Market Value Guidelines in Andhra Pradesh 2026
Andhra Pradesh's official government property valuation — the rate stamp duty is actually charged on (also called Guideline Value, Basic Value, Unit Rate) — how to look it up for Visakhapatnam and Vijayawada, and what changed in the latest revision.
What is the market value guidelines?
The market value guidelines is the minimum value at which a property can be registered in Andhra Pradesh, notified locality-by- locality by the Registration & Stamps Department (IGRS), Government of Andhra Pradesh; values fixed by district-level committees headed by Joint Collectors. When you register a sale deed, the sub-registrar compares your declared price against this rate and charges stamp duty on the higher of the two. Stamp duty, transfer duty and registration fee are all charged on the higher of the declared consideration or the guideline market value.
Andhra Pradesh specifics: Values are fixed granularly per village/mandal/urban ward with separate agricultural, residential and commercial schedules; committees revise based on recent registered transactions and infrastructure growth. Total transfer cost stacks stamp duty 5% + transfer duty 1.5% + registration fee 1%.
Check the official rate for your locality
Andhra Pradesh publishes rates on IGRS AP — Market Value search. Select your district, area/village and property type to see the notified value per sq metre or sq ft.
Open IGRS AP — Market Value searchLatest revision
Urban guideline values hiked effective 1 February 2026. After a public-objection window closing 29 January 2026, revised urban land values took effect 1 Feb 2026 — roughly 5-10% up in most areas and 15-20% in high-growth corridors and new district headquarters — to close gaps between guideline and actual transaction prices.
How stamp duty uses this rate in Andhra Pradesh
Suppose you agree to buy a flat in Visakhapatnam for ₹65,00,000, but the notified government value of that flat works out to ₹70,00,000. Stamp duty is charged on ₹70,00,000 — the higher figure — at 5%, i.e. about ₹3,50,000, plus registration charges. Declaring a lower price in the deed does not reduce the duty.
The same government value also drives income tax: under Section 50C the seller's capital gains are computed as if they received at least this value, the buyer pays tax on the shortfall under Section 56(2)(x) if the price is more than 10% below it, and the buyer's 1% TDS is deducted on the higher value too. This is why lenders, buyers and sellers all check the market value guidelines before fixing a deal price.
Frequently asked questions
What is the market value guidelines in Andhra Pradesh?+
It is the minimum property value fixed by the Registration & Stamps Department (IGRS), Government of Andhra Pradesh; values fixed by district-level committees headed by Joint Collectors for each locality, and it is the floor on which stamp duty and registration charges are computed in Andhra Pradesh. The same rate is also called Guideline Value, Basic Value, Unit Rate.
How do I check the market value guidelines for my area?+
Use the official IGRS AP — Market Value search portal (https://registration.ap.gov.in). Select your district, sub-registrar office or village/locality, and property type to see the notified rate.
When was the market value guidelines last revised in Andhra Pradesh?+
Urban guideline values hiked effective 1 February 2026. After a public-objection window closing 29 January 2026, revised urban land values took effect 1 Feb 2026 — roughly 5-10% up in most areas and 15-20% in high-growth corridors and new district headquarters — to close gaps between guideline and actual transaction prices.
What happens if I buy a property below the circle rate?+
Stamp duty is still charged on the government value — you cannot save duty by declaring a lower price. There is also an income-tax hit on both sides: if the declared price is more than 10% below the government value, Section 50C taxes the seller as if they sold at that value, and Section 56(2)(x) taxes the buyer on the difference as "income from other sources".
Is the circle rate the same as the market rate?+
No. The market rate is what buyers actually pay; the government rate is an administrative floor for duty collection. In prime areas the market price usually runs well above the government rate; occasionally (after a sharp correction) the government rate can be higher than market, which inflates the duty payable.
Sources
- Deccan Chronicle — Revised value for land registration in AP from Feb 1
- 99acres — AP to revise land registration values from February 1
- Deccan Herald — Revised land values take effect in Andhra Pradesh
Verified 2026-07. Rates are revised by government notification — always confirm the current notified value with the official portal or sub-registrar before a transaction.