Service Guide · Andhra Pradesh · IGRS AP

Land Market Value in Andhra Pradesh: The Rate Card

Every survey number in Andhra Pradesh has a price the government wrote down. Not your price, the state's: the basic value per acre or square yard that duty, fees and official valuations key from. IGRS AP publishes the whole rate card. Buyers who read it before bidding negotiate with the arithmetic already done.

Quick Reference

FigureBasic (government) value

Published onregistration.ap.gov.in

UnitsPer acre (agri) / per sq yd (non-agri)

FeedsDuty, fees, official valuation

Duty baseLarger of rate and price

Lookup costNil

RevisionsPeriodic; recheck near closing

Bottom lineNegotiate the price; the state already fixed the floor for duty.

What the government market value of land represents

Definition

The basic value is Andhra Pradesh's published rate for land in each survey number and locality, maintained by the registration department on IGRS AP. Stamp duty and registration fees compute from it whenever it exceeds the declared price, making it the floor beneath every transaction's tax arithmetic.

Think of it as a rate card with texture. Two adjacent survey numbers can price apart by multiples, one fronting a highway, one behind it; converted land carries square-yard rates while its agricultural neighbour prices per acre; municipal boundaries draw invisible lines through identical-looking fields.

The card also disciplines declarations. Writing a lower figure into the deed changes nothing about duty, which simply computes from the card, while inviting questions nobody enjoys answering. The card is the floor; only prices above it move the tax.

Revision cycles add a timing wrinkle. Rates step upward periodically, so a lookup done at negotiation and repeated near registration occasionally reveals a different floor, and with it different closing costs.

State-specific note: The rate card lives with registration on IGRS AP. Meebhoomi, holding the record, says nothing about value, a division of labour that routinely sends buyers to the wrong portal.

How to check land market value in AP on IGRS

Two minutes, no account, one caution about land type.

Rate card lookup

Open the valuation service

On registration.ap.gov.in, find the market value search.

Registration portal, not the record portal.

Declare the land's character

Agricultural pulls per-acre rates; non-agricultural pulls per-square-yard.

The Adangal's classification is your reference.

Locate the survey number

District, mandal, village, then the number itself.

Neighbouring surveys are not proxies; look up yours.

Do the arithmetic

Rate times extent gives the floor; duty and fees compute from the larger of floor and price.

Write the total cost, not just the sticker, into your budget.

Reading the rate card: what moves the number

Why two similar parcels carry different government rates.

Driver	Effect on the rate	Buyer's check
Road frontage	Highway-touching surveys rate higher	Confirm which side of the line yours sits
Conversion status	NA land shifts to sq-yd rates	Match the rate type to the Adangal class
Local body boundary	Municipal limits step rates upward	Verify gram panchayat vs municipality
Locality within village	Layouts and habitation zones differ	Check the sub-locality entry, not just village
Revision cycle	Periodic upward steps	Re-pull the rate near registration day

Good sign: A negotiated price whose relationship to the rate card you can explain, and a closing budget computed on the correct, current floor.

Common market value issues, and the fix

Rate lookups mislead in four specific ways.

Wrong land character selected

Acre rates read for a converted plot, or the reverse.

Fix: let the Adangal's classification pick the rate type, then re-run.

Composite survey, mixed rates

Part of the survey converted, part agricultural.

Fix: identify which subdivision you are buying and price that portion's rate.

The floor moved before closing

A revision landed between negotiation and registration.

Fix: re-check the card near the date; budget the new duty arithmetic.

Price far under the floor

Duty computes from the card anyway, and the gap draws attention.

Fix: understand why the market prices below the state; sometimes the discount is a defect.

Why the rate card belongs in your first hour of diligence

The card converts a sticker price into a true cost: price plus duty plus fees, all computable before the first phone call to the seller.

🏦

Deals compete on true cost

Deals compete on true cost, and the card is a third of it.

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Below the government floor is a signal

It also reads as a signal. A parcel offered meaningfully below its own government floor is either a distress sale or a defect sale, and the difference is exactly what the rest of this hub's checks exist to find.

Red flag: A proposal to paper the deed at the government floor while the real price travels separately is a request for you to co-sign a misdeclaration. The savings are illusory and the exposure is yours.

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Frequently asked questions

Where is the AP land rate card published?

On IGRS AP at registration.ap.gov.in under the market value search, free and without login. The revenue portal does not carry it.

What does duty actually compute on?

The larger of the government rate and your declared price. Declaring under the rate changes nothing except the questions you attract.

Why do adjacent surveys price so differently?

Frontage, conversion status, local-body boundaries and sub-locality zones. The card is granular; look up your exact number.

Acre rates or square-yard rates?

Follow the Adangal's classification: agricultural land prices per acre, converted land per square yard. Composite surveys need portion-level care.

Can the rate change mid-deal?

Yes, revisions land periodically. Re-pull the card near registration and re-run your closing arithmetic.

Is a price below the government floor a bargain?

Sometimes distress, sometimes a defect wearing a discount. Treat it as a question the EC, 22A and record checks must answer.

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