Road widening land surrender and TDR certificate in Hyderabad (GHMC / HMDA): how much, how to apply, how to sell
Short answer: if GHMC or HMDA needs part of your plot in Hyderabad for road widening, you can surrender it free of cost by a registered gift deed and get a Transferable Development Rights (TDR) certificate instead of cash. For a Master Plan road, HMDA's FAQ says the certificate is for 400% of the area you give up. You can use it to build more or sell it online through the TDR Bank. The price is set by the market, not the government.
What the rules say
HMDA's FAQ cites Rule 17 of G.O.Ms.No.168 (7 April 2012), as amended by G.O.Ms.No.330 (28 December 2017). Key lines: TDR "can be awarded only when such lands are transferred to the local body / Urban Development Authority as the case may be by way of registered gift deed", and "The TDR shall not be allowed in unauthorized buildings".
| Land given up for | TDR awarded |
|---|---|
| Master Plan road or Road Development Plan road, or a peripheral road in a group development scheme | 400% of the area surrendered |
| Conservation and development of lakes, water bodies, nala foreshores and recreational buffers (developed at your cost) | 200% of the area surrendered |
| Heritage buildings and precincts maintained with adaptive reuse | 100% of the built-up area |
The final built-up area is worked out on the relative land value of the two sites, using Registration Department values. HMDA's FAQ says the certificate is valid only within the concerned local body area.
Worked example (from HMDA's FAQ): a 450 sq.m plot on an 18 m road that the Master Plan widens to 30 m loses 90 sq.m. Its TDR is 4 x 90 = 360 sq.m. Built-up area allowed goes from 940 sq.m before widening to 620 + 360 = 980 sq.m after.
How to apply in GHMC
The GHMC TDR portal says any citizen "who is surrendering / has surrendered his land, free of cost, to GHMC for public purpose may apply". You fill in your personal and land details and upload at least three documents: the sale deed, the encumbrance certificate and the market value certificate. You get an SMS and email with the application number. HMDA has its own portal for its area (HMDA TDR). The fee and processing time are to verify with the office.
Selling or buying a TDR certificate
- Only digital certificates can be sold or used. HMDA says holders of old paper certificates must convert them (self-declaration form, Aadhaar copy and TDR copy, with originals shown).
- Every sale needs an agreement on Rs.100 non-judicial stamp paper between seller and buyer (HMDA FAQ, Annexure XI format).
- The GHMC TDR Bank list shows each certificate's holder, extent issued, balance and status, and marks names with a citizen objection in red. Check the balance and status before you pay.
- No time limit: a certificate can be used in several transactions until its value is used up, then it "becomes null and void".
Plot in a lake FTL area?
HMDA's FAQ says owners whose land falls in the full tank level (FTL) area of a lake are "eligible to get TDR Certificate of 200% (2 times) of the land affected". See our lake FTL and buffer check before you buy anything near a lake.
Buying a flat on a "TDR floor"? Check this first
Builders buy TDR to add floors. HMDA's FAQ says TDR "can be allowed to be utilized for construction of two additional floors over the normal permissible floors without insisting additional setbacks and without insisting higher road width". It also says: "TDR certificate cannot be utilized for regularization of unauthorized additional floors constructed."
So if your flat is on a top floor that the builder says was "added with TDR", ask for the sanctioned building plan and check that your floor is in it. A TDR bought after the floor was built does not regularise it, according to HMDA's own FAQ.
- Ask the builder for the building permission number and the sanctioned plan, and look for your floor and the TDR used.
- Check the permission on BuildNow / TG-bPASS (see our building permission guide).
- Check the occupancy certificate covers all the floors, including yours.
- Check the project's TG-RERA registration shows the same number of floors.
Related guides
- Building permission and occupancy certificate check
- Stamp duty and registration charges (sale and gift deed)
- Market value check
- Lake FTL and buffer zone check
- Development agreement with a builder
Property in Andhra Pradesh? See the Andhra Pradesh guide.
Not legal advice. This page summarises official TDR pages and the DTCP handbook read on 22 Oct 2026. Rules and Government Orders change, and the original orders prevail; confirm with the town planning office and a qualified lawyer before you surrender land or pay for a TDR.
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
How much TDR do I get for land taken for road widening in Hyderabad?
HMDA's FAQ says 400% of the area surrendered for a Master Plan road, under Rule 17 of G.O.Ms.No.168 as amended by G.O.Ms.No.330. The land must be transferred by registered gift deed first.
Can I sell my TDR certificate?
Yes. Only digital certificates can be sold or used, through the online TDR Bank, with an agreement on Rs.100 non-judicial stamp paper. The price is decided by the market.
Can a builder regularise an illegal extra floor with TDR?
No. HMDA's FAQ says a TDR certificate cannot be used to regularise unauthorised additional floors.
Does a TDR certificate expire?
HMDA's FAQ says it can be used any time and in several transactions until its value is used up, after which it becomes null and void.
Official sources
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.