Undivided share of land (UDS) in a flat sale deed: Hyderabad and Telangana check before you sign

Official pages read on 21 Oct 2026 · Not legal advice · Government websites change, so re-check before you rely on a step.

Short answer: when you buy a flat in Hyderabad you buy two things: the flat itself and an undivided share of the land (UDS) under the building. The Telangana Registration department's model sale deed for a flat writes 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 there, that the site matches the title papers, and that it makes sense against your flat's size.

What the official model deed 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."

Telangana Registration & Stamps, model Sale deed of flat (read 21 Oct 2026). The 'A' schedule ends: "In the above property undivided share of ___ Sq.yards ___ Sq.Mts". The 'B' schedule gives the flat's "Plinth Area ... including common areas along with parking area". The department adds that it "owns no responsibility for the clauses" in its model documents, so treat it as a guide to what a deed usually contains.

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.

Use the same unit on both sides. The Telangana model deed asks for UDS in both square yards and square metres; 1 sq. yard is about 0.836 sq. m.

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	TG model sale deed of 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"	TG RERA Rules 2017, agreement for sale para 1.8
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

How your project's deed and the RERA conveyance to the association fit together is a question for your lawyer (to verify). Ask before you register, not after.

Why the model deed insists on exact schedules

The Telangana model deed's own instructions say the scheduled property "shall be given clearly", identifiable "according to Registration law", and that mistakes "may lead for rectification of mistakes by executing a rectification deed subsequently". Fixing a wrong UDS later means another registered document, so check it on the draft.

Related guides

Buying in Vizag or Vijayawada? See the Andhra Pradesh UDS guide.

This page summarises public Registration department and RERA material. It can't tell you whether a particular deed or project's UDS is correct. Not legal advice.

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FAQ

What is UDS (undivided share of land) in a flat sale deed?

It is your share of the land under the building, written in the 'A' schedule of the sale deed. The Telangana model sale deed of flat says the price includes the proportionate undivided share of land and that the buyer becomes joint owner of the schedule land with the other flat owners.

Where do I find the UDS in my Hyderabad sale deed?

At the end of the 'A' schedule, in the line 'In the above property undivided share of ___ Sq.yards ___ Sq.Mts', in the Telangana Registration department's model deed. The flat itself is in the 'B' schedule.

How much UDS should my flat get?

We found no official formula on the government pages we read (to verify with a lawyer). A simple check: compare your share of the site area with your flat's share of the total built area, and ask the builder to explain any gap in writing.

Does RERA talk about UDS?

The RERA Act, 2016 defines common areas to include the entire project land (s.2(n)) and requires a conveyance deed to the allottee along with the undivided proportionate title in the common areas to the association of allottees (s.17(1)). The Telangana RERA Rules' agreement for sale gives the allottee an undivided proportionate share in the common areas.

Can a wrong UDS be fixed after registration?

The Telangana model deed's instructions say mistakes may need a rectification deed, which is another registered document. Check the draft before registration. Not legal advice.

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.