If you are buying, selling, or owning property in Telangana, the financial landscape has permanently shifted. The landmark revision of the IGRS Telangana Market Value (Guidance Value), which came into effect on April 1, 2025, has redefined transaction costs and investment calculations across the state. This guide, updated for 2026, is your comprehensive resource to understand the new benchmarks, use the official IGRS Telangana portal with confidence, and make financially sound decisions in today’s market.
The 2025 IGRS Revision:
The Telangana government’s decisive move to align circle rates with prevailing market prices has closed a valuation gap that existed for nearly a decade. As of 2026, the new rates are fully operational, impacting all property registrations.
Key Outcomes of the 2025 Update (Current as of 2026):
- Effective Since: April 1, 2025. All property registrations now use the revised values.
- Revised Rates in Effect: The anticipated average increase of 30-50% for apartments and dramatic hikes for land, especially in prime zones, are now the legal baseline. Areas like Gachibowli, Kokapet (Financial District), Kondapur, and Budvel witnessed some of the steepest climbs, with prime plot values seeing corrections of 100% to 400% in certain pockets.
- Statewide Impact: While Hyderabad’s IT corridors made headlines, substantial revisions were systematically applied to agricultural, residential, and commercial land across all 33 districts, including Warangal, Karimnagar, and Nizamabad.
- Financial Impact: Transactions now incur stamp duty and registration charges based on these significantly higher government values, increasing the upfront cost of property acquisition.
Understanding IGRS Telangana Market Value in 2026
The IGRS Market Value, or Guidance Value, is the minimum price per square yard/metre mandated by the Inspector General of Registration and Stamps (IGRS). In 2026, its importance is more critical than ever because:
- Determines Government Taxes: Your Stamp Duty and Registration Charges are calculated on the higher of the actual sale price or the current circle rate. With the revised rates, this tax liability has increased substantially for most properties.
- Defines Legal & Financial Safety: Registering a property below the circle rate is illegal and can attract severe penalties, legal scrutiny, and complications in future sales and capital gains tax assessments.
- Provides the Official Benchmark: It serves as the government’s transparent valuation standard, bringing clarity to negotiations for buyers, sellers, and financial institutions.
How to Check the CURRENT 2026 Market Value on the IGRS Telangana Portal
Forget old guides. Here is the current, step-by-step process to find the official circle rate for any property in Telangana in 2026:
- Visit the Official Portal: Go to the secure government website: https://registration.telangana.gov.in.
- Navigate to Value Search: On the homepage, locate and click on “Market Value Search” under the ‘Online Services’ section.
- Choose Property Type: Select either “Land Value” (for plots/vacant land) or “Apartment Value” (for flats/units).
- Input Precise Location Details:
- For Land: Select District > Mandal > Village from dropdowns. Then, carefully type the exact Locality/Society Name in the search field.
- For Apartments: Select District > Mandal, and then choose the specific Apartment/Project Name from the dynamic list.
- Get Instant Results: Click ‘Submit’. The system will display the current, legally binding circle rate per square yard or square metre for that location.
Pro Tip for 2026: Use this tool not just for checking, but for comparative analysis. Compare rates across similar localities to identify value zones. This data is crucial for loan approvals, as banks now use the updated 2025+ values for their technical and legal verification.
Beyond Value Check: Mastering the IGRS Telangana Login for Key Services
Your IGRS Telangana Login credentials unlock a full suite of e-governance services that simplify property management. Once logged in, you can:
- Calculate Precise Duty & Fees: Use the online calculator to determine the exact stamp duty and registration charges for any transaction under the new values.
- Apply for an Encumbrance Certificate (EC): Download the legally vital document that shows a property’s transaction history and any existing loans/mortgages.
- Initiate e-Registration: Start the process for a seamless, online property registration from anywhere.
- Download Official Forms: Access and download critical application forms, including the Market Value Certificate (MVC) application. An MVC, often required by banks for loans, is an official document certifying the government’s valuation of a specific property.
Strategic Actions for Property Stakeholders in 2026
The new valuation regime is now a reality. Here is your actionable plan:
- For Prospective Buyers: Immediately verify the circle rate for your shortlisted property using the portal. Factor in the higher stamp duty costs into your overall budget and loan requirements. What seemed affordable in 2024 may have a different cost structure now.
- For Property Sellers: Understand that the elevated circle rate sets a new price floor. It provides a strong, government-backed benchmark during negotiations, but also means buyers’ transaction costs are higher, which can influence net deal values.
- For Existing Owners: Re-evaluate your property’s insured value and its estimated worth for wealth planning. The new guidance value can serve as a reference point for these assessments.
- Consult a Professional: Engage with a certified chartered accountant or real estate legal advisor to understand the full implications on capital gains, inheritance planning, and tax liabilities under the updated values.
FAQs
Q1: What exactly is the Telangana Market Value or Circle Rate?
The Telangana Market Value, commonly referred to as the Circle Rate or Guidance Value, is the official minimum benchmark price for property transactions. It is set by the state’s Inspector General of Registration and Stamps (IGRS) for land, plots, and buildings across different localities. By law, any property registration cannot be executed below this government-stipulated value.
Q2: What is the primary reason behind the government’s decision to update the Circle Rates in 2025?
The main objective of the 2025 revision is to align the official property valuation with the current real estate market. Over time, a substantial difference has emerged between the older government-fixed rates and the actual market prices. This update aims to enhance state revenue from stamp duty and registration fees, while also reducing under-the-table transactions and promoting fairer and more transparent property dealings.
Q3: To what extent are the new Circle Rates anticipated to rise?
The revision is expected to bring significant hikes, though the percentage varies by property type and location:
- For apartments and flats, an average increase of around 30% is projected.
- For plots and vacant land, the rise will be substantially higher, especially in premium and high-demand zones. In areas such as Gachibowli and Kondapur, the Circle Rate could surge by an estimated 100% to 400% compared to previous values.