Market Value (government unit rates) in Telangana 2026
Telangana's official government property valuation — the rate stamp duty is actually charged on (also called Circle Rate, Guidance Value, IGRS Market Value) — how to look it up for Hyderabad and Warangal, and what changed in the latest revision.
What is the market value (government unit rates)?
The market value (government unit rates) is the minimum value at which a property can be registered in Telangana, notified locality-by- locality by the Registration and Stamps Department (IGRS), Government of Telangana. 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 is charged on the higher of the government market value or the declared consideration.
Telangana specifics: Rural land values sit on a separate portal (Bhu Bharati, formerly Dharani, searchable by Bhudhaar ID) from the urban IGRS portal. A revision proposed in 2024 was deferred before the 2026 implementation.
Check the official rate for your locality
Telangana publishes rates on IGRS Telangana — Market Value Search. Select your district, area/village and property type to see the notified value per sq metre or sq ft.
Open IGRS Telangana — Market Value SearchUse Market Value Search (Land Value / Apartment Value) by district, mandal and village. Agricultural land records moved from Dharani to the Bhu Bharati portal in 2025. The 5 June 2026 effective date is verified via Telangana Today. The exact statewide average hike was not officially published; the 20-100% range is from pre-notification reporting.
Latest revision
Revised market values effective 5 June 2026. Cabinet-approved revision prepared by rural and urban committees covering all 144 sub-registrar offices; hikes of roughly 20-100% were reported in the run-up, with no increase where values were already high. Construction cost rates were revised for the first time since 2021, and uniform rates replaced floor-based variations for apartments in comparable areas.
How stamp duty uses this rate in Telangana
Suppose you agree to buy a flat in Hyderabad 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 4%, i.e. about ₹2,80,000, 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 (government unit rates) before fixing a deal price.
Frequently asked questions
What is the market value (government unit rates) in Telangana?+
It is the minimum property value fixed by the Registration and Stamps Department (IGRS), Government of Telangana for each locality, and it is the floor on which stamp duty and registration charges are computed in Telangana. The same rate is also called Circle Rate, Guidance Value, IGRS Market Value.
How do I check the market value (government unit rates) for my area?+
Use the official IGRS Telangana — Market Value Search portal (https://registration.telangana.gov.in). Select your district, sub-registrar office or village/locality, and property type to see the notified rate. Use Market Value Search (Land Value / Apartment Value) by district, mandal and village. Agricultural land records moved from Dharani to the Bhu Bharati portal in 2025. The 5 June 2026 effective date is verified via Telangana Today. The exact statewide average hike was not officially published; the 20-100% range is from pre-notification reporting.
When was the market value (government unit rates) last revised in Telangana?+
Revised market values effective 5 June 2026. Cabinet-approved revision prepared by rural and urban committees covering all 144 sub-registrar offices; hikes of roughly 20-100% were reported in the run-up, with no increase where values were already high. Construction cost rates were revised for the first time since 2021, and uniform rates replaced floor-based variations for apartments in comparable areas.
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
- Telangana Today — Revised land values effective June 5
- IGRS Telangana portal
- NoBroker News — Telangana land registration value hike
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.