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P11 · Taxation, Stamp Duty & Registration · Telangana

Stamp Duty and Registration Charges in Telangana (2026 Guide)

Work out what a land sale deed in Telangana costs to register, which market value it is charged on, and where agricultural land and plots are registered.

Farmland India Reviewed · Updated November 2026 · Official sources linked below

A land sale deed in Telangana attracts a combined 7.5% of the higher of the sale price or the government market value, made up of stamp duty, transfer duty and registration fee. Agricultural land is registered by the Tahsildar through the Bhu Bharati system, while house plots and other non-agricultural land go to the Sub-Registrar through the Registration and Stamps Department. Knowing both lets you budget the cash needed on registration day.

At a glance

ItemDetailSource
Combined charge on a sale deed7.5% of market value or consideration, whichever is higherRegistration and Stamps Department; rate revised from 6% by orders issued 20 July 2021
Stamp duty5.5%Registration and Stamps Department presentation, MCRHRDI, 12 February 2026
Transfer duty1.5% in urban local body (ULB) areasSame
Registration fee0.5% in ULB areas; 2% in rural local body (RLB) areasSame
Mutation feeListed at 0.1% in the same department materialSame; we could not confirm which documents it applies to
Latest market value revisionEffective 5 June 2026State Government announcement, June 2026
Non-agricultural registration portalregistration.telangana.gov.inRegistration and Stamps Department
Agricultural land registrationTahsildar-cum-Joint Sub-Registrar, via Bhu BharatiBhu Bharati (Record of Rights in Land) Act, 2025, sections 2(22) and 5

The three components on a sale deed

Telangana splits the 7.5% into three heads. Stamp duty is levied under the Indian Stamp Act, 1899, transfer duty is collected for urban local bodies, and the registration fee is charged under the Registration Act, 1908.

The department's February 2026 training material shows the split by location:

  • Urban local body (ULB) areas: stamp duty 5.5% + transfer duty 1.5% + registration fee 0.5% = 7.5%.
  • Rural local body (RLB) areas, that is, gram panchayats: stamp duty 5.5% + registration fee 2% = 7.5%.

Most farmland lies in gram panchayat limits, so the rural split is the usual one; the total is the same. Before July 2021 the combined rate was 6% (stamp duty 4%, transfer duty 1.5%, registration fee 0.5%). The State raised it to 7.5% by orders issued on 20 July 2021, applying even to slots already booked and paid for. We could not confirm the G.O. number for that change from an official copy.

The same material lists a mutation fee of 0.1%. We could not confirm whether it is charged on every sale deed or only on certain documents, so check the fee line on your challan before you pay.

For gift, exchange, mortgage and lease deeds, which carry different rates, see the "Revised Rates of Stamp Duty" link on the department's home page.

Market value basis and recent revisions

Under section 47-A of the Indian Stamp Act, as applied in the State, duty is charged on the consideration in the deed or the market value fixed by the government, whichever is higher. Market values are fixed under the Telangana Revision of Market Value Guidelines Rules, 1998, so declaring a lower price in the deed does not lower the duty.

  • 22 July 2021: the first revision since 2013. Agricultural land values rose by 30% to 50% depending on range, with a new minimum of Rs 75,000 per acre. The open plot minimum went from Rs 100 to Rs 200 per square yard.
  • 1 February 2022: a G.O. dated 29 January 2022 raised market values by 50% for agricultural land, 35% for open plots and 25% for flats.
  • 5 June 2026: a further revision in four slabs of 25%, 50%, 75% and 100%. The 100% slab was limited to a few high-value locations around Hyderabad, and about 10% of areas saw no change. Minimum base values were also set for agricultural land and plots. We could not confirm the G.O. number or the minimum values from an official copy.

Any duty estimate prepared before 5 June 2026 is probably too low. Look up the current value for the exact survey number before you agree a budget.

Agricultural land vs plots: who registers

Agricultural land. Under the Telangana Bhu Bharati (Record of Rights in Land) Act, 2025 (Act 1 of 2025), the registering officer for agricultural land is the Tahsildar-cum-Joint Sub-Registrar of the mandal where the land is located (section 2(22)). The Bhu Bharati portal replaced Dharani and was launched on 14 April 2025. Under section 5, the parties book a slot online and present the sale deed, affidavits and the Pattadar Passbook-cum-Title Deed (పట్టాదారు పాస్ పుస్తకం). The Tahsildar registers only if the details match the Record of Rights, the land is not barred from transfer, and duty, fee and mutation charges are paid, then updates the Record of Rights and issues an updated passbook. A survey or sub-division map becomes mandatory from a date to be prescribed; we could not confirm whether it has been notified.

Plots and non-agricultural land. These are registered at the Sub-Registrar Office (SRO) under the Registration and Stamps Department. The department announced a slot-booking and biometric system for SROs in March 2025, piloted in selected offices from April 2025. We could not confirm on the live portal how far it has been rolled out or the exact booking menu, so check registration.telangana.gov.in or ask at your SRO.

See also Bhu Bharati Telangana land records.

Worked example

Agricultural land in a gram panchayat (rural) area. The market value is Rs 48 lakh and the agreed sale price is Rs 50 lakh, so duty is charged on the higher figure, Rs 50 lakh.

ComponentRateAmount
Stamp duty5.5%Rs 2,75,000
Registration fee (RLB area)2%Rs 1,00,000
Total7.5%Rs 3,75,000

For a plot inside a municipality at the same Rs 50 lakh, the split would be stamp duty Rs 2,75,000, transfer duty Rs 75,000 and registration fee Rs 25,000: the same Rs 3,75,000 in total. The 0.1% mutation fee and any user charges are left out because we could not confirm when they apply.

Step by step: slot to registered deed

  1. Pull the Record of Rights (or, for a plot, the layout approval and earlier deeds) and confirm the seller is the recorded owner.
  2. Check the government market value for the exact survey number or plot as it stands after 5 June 2026.
  3. For agricultural land, apply through Bhu Bharati for a slot with the Tahsildar-cum-Joint Sub-Registrar of the mandal. For plots, follow the SRO process on registration.telangana.gov.in.
  4. Pay stamp duty, registration fee and any mutation charge through the portal's payment step before the slot.
  5. Attend on the slot date with the seller, the buyer and two witnesses, original identity documents, the passbook (for agricultural land) and the deed. Photographs and biometrics are taken at the office.
  6. Collect the registered document. For agricultural land, confirm that the Record of Rights shows your name and that an updated passbook is issued.

A document must be presented for registration within four months of signing. A fine allows four more months.

!

Section 22-A lands will be refused

The department will not register land on the prohibited list under section 22-A of the Registration Act, which covers assigned land, government and endowment land and ceiling surplus land. Search the prohibited list and the Record of Rights before you pay any advance.

What to check before you pay

  • The seller's name, extent and survey number match the Bhu Bharati Record of Rights exactly.
  • The land is not on the section 22-A prohibited list, and there is no pending dispute recorded against the survey number.
  • Your duty estimate uses the market value in force after the 5 June 2026 revision.
  • An encumbrance search for mortgages and earlier sales. See the encumbrance certificate guide.
  • TDS under section 194-IA. It applies to non-agricultural land and to agricultural land that is not rural agricultural land, where the consideration is Rs 50 lakh or more. See TDS 194-IA on land purchases.
  • Whether you are eligible to buy agricultural land; confirm with a local advocate.

For other states, see stamp duty and registration charges by state, and for the general sequence, the land registration process.

Frequently Asked Questions

What is the total stamp duty and registration charge on land in Telangana?
The combined charge on a sale deed is 7.5% of the consideration or the market value, whichever is higher. The State raised it from 6% in July 2021.
How is the 7.5% split in Telangana?
In urban local body areas it is stamp duty 5.5%, transfer duty 1.5% and registration fee 0.5%. In rural local body areas, department material shows stamp duty 5.5% and registration fee 2%.
Is there a mutation fee on top of 7.5%?
Department material lists a mutation fee of 0.1%, and the Bhu Bharati Act requires mutation charges to be paid before agricultural registration. We could not confirm exactly which documents attract it, so check your challan.
Where is agricultural land registered in Telangana?
At the office of the Tahsildar-cum-Joint Sub-Registrar of the mandal where the land lies, through Bhu Bharati. Plots and non-agricultural land are registered at the Sub-Registrar Office.
When were Telangana market values last revised?
The latest revision took effect on 5 June 2026, in slabs of 25% to 100%. Earlier revisions took effect on 22 July 2021 and 1 February 2022.
Can I pay duty on the price written in the deed if it is below market value?
No. Under section 47-A, duty is charged on the higher of the consideration and the market value.
Does the Record of Rights update automatically after agricultural registration?
Under section 5 of the Bhu Bharati Act, the Tahsildar updates the Record of Rights once the document is registered and issues a new or updated passbook. Check that the change shows online.
How long do I have to register after signing the deed?
Four months from the date of signing. A further four months is allowed on payment of a fine.
Which lands cannot be registered?
Land on the section 22-A prohibited list, such as assigned land, government and endowment land and ceiling surplus land, is refused registration.
Does TDS apply when I buy agricultural land in Telangana?
Section 194-IA does not apply to rural agricultural land. It does apply to other land where the consideration is Rs 50 lakh or more.

Sources

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