Buy property in Andhra Pradesh and Telangana with no surprises.

Six chapters, in the order you buy. From the real cost, to the documents you must check, to registration day. We tell you clearly what POP checks for you and what it does not.

In the order you buyReal offices and websites in both statesWhat POP checks, and what you mustRegistration cost in rupees

Isometric illustration of a buyer reviewing property documents with a house and a stack of papers

Chapter 1

Know the full price before you look

You pay more than the asking price. Registration adds about 7.5% in Andhra Pradesh and about 6% in Telangana. Your loan decides what you can afford. Work out both before you choose a property.

Where is the property?

Property price

₹

₹50 L

Stamp duty (5%): ₹2,50,000
Transfer duty (1.5%): ₹75,000
Registration fee (1%): ₹50,000
Registration, in all: ₹3,75,000

Price plus registration

₹53,75,000

Charged on the government market value or your agreed price, whichever is higher. Andhra Pradesh rates as of 1 Sept 2026.

Work out the rest

What price fits my income?What would a bank lend me?What will the EMI be?

Keep some money for a lawyer to check the papers. Also keep money for the bank's processing fee if you take a loan.

Chapter 2

Shortlist what has already been checked

A coordinator visits every property on POP, and a second person approves it before it shows in search. The listing shows the important details before you call.

Already on a POP listing, when the owner has given it

Survey number and layout approval, for a plot
Patta type, and whether the encumbrance certificate is on file
Whether the owner declares it free of litigation
RERA number and municipal approval, for a flat or project
Brokerage, with its amount. Never just “applies”
The date a coordinator actually visited it

A listing shows what the owner said and what our coordinator saw that day. You should still do your own checks.

Chapter 3

Visit it before you pay anything

Photos cannot show a boundary dispute or a road that floods. Visit, and take this list with you.

Walk around the boundary and match it to the survey sketch. Check the corners and the length of each side
Measure the road to the property. Check it is a public road, not someone's private land
Ask where the water comes from. Look for signs of flooding in the rainy season
Talk to the neighbours about any disputes, and about who owns the land next door
For a flat, check that the parking, lift and common areas match what is promised
Go twice if you can, once in the evening. The street can feel different at night

Can't go there? On every POP property page, you can ask for an unedited video of the property.

Chapter 4

Check the papers yourself

Checking papers can stop most bad purchases. Here is what each document proves and where to get it. POP does not check papers for you.

POP checks it at the visitShown on the listing. Please confirm itOnly you can check this

Title deed and link documents

Only you can check this

What it proves: The history of ownership. Who sold to whom, for about 30 years, with no gaps. POP does not check it. Ask a lawyer to check the deed and the older documents.
Where to get it: Originals from the seller. Certified copies from the Sub-Registrar's office.

Encumbrance Certificate (EC)

Shown on the listing. Please confirm it

What it proves: Shows every registered sale, mortgage or loan on the property for the years you search. Any pending loan will show here.
Where to get it: Andhra Pradesh: IGRS AP, at registration.ap.gov.in. Telangana: IGRS Telangana, at registration.telangana.gov.in. You can also ask at the Sub-Registrar's office.

Land record (1-B, Adangal or Pahani)

Only you can check this

What it proves: The revenue department's record of who owns and farms the land, for each survey number. In Andhra Pradesh it is the 1-B and Adangal. In Telangana it is the ROR-1B and Pahani.
Where to get it: Andhra Pradesh: Meebhoomi, at meebhoomi.ap.gov.in. Telangana: Bhu Bharati, at bhubharati.telangana.gov.in.

Pattadar passbook

Only you can check this

What it proves: The owner's revenue passbook for the land. The name in it must match the land record.
Where to get it: The seller has it. It is issued by the Tahsildar's office.

Section 22A prohibited list

Only you can check this

What it proves: A list of government, assigned, endowment and other land that cannot be sold. If the survey number is on this list, the property cannot be sold to you.
Where to get it: Check the survey number in the prohibited property list on the IGRS website of that state, or at the Sub-Registrar's office, before you pay any advance.

Layout or building approval

Shown on the listing. Please confirm it

What it proves: Shows that the plot or building is approved by the planning authority. This is HMDA in Hyderabad (GHMC for building permission inside the city), VMRDA in Visakhapatnam, APCRDA in Amaravati, TUDA in Tirupati, or DTCP in other places.
Where to get it: The approved plan number from the seller, confirmed with that authority.

RERA registration

Shown on the listing. Please confirm it

What it proves: For a project over 500 sq.m. or with more than eight units. Shows the builder is registered, with approved plans and timelines.
Where to get it: Andhra Pradesh: AP RERA, at rera.ap.gov.in. Telangana: TG RERA, at rera.telangana.gov.in.

Property tax and utility receipts

Only you can check this

What it proves: Shows there are no pending dues, and the property tax is in the seller's name.
Where to get it: From the seller. Property tax receipts are from the municipal corporation.

Chapter 5

Agree in writing, pay through the bank

The sale agreement turns a spoken deal into a written promise from both sides.

Pay a token advance only after the papers are checked, and only with a signed receipt
Write everything into the agreement: price, payment schedule, what is included, and the registration date
Write what happens if either side cancels, and what money is returned
Taking a loan? The bank does its own legal and technical check. Wait for it to finish before you pay more
Pay by bank transfer to the owner named on the deed. Never pay cash, and never pay someone else
If there are many owners or heirs, all of them must sign

Compare home loan rates Check what a bank would sanction

Chapter 6

Register it, then update the records

A property is yours when the sale deed is registered. It is fully yours when every record has your name.

Pay the stamp duty, transfer duty and registration fee, usually online on the state's IGRS website before your appointment
Book a time at the Sub-Registrar's office. Go with the seller, two witnesses, ID and the original documents
Sign the sale deed there. Photographs and fingerprints are taken, and the deed is registered
After that, apply for mutation. For land, update the revenue records. For a flat, update the municipal property tax. Then the property is in your name everywhere, not only on the deed

Work out the stamp duty

Common mistakes buyers make

People have lost their savings to each of these. You can avoid each one with one check at the right time.

An unapproved layout

A plot in a layout with no approval. Banks will not give a loan for it, and you may not get permission to build.

How to avoid it

Get the approved layout number and confirm it with the authority: HMDA or DTCP in Telangana, and VMRDA, APCRDA, TUDA or DTCP in Andhra Pradesh.

Buying on a power of attorney

A sale done with a General Power of Attorney, not a registered sale deed. The person may have no right to sell. It does not make you the owner.

How to avoid it

Insist on a registered sale deed, signed by the owner themselves.

Land that cannot be sold

Government, assigned or endowment land sold as private land. It cannot be registered in your name.

How to avoid it

Check the survey number against the Section 22A list before any advance.

The same plot, sold twice

A seller sells the same plot to two buyers. The first registered sale is valid. The second buyer has to go to court.

How to avoid it

Get a new encumbrance certificate just before registration, not only at the start.

An advance before the papers

A token amount paid to “hold” a property before anyone has seen its documents. It is hard to get this money back.

How to avoid it

Pay nothing until the documents check out, and only against a written receipt.

A missing heir

Inherited property sold by one family member while others still have a claim to it.

How to avoid it

Every legal heir must sign, with a family member certificate if needed.

This guide is general information about buying property in Andhra Pradesh and Telangana. It is not legal advice. Rules and websites change. Before you buy, ask a lawyer to check the documents.

Start with properties we have visited

Two different people visited and approved every listing on POP before you could see it.

Browse verified properties How POP verifies

Questions people ask

See all answers

Where do I start if I want to buy?

Start with your budget, not the listings. Registration adds about 7.5% of the price in Andhra Pradesh and about 6% in Telangana. Your loan decides what you can afford. The Buying guide explains each step in order: budget, shortlist, visit, papers, agreement and registration. It also shows which checks POP has done and which you must do yourself.

What is the full cost of buying, on top of the price?

Add registration (about 7.5% in Andhra Pradesh and about 6% in Telangana) and any brokerage shown on the listing. If the price is not all-inclusive, add the other charges the listing shows, such as parking, club house or corpus fund. For a flat that is still being built, GST is also charged, usually 5% (1% for an affordable home). Each property page adds this up for you.

What will registration cost me?

In Andhra Pradesh it is about 7.5% in total: 5% stamp duty, 1.5% transfer duty and a 1% registration fee. In Telangana it is about 6%: 4% stamp duty, 1.5% transfer duty and a 0.5% registration fee. It is charged on the government market value or your agreed price, whichever is higher. The stamp duty calculator in Finance shows the amount in rupees, and the date we last checked the rates. Confirm the final amount at the sub-registrar office.

Will a bank give a loan for the property I like?

Banks lend more easily on a flat in a RERA-registered project, a house with building permission, or a plot in an approved layout. For plots, banks usually lend 60 to 75% of the value. Home loans do not cover agricultural land. Each property page tells you what we know for that property. The bank makes the final decision.

Does POP check the documents?

No. POP does not check whether papers are genuine. Our coordinator visits the property and matches it with the listing. The property page shows which papers the lister says they have, such as the sale deed or the encumbrance certificate. Ask for copies, and have your own lawyer check them before you pay any advance.

How do I check that a project is RERA registered?

Most new projects and layouts must be registered with RERA. Search the project name or number on the Telangana RERA website (rera.telangana.gov.in) or the Andhra Pradesh RERA website (rera.ap.gov.in). If the property page shows a RERA number, check it there. A builder who will not share the number is a warning sign.

How do I know a plot's layout is approved?

Ask for the layout approval number (LP number). Approvals come from DTCP, HMDA, VMRDA, APCRDA, TUDA or the gram panchayat, depending on the area. Check the number on that authority's website. A plot in an unapproved layout needs LRS before you can get building permission or a bank loan. The property page shows the approval if the lister gave it.

Where can I check land records and the EC online?

In Telangana, use Bhu Bharati for land records and the IGRS Telangana website for the encumbrance certificate (EC). In Andhra Pradesh, use Meebhoomi for land records and the IGRS Andhra Pradesh website for the EC. Match the owner's name and the survey number with the sale deed.

How should I pay a token advance?

Only by bank transfer, never in cash. Pay only after you have seen the property and signed a written agreement. Have your own lawyer check the papers first. Never pay anyone in POP's name. POP does not take payments for a property.

Does POP take part in the deal?

No. POP checks listings and books visits. The agreement and the payments are only between you and the owner, agent or builder. POP does not hold any money for a deal. Never pay anyone in POP's name.