Document Guide · Telangana

How to Check NALA land conversion in Telangana — Complete Guide 2026

NALA Land Conversion (also called CLU or NA Conversion) is the official permission required in Telangana before agricultural land can be used for residential, commercial, or industrial construction. No conversion order means no building permission, no layout approval, and no legal construction. This guide covers what NALA means, how to get the conversion order, and what the seller must show you before you pay.

Quick Reference

Also calledCLU (Change of Land Use), NA Conversion, NALA Conversion Order, Non-Agricultural Land Assessment Certificate

Issued byRevenue Divisional Officer (RDO) / HMDA / DTCP depending on location

Valid forNo expiry; the conversion order is permanent once issued

CostVaries based on land use type (residential, commercial, industrial) and locality population;

Time takenApproximately 30 days after payment of conversion tax

Online portaldharani.telangana.gov.in (NALA application) / hmda.gov.in (CLU for HMDA zone)

noteconfirm with HMDA or DTCP office for current slab rates

What is NALA land conversion in Telangana?

Definition

NALA Land Conversion, formally governed by The Telangana Agricultural Land (Conversion for Non-Agricultural Purposes) Act, 2006 (Act 3 of 2006) and the earlier Telangana Non-Agricultural Lands Assessment (NALA) Act, 1963, is the mandatory legal process of obtaining prior permission from the competent authority before changing the use of agricultural land to residential, commercial, or industrial use.

In Telangana, every land parcel carries a classification in the revenue records, Pahani and RoR 1-B will show whether land is agricultural or non-agricultural. Agricultural classification means the land is legally permitted only for farming. You cannot build a house on it, put up a shop, or develop a layout without converting the classification first. The conversion involves applying to the RDO or HMDA or DTCP depending on your zone, publishing a public notice, paying the NALA tax, and receiving an official conversion order. Until that order exists, the land's legal use is agriculture. Period.

What most buyers miss is the deemed conversion trap. If someone builds on unconverted agricultural land, even a small boundary wall or shed, the law treats that as "deemed conversion." The Revenue Inspector can issue a legal notice. The District Collector reviews the records quarterly. The penalty is 50% of the conversion fee on top of the actual fee owed. Sellers in growth corridors around Hyderabad have been presenting built-on agricultural plots to buyers without NALA orders. The buyer inherits the liability. Always ask: is the land classified as non-agricultural in the current Pahani? If not, where is the conversion order?

State-specific note: HMDA handles CLU applications within the Hyderabad Metropolitan Region. DTCP handles them everywhere else. If a seller near Shadnagar or Sangareddy shows you a DTCP order for land that falls inside HMDA jurisdiction, that order may have no validity.

How to Get Land Conversion CLU in Telangana

NALA applications for agricultural land can be submitted online through the Dharani portal or through MeeSeva centres. CLU applications for land within HMDA or DTCP jurisdiction go through HMDA at [hmda.gov.in](http://hmda.gov.in) or through the TS-iPASS portal. Have your Pattadar Passbook, Pahani, sale deed, and survey sketch ready before you begin.

Online method (recommended)

Open the correct portal for your land's location For agricultural land in most of Telangana, go to [dharani

telangana.gov.in](http://dharani.telangana.gov.in) and navigate to "Application for NALA." For land within HMDA jurisdiction requiring CLU (Change of Land Use), apply through [hmda.gov.in](http://hmda.gov.in) or the TS-iPASS portal at [ipass.telangana.gov.in](http://ipass.telangana.gov.in) . DTCP handles CLU for lands outside HMDA limits.

Fill the application and upload documents The NALA application requires: Pattadar Passbook, Pahani or RoR 1-B, encumbrance certificate, survey sketch, Aadhaar card of the applicant, and the sale deed if recently purchased

Submit the application with all required documents. The system pre-scrutinizes the application and will flag deficiencies.

A public notice is required as part of the CLU process. The authority publishes a gazette notification. Objections from the public are invited and considered before the final order is issued.

Pay the NALA conversion tax after demand notice Once the application is approved at the preliminary level, the competent authority issues a formal demand notice

Pay the conversion tax within 30 days of this notice using a challan. The rate depends on the intended use (residential, commercial, or industrial) and the population of the locality where the land is situated.

Receive the conversion order After tax payment, the authority issues the conversion certificate within approximately one month

This certificate, combined with the updated revenue records, confirms the land is now legally classified as non-agricultural. Keep the original safely, it is required for building permission, layout approval, and registration of plots.

After receiving the NALA order, verify that the land classification in Bhu Bharati or Dharani has been updated to non-agricultural. The revenue record and the NALA order must be consistent. A mismatch means the update was not processed.

Offline method (Sub-Registrar Office)

Visit the correct office for your zone For rural and semi-urban land, go to the Revenue Divisional Officer (RDO) in your district

For land in HMDA jurisdiction, visit HMDA at Swarna Jayanti Complex, Ameerpet, Hyderabad. For DTCP jurisdiction, go to the district-level DTCP office at AC Guards, Hyderabad or the relevant district office.

Submit the application form with documents Fill the NALA application form

Attach Pattadar Passbook, Pahani, latest EC, survey sketch, and identity proof. HMDA and DTCP require the full document set upfront, partial submissions are sent back.

Attend site inspection if called The revenue inspector may conduct a field visit to verify the land's current use before approving the conversion

Be present or arrange representation. The inspection report forms part of the processing record.

Pay and collect the order On receipt of the demand notice, pay the conversion tax at the designated challan counter

Collect your conversion certificate once issued. Ask for a certified copy, the original is the single document that gates every subsequent building and layout approval.

If you receive a conversion order and find an error in the survey number or extent, address it immediately at the issuing office before any construction begins. Errors in the order create downstream problems at every stage including registration.

What Does NALA Conversion Order Contain in Telangana?

These are the key fields in a Telangana NALA conversion order and what each one means for a buyer verifying the document.

Field	What it means	What to check
Survey Number and Extent	The specific land parcel and area being converted	Must exactly match the Pattadar Passbook and Pahani; discrepancy means the order may not cover the land being sold.
Converted Land Use Type	Whether approved for residential, commercial, or industrial use	A residential conversion order cannot be used for commercial construction; verify the intended use before buying.
Issuing Authority	RDO, HMDA, or DTCP with their specific office details	Confirm the issuing authority has jurisdiction over the plot location; HMDA order for DTCP-zone land is invalid.
Date of Conversion Order	Date the conversion was officially granted	Cross-check this against when any construction began; construction before the order date is deemed conversion with penalties.
NALA Tax Payment Details	Challan number and amount paid	Verifies the tax was actually paid; a conversion order without a matching challan can be challenged.
Conditions of Conversion	Any specific restrictions on use or development	Conditions attached to the order limit what can be built; ignoring conditions voids the approval for those specific uses.

Good sign: Order shows the correct survey number matching the Pahani, the intended use matches the buyer's purpose, the issuing authority matches the zone, NALA tax payment is reflected, and Dharani shows the land as non-agricultural.

Common Issues With NALA Land Conversion in Telangana

These are the key fields in a Telangana NALA conversion order and what each one means for a buyer verifying the document.

Seller presents a NALA order from the wrong authority

HMDA covers specific metro districts. DTCP covers everything else. A seller with land inside HMDA jurisdiction who obtained a DTCP order has the wrong document. That DTCP order does not authorise construction in HMDA territory. Buyers have paid for plots and then found building permission blocked because the authority that issued the NALA order had no jurisdiction.

Fix: Confirm the plot's exact location against HMDA boundary maps at [hmda.gov.in](http://hmda.gov.in) . If inside HMDA jurisdiction, only an HMDA CLU order is valid. No exceptions.

Construction already done without NALA order

The seller built a boundary wall, shed, or structure on unconverted agricultural land. The Pahani still shows agricultural classification. No NALA order exists. This is deemed conversion, the buyer inherits a 50% penalty liability on top of the required conversion fee.

Fix: Check the current Pahani on Bhu Bharati for land classification before agreeing to any price. If the Pahani shows agricultural and any structure is present, ask for the NALA order. No order means the construction is illegal.

NALA order exists but revenue records not updated

The seller has a physical NALA order. But the Pahani and RoR 1-B in Dharani or Bhu Bharati still show agricultural classification. The revenue record update did not happen. The building permission authority will check the portal, not the physical order, and will reject the application.

Fix: The seller must get the Pahani updated to non-agricultural status before you close the deal. Physical order plus updated revenue record. Both must match.

NALA tax paid on part of the parcel, rest is still agricultural

The seller applied for NALA conversion on a portion of the land, maybe the part facing the road, and sold the whole parcel. The conversion order covers only the applied extent. The remaining area is still agricultural. Building permission will cover only the converted portion.

Fix: Check the survey number and extent on the NALA order against the full extent being sold. Any gap between the two requires a separate NALA application for the unconverted portion.

Conversion order mentions a different intended use

The seller got NALA conversion for industrial use years ago. They are selling the land for residential development. A residential layout or building permission application will conflict with the original conversion purpose listed in the order.

Fix: Verify the "Converted Land Use Type" field on the NALA order against your intended use. If there is a mismatch, the conversion order cannot be used as-is. A fresh CLU or NALA application for the new use type is required.

NALA conversion pending, seller asks buyer to complete after purchase

This one is a trap. The seller has applied for NALA but the order has not been issued yet. The Pahani still shows agricultural. The seller argues the order is "on the way" and asks the buyer to complete the process post-purchase.

Fix: Do not buy. The conversion order must be in your hand before you pay. Until it is issued, the land legally cannot be built on and its market value as residential land is unconfirmed. Applications get rejected.

Why Land Conversion CLU Matters for Land Buyers in Telangana

This single document gates every subsequent step of development; without it, the land cannot legally host any non-agricultural use in Telangana.

📋

No NALA order means no building permission anywhere in Telangana HMDA, DTCP, GHMC, and every municipal body in Telangana requires the NALA conversion order before issuing any building permission

The Pahani must show non-agricultural classification. Without this, the construction is illegal from day one, regardless of the sale deed or Pattadar Passbook showing your name.

⚠

Agricultural land sold as "plot ready" is a fraud category in Telangana's growth zones In corridors around Shadnagar, Ameenpur, Sangareddy, and other fast-growing mandals, sellers routinely market unconverted agricultural land as "ready to build" or "plot in HMDA area" without a conversion order

The buyer finds out only when building permission is refused. The land classification is the first thing to check, before any conversation about price.

🏦

Banks will not finance plots on unconverted agricultural land No bank or housing finance company will approve a home loan or plot loan for construction on land still classified as agricultural

They require the NALA order as part of their title check. An agricultural parcel with no conversion order is an asset you cannot borrow against for development.

🔍

Telangana-specific: Bhu Bharati and Dharani sync gap creates a verification risk After a NALA order is issued, the revenue record in Bhu Bharati or Dharani should update to non-agricultural

But the sync between the revenue portal and the IGRS registration portal is not always instant. Buyers who check the Bhu Bharati portal and see a sync lag during NALA conversion may see agricultural status temporarily even after the order is issued. Always check the physical order against the portal, and raise a grievance if the portal does not update within a reasonable window. A

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Frequently Asked Questions

What is NALA land conversion in Telangana 2026 and is it mandatory?

NALA converts agricultural land to non-agricultural in Telangana's revenue records. Without it, no building permission, no layout approval, no legal construction is possible. Governed by the Telangana Agricultural Land Conversion Act 2006, it is non-negotiable before any development.

How do I apply for NALA conversion online in Telangana?

Go to [dharani.telangana.gov.in](http://dharani.telangana.gov.in) and select Application for NALA. For CLU within HMDA jurisdiction, apply through [hmda.gov.in](http://hmda.gov.in) or TS-iPASS. Attach Pattadar Passbook, Pahani, EC, and survey sketch. The process takes approximately 30 days after tax payment.

What documents are required for NALA conversion in Telangana?

You need the Pattadar Passbook, current Pahani or RoR 1-B, latest EC, survey sketch, Aadhaar card, and sale deed. For HMDA CLU applications, additional documents may be required. Verify the current checklist with the HMDA or DTCP office before applying.

What is the NALA conversion fee in Telangana?

The fee depends on the intended land use (residential, commercial, industrial) and the population of the locality. In GHMC limits, rates are higher. Estimates suggest around 5.24% for some categories but always confirm the exact slab with the competent authority before paying.

What is the penalty for building on unconverted agricultural land in Telangana?

Building on agricultural land without NALA conversion is deemed conversion under Telangana law. The penalty is 50% of the conversion fee over and above the fee itself. The Revenue Inspector can issue a legal notice and the District Collector reviews records quarterly.

What is the difference between NALA and CLU in Telangana?

NALA is the conversion process for agricultural to non-agricultural land governed by the NALA Act. CLU is Change of Land Use, typically applied under HMDA or DTCP for zoning changes in planned development areas. Both achieve a similar result but are handled by different authorities for different zones.

How do I verify if a NALA conversion order is genuine in Telangana?

Check that the survey number and extent on the order exactly matches the Pahani. Confirm the issuing authority's jurisdiction matches the plot location. Ask for the NALA tax challan. Then verify the Bhu Bharati or Dharani portal shows non-agricultural classification for that survey number.

Does the Pahani update automatically after NALA conversion in Telangana?

Not always immediately. The NALA order must be issued first, then the revenue record updated in Bhu Bharati. There can be a sync lag. If the Pahani still shows agricultural after the order is issued, file a correction request on the Dharani or Bhu Bharati portal with the order as evidence.

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