IGRS Telangana Market Value: Official New Land Rates

The real estate landscape in Telangana has undergone a massive transformation in 2026. Following the Telangana Bhu Bharati Act of 2025 and the landmark market value revisions effective April 1, 2025, property valuation is no longer a guessing game. Whether you are buying a high-rise in Gachibowli or agricultural land in Medchal, understanding the new dual-portal system is the first step to a secure transaction.

Understanding Telangana’s Dual-Portal System: IGRS vs. Bhu Bharati

The most critical update for any property seeker is knowing that Telangana now operates two distinct digital gateways based on the nature of the land.

• IGRS Telangana (Urban/Non-Agri): The primary portal for apartments, residential plots in layouts, and commercial spaces. If your property has a door number or is within a municipality, this is your destination.
• Bhu Bharati (Agricultural): Officially replacing the older Dharani portal in mid-2025, Bhu Bharati handles all rural and agricultural land. It utilizes the new 11-digit Bhudhaar ID, verified by drone surveys and satellite mapping.

Expert Insight: Checking the wrong portal is the #1 reason users receive “No Records Found.” Always verify if your land is “converted” (NALA) before searching.

How to Check Market Value Online

Follow these precise steps to get a “unit rate” or “market value certificate.”

For Urban Properties (IGRS Portal)

1. market value certificate, Visit the Official Gateway: Head to registration.telangana.gov.in.
2. Select “Market Value Search”: Choose between Land Value (for independent houses/plots) or Apartment Value (for flats).
3. Localize Your Search: Select your district, mandal, and village.
4. The Ward-Block Filter: For city properties, you may need the ward or block number. For others, simply use the Locality dropdown.
5. View & Download: The system will display the “Unit Rate.” You can now generate a digitally signed Market Value Certificate, essential for bank loan processing.

For Agricultural Land (Bhu Bharati Portal)

1. Login to Bhu Bharati: Access bhubharati.telangana.gov.in.
2. Search by Bhudhaar: Enter the 11-digit unique ID. If you don’t have it, use the Survey Number search.
3. Verify Geo-Coordinates: Ensure the GIS map matches the physical boundaries of the land.

The “Syncing Gap”: Market Value vs. Actual Sale Price

A persistent challenge in 2026 is the discrepancy between government guideline values and the open market price.

• Guideline Value: The minimum price set by the government for tax purposes. You cannot register a property below this rate.
• Actual Sale Price: In hotspots like Kokapet or Tellapur, the actual transaction value can be 200% higher than the IGRS value.
• The “Syncing Gap” Protocol: If you have NALA-converted land, it might show as “Clean” on IGRS but remain “Agricultural” on Bhu Bharati. In such cases, Revenue (Bhu Bharati) records always prevail in court.

Stamp Duty & Registration Fee Structure

Telangana remains one of the highest revenue-generating states for property registrations. As of 2026, the fees are split into three components: Stamp Duty, Transfer Duty, and registration fees.

Area Category	Stamp Duty	Transfer Duty	Reg. Fee	Total Payable
Urban (GHMC/Municipal)	4.0%	1.5%	0.5%	6.0%
Rural (Gram Panchayat)	5.5%	—	2.0%	7.5%

Essential Due Diligence: Section 22-A Prohibited Lands

Before paying any advance, you must check the 22-A Prohibited List. These are land parcels “locked” from registration due to legal or government claims.

• 22-A(1)(a): Government & Poramboke Lands.
• 22-A(1)(b): Religious, Endowment, & Waqf Board properties.
• 22-A(1)(c): Assigned Lands (Given to the poor; strictly non-saleable).
• 22-A(1)(e): Lands under court stay or public policy restrictions.

The Golden Trio for 2026 Buyers: Always demand the Sethwar (initial survey record), a 30-year Encumbrance Certificate (EC), and the SRO Refusal Order (if the land was ever rejected for registration).

Frequently Asked Questions