Latest Market Value Revisions in Telangana (2026): Impact Analysis
The start of 2026 has brought a significant shift for property buyers and investors across Telangana. The state government has officially implemented the revised Market Values (Unit Rates) for both open plots and apartments. For many, this means the “cost of acquisition” has changed overnight.
As a property consultant, I, R. Srinivas Rao, have spent the last few weeks analyzing these revisions. Understanding these changes is no longer optional—it is a financial necessity to avoid shortfalls in your registration budget.
The 2026 “Hotspots”: Where Prices Have Surged
The revision hasn’t been uniform across the state. The Department of Registration and Stamps has specifically targeted high-growth corridors where the gap between the “Govt Value” and “Real Market Price” was widest.
Based on the latest data, the following areas in the Hyderabad periphery have seen the most significant upward revisions:
- Kokapet & Neopolis: With the completion of major infrastructure projects, basic unit rates here have seen a jump of nearly 25-30%.
- Tellapur & Kollur: These residential hubs are no longer “affordable” outskirts. The revised market values now closely mirror the actual transaction prices.
- Medchal & Gundlapochampally: Industrial growth and the Northern corridor expansion have pushed land values significantly higher compared to 2025.
- Adibatla: The aerospace and IT hardware boom has led to a proactive revision by the SRO to capture higher revenue.
2026 Fee Structure: The “True Cost” of Registration
Many buyers make the mistake of only calculating the Stamp Duty. In 2026, the total cost is a combination of three distinct levies. Here is the updated breakdown you need to use for your financial planning:
| Fee Component | Urban Areas (GHMC/Municipalities) | Rural Areas (Gram Panchayats) |
| Stamp Duty | 4.0% | 4.0% |
| Transfer Duty | 1.5% | 1.5% |
| Registration Fee | 0.5% | 0.5% |
| Total Payable | 6.0% of the Higher Value | 6.0% of the Higher Value |
Crucial Nuance: Always remember that the 6% is calculated on the Higher Value between the Government Market Value and the actual Sale Consideration mentioned in your deed. If you buy a flat for ₹1 Crore, but the Govt value is ₹1.1 Crore, you must pay fees on ₹1.1 Crore.
Expert Advice: Why “Prohibited List” Checks are Non-Negotiable
Before you generate your E-Challan or buy E-Stamps, there is one step that I, R. Srinivas Rao, insist every client performs: The Section 22-A Verification.
With the 2026 integration of the “Bhu Bharati” database, the list of prohibited properties (Government land, Waqf, Endowment, and Assigned lands) has been updated.
- The Risk: If you pay your registration fees and then discover at the SRO desk that the survey number is in the 22-A list, your money gets locked.
- The Solution: Use the “Prohibited Properties” search on the IGRS portal before the slot booking. Even if you have a “Clear EC,” the 22-A list is the final word for the Sub-Registrar.
R. Srinivas Rao’s Final Take for 2026
We are moving toward a “full value” registration era. The government’s goal is to align circle rates with market reality. While this increases the immediate cost for buyers, it also ensures higher home loan eligibility and cleaner titles.
If you are planning a purchase in Q1 or Q2 of 2026, I recommend re-verifying the unit rates on the IGRS portal today, as old calculations from 2025 are likely obsolete.
