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Market Value Andhra Pradesh: How to Check Online (2026 Guide)
Find the government market value (basic value) for a survey number or urban plot on IGRS AP, understand how it is fixed and revised, and use it to estimate stamp duty.
In Andhra Pradesh, the market value (మార్కెట్ విలువ), often called the basic value or basic rate, is the minimum value the Registration and Stamps Department fixes for each survey number, locality or door number, and you can look it up free under "Market Value(Basic Rates)" on registration.ap.gov.in (IGRS AP). Stamp duty, transfer duty and registration fee, together 7.5 per cent on a sale deed, are charged on this value or the price, whichever is higher. Because values were rationalised statewide on 1 February 2025 and revised again in some urban areas in 2026, check the figure for your exact parcel before you agree a budget.
At a glance
| Item | Detail | Source |
|---|---|---|
| Official portal | registration.ap.gov.in, menu "Market Value(Basic Rates)" | Registration and Stamps Department |
| Rules | Andhra Pradesh Revision of Market Value Guidelines Rules, 1998 (G.O.Ms.No. 301, 4 May 1998), under section 47-A of the Indian Stamp Act | Rules text; CAG audit report |
| Urban committee chair | Joint Collector of the district | Rule 4(2)(a) |
| Rural committee chair | Revenue Divisional Officer | Rule 4(2)(c) |
| Revision cycle in the rules | Urban every year, rural every alternate year, both from 1 August | Rule 5 |
| Latest statewide revision | 1 February 2025 (reported) | Department press release, as reported |
| Duty on sale deed | 5% stamp duty + 1.5% transfer duty + 1% registration fee | CAG audit report citing G.O.s |
| Fee to search | We could not confirm any fee; the search is publicly listed on the portal | Registration and Stamps Department |
What the market value is
Every state fixes a floor value for land for stamp duty. Uttar Pradesh calls it a circle rate, Tamil Nadu a guideline value, and Andhra Pradesh a market value or basic value. Our circle rate names by state page compares them.
The rules require separate registers for urban and rural areas. In towns, values are set per square yard by locality, with some door numbers listed individually where they are commercial or above the locality rate. In villages, values are set per acre by habitation, with classifications such as dry land, wet land, garden land, agricultural land fit for house sites and land abutting a national, state, Zilla Parishad or mandal road. A survey-number-wise register lists survey numbers and sub-divisions whose value is above the common village rate.
This is why the portal search asks for a precise location: a single village can carry several values depending on land class and road frontage.
How it is set: committees and rules
The Andhra Pradesh Revision of Market Value Guidelines Rules, 1998 set up committees under rule 4. We read the rules through a legal database reproduction, not the gazette, so treat this as a summary.
- Central Valuation Advisory Committee. Chaired by the Commissioner and Inspector General of Registration and Stamps, it issues general guidelines and consults bodies such as builders' forums and chambers of commerce.
- Urban committees. For municipalities, corporations and urban development authority areas, chaired by the Joint Collector, with the Sub-Registrar as convenor.
- Rural committees. For gram panchayat areas, chaired by the Revenue Divisional Officer, with the Mandal Revenue Officer and Mandal Development Officer as members.
Rule 5 sets the timetable: urban values every year and rural values every alternate year, implemented from 1 August. Rule 9 allows a special revision where land values rise suddenly, for example after a new industry, a large housing project or new irrigation. Rule 13 lets an aggrieved person make a representation against a value; the committee examines it and sends a proposal to the Commissioner, who fixes the date the correction takes effect.
In practice the government has departed from the 1 August timetable, as the revisions below show.
Revisions from 2022 to 2026
The CAG's compliance audit of the department (period ended March 2023) and news reports give this sequence:
- Up to March 2022: no revision during the Covid period, according to the CAG.
- 6 April 2022: partial revision for the 13 newly formed districts (CAG).
- June 2023: special revision in about 2,318 areas with heavy registration activity (reported).
- 1 February 2025: statewide rationalisation in 16,997 villages and 9,054 urban wards. Values went down in 158 villages and 145 wards and were left unchanged in 68 villages. The department said the revised values would be on its website from 10 am that day (reported by PTI).
- 1 February 2026: urban values revised again, with district committees headed by the Joint Collector finalising them; rural values were not revised this year (reported in January 2026). Higher values for the Rajamahendravaram Urban Development Authority area were also reported.
We could not confirm the G.O. numbers for the 2025 and 2026 revisions. Take the current figure from the portal rather than from any article.
Step by step: search on IGRS AP
The menu names below are those shown on the live portal. We could not confirm every field label inside the search form, so the order of choices is described by function.
- Get the survey number and sub-division (rural) or the ward, block, locality and door number (urban) from the land record. For farmland, use the Adangal (అడంగల్) and 1-B on MeeBhoomi; see our MeeBhoomi guide.
- Open registration.ap.gov.in and click "Market Value(Basic Rates)" in the top menu.
- Choose whether you want rural (agricultural) or urban (non-agricultural) values.
- Select the district, then the mandal, then the village for rural land; for urban land, select the municipality and then the ward, block and locality.
- For rural land, enter or pick the survey number. If it does not appear separately, the common village rate for the land class applies.
- Note the value, unit (per acre or per square yard) and land class, and save the screen with the date.
- If you are unsure which Sub-Registrar Office covers the village, use "Village Directory" under Registration Details.
Check the land class, not just the village
A survey number listed as wet land or as road-abutting carries a different value from dry land in the same village. Match the class shown on the portal with the Adangal before you rely on the figure.
How to read the result
- Unit. Rural values are per acre; urban values are per square yard. Convert cents (100 cents to an acre) carefully.
- Class codes. The rules use classes such as dry, wet, garden, house sites and land abutting roads. Pick the class that matches the record.
- Survey-wise entries. A survey number shown separately overrides the common village rate.
- Government and assigned land. The rules place these in a prohibited register. If your survey number appears under "Prohibited Properties" on the portal, stop and take legal advice.
Using it for stamp duty
A sale deed in Andhra Pradesh attracts 5 per cent stamp duty, 1.5 per cent transfer duty and 1 per cent registration fee, according to Government Orders cited by the CAG. All three are charged on the market value or the consideration, whichever is higher. Use the "Duty Fee Calculator" under Registration Details to estimate the total, and see our Andhra Pradesh stamp duty guide.
Illustration of the principle: for 2 acres where the portal shows a rate that works out to Rs 40 lakh for the parcel and the agreed price is Rs 36 lakh, the charges are worked out on Rs 40 lakh, which gives Rs 3,00,000 at 7.5 per cent before user charges.
The same value is the stamp duty value for income tax. See circle rate vs market rate.
What to check before you rely on it
- The value is current: after 1 February 2025 for rural land and after 1 February 2026 for urban land.
- The survey number, sub-division and extent match the Adangal and 1-B.
- The land is not on the prohibited list and has no recorded encumbrance; run "Encumbrance Search (EC)" and read our encumbrance certificate guide.
- Whether the village has moved into an urban development authority or municipal area, which changes the register used.
- For your own case, confirm eligibility to buy agricultural land with a local advocate.
