Hyderabad Property Rates & Calculator
Hyderabad circle rate (market value) 2026-27 for Banjara Hills, Jubilee Hills, Panjagutta, Ameerpet, Abids, Begumpet, Somajiguda. Calculate stamp duty & registration charges. IGRS Telangana data.
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Check circle rates for specific areas. Each locality page has rates, calculator & stamp duty info.
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Residential Property
Residential land/plot market values from IGRS Telangana. Rates are per sq yard as published; converted to per sqm for calculation.
Rate per sqmCommercial Property
Commercial road/corridor market values from IGRS Telangana. These are specific road stretches with commercial classification.
Rate per sqmGHMC (Urban Hyderabad) — 6% total:
| Component | Rate |
|---|---|
| Stamp Duty | 4% |
| Transfer Duty (GHMC) | 1.5% |
| Registration Fee | 0.5% |
| Total | 6% |
HMDA / Rural Areas — 7.5% total:
| Component | Rate |
|---|---|
| Stamp Duty | 5.5% |
| Registration Fee | 2% |
| Total | 7.5% |
Example: ₹80 Lakh property in GHMC area:
- Stamp Duty (4%): ₹3,20,000
- Transfer Duty (1.5%): ₹1,20,000
- Registration (0.5%): ₹40,000
- Total: ₹4,80,000
Important Notes:
- No concession for female buyers (unlike Delhi, Haryana, Rajasthan)
- Duty is calculated on the higher of market value or declared price
- Gift deeds to family members attract only 2% stamp duty
The following table shows the revised market values of areas in Hyderabad, sourced from IGRS Telangana:
| S.No | Locality | Property Type | Land Value (₹/sq yard) |
|---|---|---|---|
| 1 | Banjara Hills Rd No I - Chts Basti Mkt | Commercial | 64,400 |
| 2 | Jubilee Hills | Residential | 64,400 |
| 3 | Begumpet | Residential | 48,700 |
| 4 | Hill Fort Lane | Residential | 60,300 |
| 5 | Amberpet (Zone 1) | Residential | 32,200 |
| 6 | Amberpet (Zone 2) | Residential | 26,700 |
| 7 | Panjagutta (Main Road) | Residential | 60,300 |
| 8 | Panjagutta Colony to Srinagar Colony (Satyasai) | Commercial | 85,800 |
| 9 | Panjagutta Colony to Srinagar Colony (Upto Kri) | Commercial | 85,800 |
| 10 | Panjagutta (Inner Area) | Residential | 37,400 |
| 11 | Panjagutta Crossroads to Rajiv Gandhi Statue | Commercial | 93,000 |
| 12 | Sai Nagar | Residential | 27,600 |
| 13 | Balapura Basthi Slum | Residential | 48,700 |
| 14 | Abids to Koti Road | Commercial | 74,600 |
| 15 | Abids | Residential | 60,300 |
| 16 | Abids to Basheerbagh Road | Commercial | 74,600 |
| 17 | Ameerpet to Erragadda Rythu Bazar | Commercial | 85,800 |
| 18 | Ameerpet | Residential | 47,300 |
| 19 | Ameerpet Crossroads to Swarna Jayanthi Complex | Commercial | 93,000 |
| 20 | Somajiguda | Residential | 48,700 |
Note: Circle rates in Hyderabad were last revised on 1st February 2022 and remain applicable for FY 2026-27. Rates vary within each locality based on specific road, door number, and sub-zone. Use the [IGRS market value search](https://registration.telangana.gov.in/) for door-wise rates.
The following factors help determine Hyderabad's circle rates:
- Location of the property: The locality and proximity to essential facilities and infrastructure.
- Property size and shape: The size and dimensions of the property, including its frontage and depth.
- Infrastructure development: Roads, water supply, and electricity availability in the area.
- Market demand: Current demand and trends in the real estate market.
- Regulatory policies: Government regulations, urban development plans, and zoning laws.
- Property type: Whether the property is commercial or residential.
- Property age: How old the property is.
- Owner details: Gender and age of the owner.
- Amenities: Facilities available in and around the property.
Step 1: Visit the Telangana state government Registration and Stamps Department website — [registration.telangana.gov.in](https://registration.telangana.gov.in/)
Step 2: Click on the Market Value Search option. Enter the city name, locality name, and division name. Click Submit.
Step 3: Select the District, Mandal, and Village. A list of areas will appear on screen with locality-wise property rates.
Step 4: Click the "Get" button in the last column to see door-wise base land and composite rates for every door number in that locality.
The market value shown is the base on which circle rates are calculated. Additional factors like construction material, property age, and floor determine the final market value.
Step 1: Document Preparation
- Sale deed draft
- Encumbrance certificate
- Property tax receipts
- ID proofs of buyer and seller
Step 2: Market Value Calculation
- Check market value on IGRS Telangana portal
- Calculate stamp duty on higher of MV or sale price
Step 3: Stamp Duty Payment
- Pay online through IGRS portal
- Challan generated after payment
Step 4: Registration
- Book slot at Sub-Registrar Office (SRO)
- Both parties must be present
- Biometric verification required
Step 5: Document Collection
- Registered document available within 24-48 hours
- Download from IGRS portal
Frequently Asked Questions
Circle rate in Hyderabad is a minimum value of the property set by the Telangana state government, below which any property cannot be registered. Also known as market value or ready reckoner rate, it varies by locality, property type, and road classification.
For GHMC (urban) areas: Stamp Duty 4% + Transfer Duty 1.5% + Registration 0.5% = 6% total. For rural/HMDA areas: Stamp Duty 5.5% + Registration 2% = 7.5% total. Rates are uniform regardless of buyer gender.
No, unlike states like Delhi, Haryana, or Rajasthan, Telangana does NOT offer any stamp duty concession for female buyers. The rate is uniform for all buyers.
Market value (also called circle rate or basic value) is the minimum property value set by the government. Stamp duty is calculated on the higher of market value or the declared sale consideration.
Among the listed areas, Panjagutta Crossroads and Ameerpet Crossroads have the highest commercial rates at ₹93,000/sq yard. For residential, Jubilee Hills tops at ₹64,400/sq yard, followed by Hill Fort Lane, Panjagutta (Main Road), and Abids at ₹60,300/sq yard.
Circle rates in Hyderabad were last revised on 1st February 2022 and remain applicable for FY 2026-27. The Telangana government revises market values periodically. Always check the IGRS Telangana portal for the latest rates before property registration.
Visit the IGRS Telangana portal (registration.telangana.gov.in), click on 'Market Value Search', select the District, Mandal, and Village. A list of areas will appear with locality-wise rates. Click 'Get' to see door-wise base land and composite rates for every door number in that locality.
Multiply the current market value of the land by the stamp duty percentage. For GHMC areas, the total charges are 6% (4% stamp duty + 1.5% transfer duty + 0.5% registration). The duty is calculated on the higher of the circle rate value or the declared sale price.
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