Market Value Telangana: How to Check Online (2026 Guide)

At a glance

What the market value is

Every state sets a floor value for land for stamp duty. Delhi and Uttar Pradesh call it a circle rate, Karnataka a guidance value, and Telangana and Andhra Pradesh a market value. See our circle rate names by state page for the comparison.

The department's February 2026 training material puts it simply: section 47-A of the Indian Stamp Act deals with market value, committees under the Market Value Guidelines Rules, 1998 fix it, and the government revises it from time to time. Telangana inherited these rules from undivided Andhra Pradesh.

Values are set separately for agricultural land (usually per acre, by village and sometimes by survey number), for open plots (per square yard, by locality) and for flats (per square foot). A buyer of farmland needs the agricultural value; a buyer of a plot in a layout needs the non-agricultural value.

How it is set

Under the 1998 rules as they applied in undivided Andhra Pradesh, urban values are fixed by committees chaired by the Joint Collector and rural values by committees chaired by the Revenue Divisional Officer, with the Sub-Registrar as convenor. The rules provide for urban revisions every year and rural revisions every second year. We could not confirm from an official Telangana copy whether the committee chairs or timetable have since been changed by amendment.

For the 2026 revision, the government said values were revised across all 144 Sub-Registrar Offices using separate rural and urban committees. Factors reported as considered include development potential, growth corridors, recent land auctions, industrial expansion, infrastructure projects and the influence of the Outer Ring Road and the Regional Ring Road.

The same rules allow a person aggrieved by a value to make a representation for correction. Ask the District Registrar how to file one if your parcel has been placed in the wrong class.

Revisions: 2013, 2021, 2022 and 2026

• 22 July 2021: the first general revision since 2013, as reported. Agricultural values rose by 30 to 50 per cent depending on the range, with a new minimum of Rs 75,000 per acre, and the open plot minimum rose from Rs 100 to Rs 200 per square yard.
• 1 February 2022: an order dated 29 January 2022 raised values by 50 per cent for agricultural land, 35 per cent for open plots and 25 per cent for flats, as reported.
• 5 June 2026: a revision in four slabs of 25, 50, 75 and 100 per cent, as reported. Most areas fell in the 25 to 75 per cent range, the 100 per cent slab was limited to a few high-value locations around Hyderabad, and about 10 per cent of areas saw no change. Minimum base values were fixed for agricultural land, plots and flats, and construction rates were revised for the first time since 2021.

We could not confirm the Government Order numbers for these revisions or the 2026 minimum values from an official copy. Any duty estimate made before 5 June 2026 is likely to be too low.

Step by step: look up the value

The department's home page shows only a few links in the version we could read, and we could not confirm the exact menu names of the market value search. The national services directory lists a Telangana service to "view market value of the lands for stamp duty", and a land details search that shows market value among other fields. The steps below are described by function.

1. Get the land details first. For farmland, take the district, mandal, village, survey number and extent from the Bhu Bharati Record of Rights; see our Bhu Bharati guide. For a plot, take the district, Sub-Registrar Office area, locality and plot or house number from the layout and earlier deeds.
2. Open registration.telangana.gov.in and find the market value search for agricultural or non-agricultural land.
3. For agricultural land, select the district, mandal and village, then the survey number if the search lists survey numbers.
4. For a plot or flat, select the district, the Sub-Registrar Office or municipality, then the locality, colony or door number.
5. Note the value, the unit (per acre, per square yard or per square foot) and the classification, and save the result with the date.
6. For agricultural land registered through Bhu Bharati, check the market value the Bhu Bharati land details show, and make sure it matches.
7. If the parcel is not listed or the figures differ, ask the Sub-Registrar Office or the Tahsildar's office before you pay.

How to read the result

• Unit. Agricultural values are usually per acre; plot values per square yard; flat values per square foot. Telangana land is often quoted in guntas (40 guntas to an acre), so convert before multiplying.
• Survey-wise or common rate. If your survey number is not listed separately, the village rate for its class applies.
• Road frontage. Land on a highway or main road can carry a higher value than land behind it.
• Date. Confirm the value applies from 5 June 2026 or later.

We do not print village or locality values on this page. Read your own figure on the official system.

Using it for stamp duty

Duty is charged on the market value or the price in the deed, whichever is higher. The department's February 2026 presentation lists, for a sale deed, stamp duty of 5.5 per cent, transfer duty of 1.5 per cent and registration fee of 0.5 per cent in urban local body areas, or 2 per cent registration fee in rural areas, plus a mutation fee of 0.1 per cent. See our Telangana stamp duty guide for a worked example.

Illustration of the principle: if 2 acres carry a market value of Rs 30 lakh in total and the agreed price is Rs 26 lakh, the charges are worked out on Rs 30 lakh. Writing a lower price does not lower the base.

The market value is also the stamp duty value for income tax. See circle rate vs market rate.

What to check before you rely on it

• The value applies from 5 June 2026 or later.
• The survey number, extent and owner name match the Bhu Bharati Record of Rights.
• The land is not on the prohibited list under section 22-A of the Registration Act, which covers assigned, government, endowment and ceiling surplus land.
• The classification (agricultural or non-agricultural) is right. Registering a plot in an approved layout as farmland, or the reverse, can cause a deficit demand or a refusal.
• Title, encumbrance and mutation checks; see our land due diligence checklist. Confirm your own case with a local advocate.

Frequently Asked Questions

Sources

• Registration and Stamps Department, Government of Telangana: official portal
• MCRHRDI, Government of Telangana: Registration and Stamps Department presentation, 12 February 2026
• National Government Services Portal: View market value of the lands for stamp duty, Telangana
• NIC Telangana: Report on the launch of the Bhu Bharati portal, 14 April 2025
• Comptroller and Auditor General of India: Andhra Pradesh Registration and Stamps audit (for the 1998 Market Value Guidelines Rules framework)