HMDA Extended Area
HMDA
Overview
The HMDA Extended Area is Hyderabad's largest planning shake-up in over a decade. G.O. Ms. No. 68 MA & UD, issued on 12 March 2025, brought 1,355 revenue villages across 104 mandals in eleven districts under the Hyderabad Metropolitan Development Authority, stretching its jurisdiction to 10,472 sq km up to the proposed Regional Ring Road. Every land transaction in this expanded belt now falls under HMDA rules, not gram panchayat norms. This page covers what that means for buyers: which zone checks apply, where the fraud traps are, and which corridors are seeing real movement.
Panchayat Layout Fraud Inside HMDA Extended Area Limits
Fake LP number
What Sellers Claim
"HMDA approved" layout
How to Verify
Cross-check LP number on hmda.gov.in under Online Services
Panchayat layout sold as HMDA
What Sellers Claim
GP patta shown as approval
How to Verify
Check HMDA unauthorised layout list: Rangareddy, Medak, Mahbubnagar
Agricultural land without NA
What Sellers Claim
Verbal CLU assurance
How to Verify
Demand written conversion certificate before any advance
Survey number mismatch
What Sellers Claim
Brochure vs. registration deed
How to Verify
Verify survey number against Dharani portal ownership records
Fraud Type
What Sellers Claim
How to Verify
Fake LP number
"HMDA approved" layout
Cross-check LP number on hmda.gov.in under Online Services
Panchayat layout sold as HMDA
GP patta shown as approval
Check HMDA unauthorised layout list: Rangareddy, Medak, Mahbubnagar
Agricultural land without NA
Verbal CLU assurance
Demand written conversion certificate before any advance
Survey number mismatch
Brochure vs. registration deed
Verify survey number against Dharani portal ownership records
If the LP number in a developer's brochure does not appear on the HMDA website under that mandal, that deal is dead. All building permissions and layout approvals within gram panchayats under HMDA limits now process exclusively through TG-bPASS; any seller claiming panchayat authority bypasses this entirely and is selling you an unregisterable asset.
Shamshabad, Chevella, and Shadnagar: Where This Layer Changes the Math
Shamshabad
Jurisdiction
HMDA + HADA overlap
Zone Type
Residential / Airport Zone
Key Risk
Height restrictions near RGIA flight paths
Chevella
Jurisdiction
HMDA Extended Area
Zone Type
Peri-Urban / Residential
Key Risk
Land acquisition underway for radial road
Shadnagar
Jurisdiction
DTCP (not HMDA)
Zone Type
Varies
Key Risk
Buyers wrongly assume HMDA approval covers this area
RRR Buffer (2km belt)
Jurisdiction
HMDA Extended Area
Zone Type
Under new masterplan framework
Key Risk
No final zoning gazette yet for extended villages
Corridor
Jurisdiction
Zone Type
Key Risk
Shamshabad
HMDA + HADA overlap
Residential / Airport Zone
Height restrictions near RGIA flight paths
Chevella
HMDA Extended Area
Peri-Urban / Residential
Land acquisition underway for radial road
Shadnagar
DTCP (not HMDA)
Varies
Buyers wrongly assume HMDA approval covers this area
RRR Buffer (2km belt)
HMDA Extended Area
Under new masterplan framework
No final zoning gazette yet for extended villages
The 2km development buffer along the RRR has attracted early investor attention across Bhongir, Toopran, and Sangareddy. These areas are now inside the HMR boundary per G.O. 68 but a new masterplan - covering the expanded area to 2050 - has not yet been gazetted. Buyers treating these zones as ready-to-build residential land are running ahead of the regulations.
Frequently Asked Questions
What is the HMDA Extended Area and how many villages does it cover?
G.O. 68 of 12 March 2025 brought 1,355 revenue villages across 104 mandals in eleven districts under HMDA, extending the Hyderabad Metropolitan Region to 10,472 sq km up to the Regional Ring Road.
How do I check if a plot is inside the HMDA Extended Area zone?
Verify the LP number on hmda.gov.in under Online Services, then cross-check the survey number and ownership on the Dharani portal. Do both checks before paying any advance.
Is a panchayat layout registration allowed inside HMDA limits?
No. Selling or registering plots through gram panchayat layouts inside HMDA jurisdiction has been prohibited since 2020. Sub-registrar offices in Ranga Reddy are actively blocking such registrations.
What is an LP number and how do I verify it for HMDA Extended Area land?
LP stands for Layout Permission number, issued by HMDA to approved layouts. Verify it under your specific mandal on the HMDA website. A mismatch between the brochure LP and the online record is a fraud signal.
Can I build on agricultural land in the HMDA Extended Area without conversion?
No. Agricultural land requires a formal conversion to non-agricultural use before construction. An NA conversion certificate is mandatory; verbal CLU assurances from a broker carry no legal weight.
What is the difference between HMDA and DTCP jurisdiction near Hyderabad?
HMDA covers the Hyderabad Metropolitan Region up to the RRR. Areas like Shadnagar and Narsapur that fall outside HMR boundaries are governed by DTCP. Always confirm jurisdiction before buying.
How does the RRR expansion affect land zoning in the HMDA Extended Area?
The 2km buffer along the RRR is now inside HMR per G.O. 68, but a new masterplan for the expanded area has not yet been gazetted. Treat these zones as investment-stage land, not ready-to-build plots.
What zones exist under the HMDA Master Plan 2031?
The plan designates twelve zones: residential (R1–R4), peri-urban, commercial, manufacturing, multiple-use, public and semi-public, forest, water body, conservation/agriculture, transportation, recreation, and special reservations.
Disclaimer
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Data Source & Verification
Source
Official Hyderabad Metropolitan Development Authority (HMDA) documents
Official Website
www.hmda.gov.in
Coordinate Reference System
EPSG:4326 (WGS 84)
Geometry Type
Polygon / MultiPolygon
Data Format
Vector (GeoJSON) + Raster Tiles
Last Verified
2026
Status
Active