Telangana Market Value 2026: New Rates, Stamp Duty Impact and Kokapet Land Prices

The new Telangana market value 2026 schedule has applied since 5 June 2026 and covers every Sub-Registrar Office in the state. This land value revision in Telangana came out of a Cabinet decision to close the gap between what the government records as a property's worth and what buyers actually pay.

Officials said the rework followed field surveys and a review of registration trends, with values recalculated across roughly 92,000 areas. Localities where the official rate already sat close to market were left alone.

Here's what changed:

Agricultural land: the minimum rose from ₹1.75 lakh to ₹2.75 lakh per acre, with growth corridors such as Tellapur and Shamshabad seeing increases of up to 100%.

Plots: revised in four slabs of 25%, 50%, 75% and 100%, with only a handful of prime Hyderabad pockets hitting the top slab. About 10% of areas didn't change at all.

Apartments: a gentler revision, in the region of 10-20%, with uniform rates brought in where floor-wise rates used to vary.

Review: officials have said they'll revisit the values after about six months.

If you're weighing a purchase, it's worth seeing what's currently listed across land and plots in Telangana before you anchor on any single number.

No. The 2026 revision lifted the base value, not the rate. The Revenue Minister was explicit that the registration percentages stayed put.

This is where a lot of blogs can be misleading, so read the next bit carefully. In urban and municipal areas, the combined charge is commonly reported at around 6%, made up of stamp duty, transfer duty and a registration fee. In Gram Panchayat areas, the total is often cited closer to 7.5%. Because the split depends on where your property sits and the exact components can carry caps, treat any single headline figure as a starting point. The one authority that settles it for your specific plot is the official registration portal.

How the higher-of-two-values rule works

Stamp duty and the registration fee are charged on whichever is higher: your agreement price or the government market value. Pay above the government value, and the revision doesn't touch your bill. Pay below it, and the sub-registrar assesses duty on the government value instead.

Put simply, the government value is a floor. You can go over it, never under.

Kokapet (in Ranga Reddy district) is among the most visible gainers. Reported Kokapet land values now sit around ₹27,000 per sq yd for residential plots in most blocks and ₹47,600 per sq yd for commercial, with some premium stretches moving from ₹23,800 to ₹47,600 per sq yd. Flats are valued near ₹2,700 per sq ft.

Figures vary by stretch and category, so use these as reference points and check against your own survey number. You can browse what's actually on the market across Ranga Reddy district and the wider Hyderabad area.

The revised values bite mainly where deals were previously registered below the government rate. Early reporting pointed to around ₹2,600 crore collected from 5 June, up roughly 20%, even as registrations fell by about 35,000 against the previous year.

Buyers: budget for duty on the revised value. If you paid before 5 June but haven't registered, check whether a difference now applies.

Sellers: under-reporting gets harder, since a deed below the floor won't go through.

Borrowers: banks typically lend against the registered value, so a low registered value on a high-priced flat can leave a funding gap you cover yourself.

Before you commit, it's worth reading the full guide to buying land in Telangana so the duty maths isn't the only thing you've checked.

Look up the value for your locality and survey number on the registration department portal before you agree on a price, then recompute duty against the post-5-June figure rather than an older quote.

Find your locality or survey number in the revised schedule.

Compare it against your agreed price.

Apply the current charges to the higher of the two.

Confirm the rate breakdown and any caps on the portal.

Verify the land record on Bhu Bharati and confirm the title and mother deed before paying any advance.

The revised rates are only one part of the picture. The government value tells you the tax floor, but you still need to know what a parcel is worth, whether its title is clean, and how its locality is zoned. That's the gap 1acre is built to close.

Verified listings, not guesswork. Every land and plot on 1acre passes a preliminary verification process, so you're comparing real, available parcels rather than stale or duplicated ads. Start with lands and plots across Telangana or narrow straight to Ranga Reddy district, where Kokapet sits.

Survey numbers and map layers. You can check survey numbers, masterplan zones and growth-corridor layers on the map before you ever call a seller the same checks that decide whether a revised value is a fair reflection of a plot or a red flag.

Guides that keep you out of trouble. The how-to-buy guide for Telangana, the Bhu Bharati walkthrough, and the title and mother deed guide cover the verification steps that a market-value number alone can't.

Used together, the listings, the map and the guides let you treat the 2026 revision as a planning tool rather than a surprise on registration day.

The 2026 revision changed the base, not the rate. For most buyers, that means the headline percentages look familiar, but the value they're charged on has moved, sometimes a little, sometimes by as much as 100%. Kokapet captures the whole lesson in one place: official values rose, yet they still trail auction prices by a wide margin, because the two numbers answer two different questions. One sets your tax floor; the other reflects what developers will pay for prime, planned land.

The practical takeaway is simple. Don't budget off an old quote or a round figure you read somewhere. Look up the revised value for your exact locality and survey number, work out duty on the higher of that and your deal price, and confirm title and zoning before any money moves. Do your research, and the revision becomes something you've planned for rather than something that catches you off guard at the sub-registrar's desk.