Undivided share of land (UDS) in a flat sale deed: Andhra Pradesh check (Vizag, Vijayawada) before you sign
Short answer: a flat in Vizag or Vijayawada comes with an undivided share of the land (UDS) under the building. The IGRS Andhra Pradesh "Sale Deed for Flat" template puts the UDS in the 'A' schedule in square yards and square metres, and says the price "includes the consideration for the purchase of the proportionate undivided share of land". Check that the figure is filled in, that the site matches the title papers, and that it makes sense against your flat's size.
What the IGRS AP template says
"...offered to sell (The undivided share of the site described in 'A' schedule) Flat Described in 'B' schedule ... for a total sale consideration of Rs. ... which includes the consideration for the purchase of the proportionate undivided share of land."
"8. The Vendee shall be the joint owner of schedule land along with other Flat owners of the building complex and the land is for the common use of the Flat owners of the building complex."
What IGRS AP's buyer FAQ adds
"Plinth area includes carpet area (area between the external walls of the flat/portion) and common areas (like passages, staircase, verandah, park etc). Carpet area and common area ratio varies from 88:12 to 75:25. ... common area wherein all co-owners will have the title, possession, access, will be more."
Before you sign: 7 checks on the UDS
- Is there a UDS figure at all? The official model deed has a blank for it in the 'A' schedule. If your draft has no number, ask for one.
- Same site, same survey number. The 'A' schedule site (survey no., ward, block, boundaries, area) should match the link documents and the approved building plan.
- Units. Square yards and square metres both written, and they agree.
- Ask for the UDS list of all flats. The total shouldn't exceed the site area (see the example below).
- Who sells the land share. In the model deed for a flat, the landowner is "Vendor No I" and the developer is "Vendor No II". If the land came through a development agreement, check that the landowner (or their registered power-of-attorney holder) is a party.
- Agreement for sale vs final deed. If you signed an agreement for sale earlier, the land share and flat area in it should match the final deed.
- Run an EC on the survey number of the 'A' schedule site, not only on the flat number.
Check your UDS in three lines (worked example)
Example numbers only, not from any real project. There is no official formula for how much UDS a flat must get on the pages we read (to verify with a lawyer). This is a sanity check you can do yourself.
- Site area in the 'A' schedule: 1,000 sq. yards. Your UDS in the 'A' schedule: 40 sq. yards. Your share of the land = 40 / 1,000 = 4%.
- Your flat's area in the 'B' schedule: 1,500 sq. ft. Total of all flats in the project (ask the builder for the list): 30,000 sq. ft. Your share of the building = 1,500 / 30,000 = 5%.
- 4% of the land against 5% of the building: ask the builder why. A gap can have a reason (different flat types, a commercial block, phases), but you should get the reason in writing before you sign.
Also add up the UDS of every flat on the builder's list. It shouldn't come to more than the 'A' schedule site area.
The three papers, side by side
| Paper | What it says about land | Source |
|---|---|---|
| Your sale deed (state model) | Undivided share of the site, in sq. yards and sq. m, in the 'A' schedule; you become "joint owner of schedule land" with the other flat owners | IGRS AP Sale Deed for Flat |
| Agreement for sale (RERA rules) | "Exclusive ownership" of the apartment plus an "undivided proportionate share in the Common Areas"; price includes "recovery of price of land" | Model agreement under the RERA rules (AP-specific wording to verify on rera.ap.gov.in) |
| RERA Act, 2016 | "Common areas" include "the entire land for the real estate project" (s.2(n)); conveyance deed to you "along with the undivided proportionate title in the common areas to the association of the allottees" (s.17(1)) | RERA Act s.2(n), 17 |
Related guides
- Carpet area under RERA: what the ad and agreement must say
- Free tool: carpet area vs super built-up calculator
- Agreement of sale vs registered sale deed: checklist
- Encumbrance certificate (EC) online
- Development agreement (joint development) between landowner and builder
- Flat possession handover checklist (conveyance, defect liability)
- Documents needed at the Sub-Registrar office
Buying in Hyderabad? See the Telangana UDS guide.
This page summarises public IGRS AP and RERA material. It can't tell you whether a particular deed or project's UDS is correct. 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
What is UDS in a flat sale deed in Andhra Pradesh?
Your undivided share of the land under the building. The IGRS AP Sale Deed for Flat template writes it in the 'A' schedule in sq. yards and sq. metres, and says the buyer becomes joint owner of the schedule land with the other flat owners.
Where is the UDS written in an AP flat sale deed?
In the IGRS AP template, at the end of the 'A' schedule: 'In the above property undivided share of ___ sq.yards ___ sq.mts.' The flat, with plinth area including common areas and parking, is the 'B' schedule.
What carpet to common area ratio does IGRS AP mention?
Its Property Purchase FAQ says the ratio 'varies from 88:12 to 75:25'. A larger common share means more area that all co-owners hold together.
How much UDS should my flat in Vizag or Vijayawada get?
We found no official formula on the pages we read (to verify with a lawyer). Compare your share of the site with your flat's share of the total built area and ask the builder to explain any gap in writing.
Does RERA say the land belongs to the flat owners?
The RERA Act, 2016 counts the entire project land as a common area (s.2(n)) and requires a conveyance deed with the undivided proportionate title in the common areas to the association of allottees (s.17(1)). How that fits your project's deed is a question for your lawyer. Not legal advice.
Official sources
- IGRS AP: Sale Deed for Flat template
- IGRS AP: Property Purchase FAQ
- RERA Act, 2016 (official copy, K-RERA)
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.