Amaravati APCRDA Masterplan 2050: Zone Check and Land Use Guide

Amaravati key facts: capital city, APCRDA region and land pooling

Searches for Amaravati's total area get different answers because three boundaries are in use: the capital city, the wider APCRDA region and the land pooled from farmers. The table sets them side by side.

The capital city area, which many people call the core capital, is the only part of the region with full masterplan zoning. The APCRDA region around it, from Jaggayyapeta in the north-west to the coastal mandals of Krishna district, is a planning region, not the capital. A plot in the APCRDA region can be many kilometres from the capital city and still be described as "CRDA land". Check which of the three boundaries your plot falls in before you rely on any of these figures.

Amaravati LPS map and land pooling layouts

The LPS map most buyers look for is the layout plan of their village under the Land Pooling Scheme (LPS). Under LPS 1.0, APCRDA notified pooling in 30 units across 25 villages in January and February 2015, then drew a reconstituted layout for each unit with return plot numbers. Many layouts have been redrawn after plot lotteries, so the latest signed version is the one that counts.

APCRDA publishes these layouts on its website under Land Pooling 1.0, LPS Layouts, as PDFs named after the village and lottery round, for example Nidamarru's third lottery layout or Ananthavaram's fifth. The Land Pooling Details page lists the Form 9.1 notification date for each unit. APCRDA also runs a GIS map of Amaravati at gis.apcrda.org/lps, and farmers can see their own plot details through the LPS farmer login. To use the map, find your village and unit, match the return plot number on the seller's LPOC with the layout, and confirm the plot code. You can also view the capital city boundary and LPS layouts on the 1acre map layer, then confirm the plot against the APCRDA layout.

APCRDA villages list: capital city and wider region

The Amaravati Capital City was notified by G.O.Ms.No.141 of 9 June 2015 over 217.23 sq km in three mandals of Guntur district. These are the villages with full masterplan zoning.

Spellings follow the G.O.; APCRDA's layout files use variants such as Inavolu, Sakhamuru and Pitchakalapalem. The 29 villages often quoted for Phase 1 count some hamlets separately. Phase 2 adds villages outside this list, covered in the Phase 1 and Phase 2 section below. The wider APCRDA villages list is much longer. G.O.Ms.No.207 of 22 September 2015 alone added 153 villages and Jaggayyapeta town in 22 mandals (14 in Krishna district and 8 in Guntur district). APCRDA has not published a single consolidated village list as text. The jurisdiction notifications are on crda.ap.gov.in under GOs, Acts and Rules, and a village's status can be confirmed with APCRDA's planning wing. District boundaries have changed since 2015, so a village listed under Guntur or Krishna may now be in Palnadu, Bapatla, NTR or Eluru district.

AP CRDA map, villages map PDF and plot allotment map: where to find them

Searches for an AP CRDA map, an APCRDA villages map PDF or a CRDA plots allotment map are looking for one of four official sources. 1acre does not host them.

The plot allotment for LPS 1.0 was done through computerised lotteries, and APCRDA's layout files are named by lottery round. A Plot Registration dashboard on the same site tracks registrations of returnable plots. The GIS map can fail in older browsers, so use a current version of Chrome, Firefox or Edge. Check which document a seller's map came from. A brochure layout or an unofficial PDF can show plot numbers that do not match APCRDA's final layout, and only the APCRDA layout and LPOC confirm a return plot.

LPS Plot Titles, Non-CRDA Zone Land, and the Two Document Risks That Stop Amaravati Deals

Amaravati is unlike any other Indian city for one specific reason: a large portion of transactable land within the capital region was originally pooled from farmers under the Land Pooling Scheme (LPS) and reconstituted as residential and commercial return plots. This creates a document verification challenge that does not exist in standard real estate markets. Buyers must confirm that a plot being offered for sale carries a valid Land Pooling Ownership Certificate (LPOC), which is the instrument that formally records the farmer's reconstituted plot ownership within the APCRDA masterplan 2050 zone. Plots sold without an LPOC, or with only a verbal claim of LPS origin, carry a title defect that will surface at registration. The second risk is non-CRDA zone agricultural land marketed as capital-adjacent investment. The APCRDA jurisdictional area covers 8,352.69 sq km, but the Amaravati Capital City, with full masterplan zoning, covers only 217.23 sq km. Land outside this boundary, even if located a short distance from the Seed Capital Area or the proposed High Court complex, does not carry APCRDA zone classification or the development rights that come with it. Brokers routinely market agricultural parcels in Tadikonda, Pedamadduru, and outer Guntur villages as "capital region land" without disclosing that the plots fall outside the masterplan boundary. The table below sets out the zone categories under the APCRDA Zoning Regulations 2016, and the key buyer risk each carries.

If a seller cannot produce either an LPOC or a current APCRDA layout approval certificate matched to the survey number, the title status is unverified.

Thullur to Mangalagiri: Where the APCRDA Masterplan 2050 Zone Shapes Real Investment Decisions

The APCRDA masterplan 2050 organises Amaravati around nine thematic cities within the broader capital footprint: Justice City, Knowledge City, Health City, Financial City, Sports City, Tourism City, Government Complex, and the Central Business District. Zone classification within and between these nodes determines whether a plot supports residential construction, commercial development, or institutional use. Corridors that sit within the designated 217.23 sq km capital boundary carry APCRDA zone classification; those outside do not, regardless of proximity. The LPS Rules 2025 introduced a Phase 2 land pooling. The state's orders of 2 December 2025 cover 16,666.57 acres in seven villages, Vaikuntapuram, Peddamadduru, Yandrayi and Karlapudi-Lemalle in Amaravati mandal and Vaddamanu, Harichandrapuram and Pedaparimi in Thullur mandal, and APCRDA has since issued notifications for Mothadaka, Kantheru and Tadikonda. Mangalagiri, Tadepalli, Guntur and Vijayawada are not on the Phase 2 list. As of October 2026 pooling is under way, meaning corridors currently without full APCRDA zone coverage acquire it only as each Phase 2 village is pooled and its layout notified. Buyers in these transition-zone corridors carry more uncertainty than those within the established Phase 1 boundary. The table below shows corridors within the current APCRDA masterplan boundary and their zone profile.

Mangalagiri is the most misread corridor. Only four Mangalagiri mandal villages, Krishnayapalem, Nidamarru, Kuragallu and Nowluru, are inside the capital city, and Mangalagiri is not among the Phase 2 pooling villages. Plots elsewhere in Mangalagiri marketed as APCRDA-zone investments do not carry capital city zoning, so any zone classification claimed for Mangalagiri parcels requires direct verification against the APCRDA portal, not a broker's representation.

Amaravati masterplan Phase 1 and Phase 2: status as of October 2026

Phase 1 is the original capital: about 54,000 acres in the 217.23 sq km capital city, of which 34,281 acres were pooled from 29,881 farmers under LPS 1.0 from 2015. As of October 2026, return plots are being registered, government complex works are under way, and Parliament recognised Amaravati as the state's capital in April 2026. Phase 2 is a new round of land pooling under the LPS Rules 2025 (G.O.Ms.No.118, 1 July 2025). The Cabinet approved it on 28 November 2025, and orders of 2 December 2025 asked the APCRDA Commissioner to pool 16,666.57 acres of patta and assigned land.

The land is meant for an international airport, a new railway station, roads linking the capital to the Inner Ring Road, and a sports city planned at 2,500 acres. APCRDA's Land Pooling 2.0 page also carries Notification-1 for Mothadaka, Kantheru and Tadikonda; the latest, for Kantheru, is dated 7 October 2026. Phase 2 land has no masterplan zoning yet. Until APCRDA notifies the layouts and land uses for these villages, a plot sold as "Phase 2 capital land" is agricultural land in a pooling area. Ask the seller whether it has been offered for pooling, and check the village notification first.

Data Sources & Verification

This page is based on APCRDA's own government orders, land pooling pages and layout files, read in October 2026, with news reports used for cabinet decisions and the capital status law, which APCRDA does not publish as notices. Where a fact could not be confirmed from an official or established source, it was left out.

* APCRDA, G.O.Ms.No.141 (9 June 2015): capital city villages by mandal and the 217.23 sq km area * APCRDA, G.O.Ms.No.207 (22 September 2015): region extension to 8,352.69 sq km, 22 mandals, 153 villages * APCRDA, Land Pooling 1.0: LPS Layouts and Land Pooling Details pages: 30 LPS units, layout files, Form 9.1 dates * APCRDA, Land Pooling 2.0 page: LPS Rules 2025, Notification-1 for 11 villages, Kantheru notification of 7 October 2026 * APCRDA home page and Master Plans and Statistics page: GIS map, IRR plan, Plot Registration dashboard * Business Standard (December 2025 and April 2026): Phase 2 cabinet approval, Phase 1 land bank, capital status law * ETV Bharat and NBM&CW (December 2025): Phase 2 orders, village-wise acreage and purposes