HMDA Extended Area (G.O. 68, 2025): 1,355 Villages Across 11 Districts
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. G.O. 68 also excluded 36 villages from HMR for transfer to FCDA (see /map-layers/telangana/future_city for the corresponding zone).
Panchayat Layout Fraud Inside HMDA Extended Area Limits
The single biggest trap in HMDA Extended Area land buying is the panchayat layout. Gram panchayat layouts are not legally permitted for sale or registration inside HMDA jurisdiction - this rule has been in force since 2020, and the current state government began enforcing it strictly in late 2024. In Ranga Reddy district alone, registrations of 348 such ventures were blocked by sub-registrar offices after the list of unauthorised layouts was uploaded to the HMDA website.
Fraudsters exploit two specific gaps. First, they present a valid-looking LP number (Layout Permission number) without buyers ever verifying it. LP numbers are unique to each HMDA-approved layout; a broker can paste any number on a brochure. Second, agricultural land sold as "NA-converted" in the extended area often has no conversion certificate to show. Without that, any construction is illegal regardless of what the sale deed says.
The table below shows the four most common document fraud patterns in this region, drawn from field reports and regulatory actions:
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 Bhu Bharati portal (formerly Dharani) 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 Bhu Bharati portal (formerly Dharani) 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
The RRR corridor is where the HMDA Extended Area expansion has the sharpest impact on land values. Three micro-markets stand out for buyers doing HMDA Extended Area plot zone checks right now.
Shamshabad sits within HMDA's core zone in the former HADA (Hyderabad Airport Development Authority) jurisdiction, which was merged into HMDA in 2008 (G.O.Ms.No.572 MA dt. 25.08.2008). The legacy HADA Master Plan zone regulations remain in force as a special zone within HMDA MP 2031, and AAI/DGCA air-funnel rules add height restrictions for land within RGIA flight-path buffers. HMDA has already issued a land acquisition notice under Section 15 for a 300-foot radial road connecting Shamshabad to Kondangal via Shabad and Chevella - a direct link between ORR and RRR. Chevella, which was peripheral a year ago, now sits on this acquisition corridor. Shadnagar, just outside core HMDA limits, falls under DTCP jurisdiction; a common mistake buyers make is assuming HMDA approval covers Shadnagar plots, which it does not.
The table below maps these three corridors against their current jurisdiction and known risk:
Shamshabad
Jurisdiction
HMDA (legacy HADA zone regulations)
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
Verify — historically DTCP, parts may now fall under expanded HMDA post G.O. 68
Zone Type
Varies
Key Risk
Confirm jurisdiction for your specific survey number before assuming either HMDA or DTCP applies
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 (legacy HADA zone regulations)
Residential / Airport Zone
Height restrictions near RGIA flight paths
Chevella
HMDA Extended Area
Peri-Urban / Residential
Land acquisition underway for radial road
Shadnagar
Verify — historically DTCP, parts may now fall under expanded HMDA post G.O. 68
Varies
Confirm jurisdiction for your specific survey number before assuming either HMDA or DTCP applies
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 Bhu Bharati portal (formerly Dharani). Do both checks before paying any advance.
Is a panchayat layout registration allowed inside HMDA limits?
No. Registration of gram panchayat layouts inside HMDA jurisdiction has been prohibited since 2020. HMDA has added survey numbers of unauthorised layouts to the Sub-Registrar "Prohibited (22-A) List", which blocks registration automatically — as of late 2024, 348 illegal ventures were identified across 10 Ranga Reddy mandals alone (Shamshabad, Moinabad, Hayathnagar, Ibrahimpatnam, Rajendranagar, Saroor Nagar, and others). Since April 2024, all building and layout permissions within GP areas under HMDA route exclusively through TG-bPASS (Telangana Building Permission Approval and Self-certification System; tgbpass.telangana.gov.in) or its successor, BuildNow (buildnow.telangana.gov.in). Sub-registrar offices are digitally integrated with these portals and the 22-A list, blocking the registration of any plot lacking a verified digital layout permit. Verify the survey number on hmda.gov.in and the Dharani portal before any advance.
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 per G.O. 68 (March 2025), spanning 1,355 villages across 104 mandals in 11 districts. Areas outside this notified boundary are governed by the Directorate of Town and Country Planning (DTCP). Because the 2025 expansion redrew the HMR boundary significantly, earlier "DTCP-area" assumptions for places like Shadnagar, Kothur, or Narsapur may be out of date — the jurisdiction for any given survey number needs to be reverified. Check on the 1acre Premium map layer (https://1acre.in/subscribe) or at hmda.gov.in 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
HMDA Extended Area (G.O. 68, 2025): 1,355 Villages Across 11 Districts is only accessible with Premium Subscription.
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
April 2026
Status
Active