The Telangana government, through the Stamps and Registration Department, has revised the market (circle) values of properties across the state — effective May 1, 2026 — raising the government-notified values used to calculate stamp duty and registration charges. The steepest increases are concentrated in urban, ORR-side and high-growth corridors, with the strongest impact in IT-belt areas around Hyderabad.
Important: these revised values are already in force, so any registration done now is calculated on the new (higher) values — there is no longer a window to "beat" the old rates.
What changed
- Outer Ring Road (ORR) corridors saw the biggest jumps — up to 100% in and around the ORR.
- Kokapet market value per square yard was revised from ₹23,800 to ₹47,600 (≈100%).
- The state's minimum agricultural land value rose from ₹1.75 lakh to ₹2.75 lakh per acre, reflecting rising industrial/residential conversion.
- Apartments and residential properties in established IT hubs saw more moderate rises in the ~10–20% range, while the official overall revision spans roughly 10–30% with the high-growth corridors at the top end.
Area-wise increases (reported)
The figures below are as reported in local coverage and illustrate the direction of the revision — always confirm the exact notified value for your specific survey number/plot on the official Telangana Registration portal before transacting.
| Area | Property type | Reported increase | Indicative new value |
|---|---|---|---|
| Kokapet | Plots | ~100% | ₹47,600 / sq yd (verified) |
| ORR corridors (Gachibowli, Kondapur, Narsingi, Tellapur, Shamshabad) | Land & plots | up to ~100% | high-growth premium |
| Hitec City – Gachibowli | Commercial & residential land | ~60–80% | premium IT-belt rates |
| Jubilee Hills – Banjara Hills | Premium residential | ~40–60% | top-tier city rates |
| Medchal – Shamirpet – Ibrahimpatnam | Farm lands | ~50–100% | from the ₹2.75 lakh/acre floor upward |
| Kondapur – Madhapur | Apartments & plots | ~15–20% | moderate |
| Shamshabad – airport proximity | Land | ~70–90% | high |
Specific per-area peaks (e.g. premium pockets quoted in crores per acre) circulate in local reports but should be verified on the official portal — only the Kokapet, ORR and agricultural-floor figures above are independently confirmed.
Why the government revised values
Market-value revisions are done to align notified rates with actual market trends, infrastructure development and rising demand. The biggest increases track IT expansion, ORR connectivity and high-growth corridors, where transaction prices had run well ahead of the old circle rates.
What this means for NRIs
- Higher registration & stamp-duty costs: stamp duty + registration (around 6% in urban areas) is charged on the higher of the agreement price or the government-notified value — so the revision directly raises closing costs on new purchases and registrations.
- Higher on-paper asset values: existing properties in Kokapet, ORR zones and Gachibowli now carry significantly higher notified values — generally positive for long-term owners.
- Farm-land owners: agricultural land on the outskirts may show a sharp rise in notified value; selling or converting land use can become more expensive.
- Apartment buyers: expect higher registration values in Kondapur, Gachibowli and Madhapur.
Key advice for NRIs
- Check your exact area rate: verify the revised value for your specific location on the Telangana Registration Department portal (registration.telangana.gov.in) or via a local advocate.
- Budget for higher closing costs: factor the higher notified value into stamp duty and registration before you transact.
- Tax & remittance planning: higher notified values can affect capital-gains calculations on a future sale — plan with a qualified CA/tax advisor, especially for repatriation.
- Investment view: the ORR belt and Kokapet continue to show strong appreciation potential, but do your own due diligence on title and approvals.
Frequently Asked Questions (FAQ)
When did the new Telangana market values take effect?
The revised market values took effect on May 1, 2026, and apply to registrations done on or after that date.
How much did Kokapet's market value rise?
Kokapet's market value was revised from ₹23,800 to ₹47,600 per square yard — roughly a 100% increase.
Do higher market values increase stamp duty?
Yes. Stamp duty and registration are calculated on the higher of the agreement price or the government-notified value, so a higher notified value raises the charges.
Where can NRIs check the exact revised rate?
On the official Telangana Registration Department portal (registration.telangana.gov.in), or by consulting a local property lawyer.
Related on NRI Globe
- US jobless claims June 2026 — what it means for Indian professionals
- This week in the USA (June 5–11, 2026): movies, sports & events
This article is for general information only and is not legal, tax or investment advice. Confirm exact rates and rules on official Telangana government portals and with a qualified professional.
