Hyderabad Circle Rates 2025: Updated Government Land Rates by Area
In 2025, Hyderabad circle rates (government value of land in Telangana) will be taken from the IGRS Telangana “Market Value Search” for apartments and non-agri land, and from Dharani/BhuBharati for agricultural land. A state move to raise registration (market) values by 30 to 50 per cent inside the Core Urban Region (within ORR) is underway—committees, Cabinet, public objections, then final notification. Until that notification goes live, you must use the current IGRS market value for your street or apartment and compute duties on that.
Use this when you need the market value of property in Hyderabad for flats or non-agri plots.
- Open IGRS Telangana → Market Value Search.
- Choose Non-Agriculture, then Land Value or Apartment Value.
- Select District → Mandal → Village/Ward → Locality/Street to see the official unit rate used for registration.
- This is the reference the sub-registrar will apply.
If you want a quick duty estimate on the government value of land in Telangana, use the IGRS “Market Value Assistance – Non-Agriculture” calculator. It computes stamp duty, transfer duty and registration fee on the higher of the circle rate or the agreement value.
What rates apply (Hyderabad city / municipal areas):
- Stamp duty 5.5%, Transfer duty 1.5%, Registration fee 0.5% (sale deed in municipalities/corporations).
- In Gram Panchayat areas: Stamp duty 5.5%, Registration fee 2% (no transfer duty).
- These are listed in the IGRS Ready Reckoner. (Some blogs show 4% stamp, but IGRS Ready Reckoner is the source of truth.)
For the Telangana registration market value of agriculture land, use Dharani/BhuBharati:
- Go to “View market value of lands for Stamp Duty.”
- Pick District → Mandal → Village and fetch the guideline value for the survey number.
- Until the 2025 hike is notified, treat the IGRS market value shown for your exact street/tower as the working Hyderabad circle rate for stamp duty and fees.
- The state has proposed a 30–50% increase inside the CUR (within ORR) to match real deal values; watch for the final notification before your registration date.
- IGRS “Market Value Search” for live unit rates (street-wise).
- IGRS “Downloads/Ready Reckoner” for duty & fee rules in PDF.
- Some departments (e.g., TGIIC) publish area-specific land-rate PDFs for their estates; useful as a reference but not a substitute for IGRS/Dharani at registration.
- Last full revision: Jan/Feb 2022 (statewide exercise).
- 2025: Government has moved to raise registration values by 30–50% in 27 Core Urban Region bodies inside ORR (e.g., Gachibowli, Kokapet), with final street-wise numbers due after notification. Until then, use IGRS for your area.
To find the circle rate near Gachibowli, Kondapur, Kokapet, Madhapur, Narsingi or any other pocket:
- Open IGRS → Market Value Search (Non-Agriculture).
- Pick your District (Hyderabad/Rangareddy/Medchal-Malkajgiri) → Mandal → Village/Ward → Locality/Street.
- For agri parcels near city limits, cross-check Dharani/BhuBharati.
Say your flat’s agreement value is ₹1.20 crore, while the IGRS market value for that street totals ₹1.15 crore. Fees are computed on ₹1.20 crore (higher of the two):
- Stamp duty 5.5% = ₹6.60 lakh
- Transfer duty 1.5% = ₹1.80 lakh
- Registration fee 0.5% = ₹0.60 lakh
- Total ≈ ₹9.00 lakh, plus minor user charges as applicable. Use the IGRS Market Value Assistance to run your exact case.
- Pull the IGRS unit rate for your exact street/tower.
- Estimate duty & fees with the IGRS calculator; align your cost sheet and loan margin.
- If your address is inside ORR, watch for the 2025 CUR notification; recheck IGRS the week of registration.
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