Hyderabad? Telangana still runs NALA conversion through Bhu Bharati. See the Telangana NALA guide.
This page summarises public law texts. How they apply to your land depends on facts we don't know. Not legal advice.
A free sample from our Andhra Pradesh property do-it-yourself pack for NRIs: which portal to open, in what order, what to ask for, and what to keep on file.
Get it free (instant download)FAQ
Is NALA still needed in Andhra Pradesh?
No new NALA conversion under the 2006 Act. Act No. 20 of 2025 repealed it with effect from 3 September 2025. Conversion of land use is now handled by urban local bodies and development authorities, which levy External Development Charges.
What happens to a NALA application I filed before September 2025?
Section 3(2)(i) of the Repeal Act says pending applications are decided under the old Act as if it had not been repealed.
Do I still have to pay old NALA dues?
The Repeal Act says conversion tax, penalty and other dues assessed or started under the old law remain valid and can still be recovered. Check with the Tahsildar's office.
What is the EDC rate in Vizag or Vijayawada?
The ordinance lets the competent authority levy EDC at prescribed rates. We have not read the rate notifications, so ask VMRDA, CRDA or your local body (to verify).
Official sources
- AP Act No. 20 of 2025 (NALA Repeal Act), gazette copy via PRS Legislative Research
- AP Ordinance No. 5 of 2025, gazette copy via PRS
- AP Ordinance No. 6 of 2025 (EDC), gazette copy via PRS
- AP Industries single desk portal: deregulation reforms list
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.