Sadat HMReal Estate Investment Intelligence
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Before paying a token for a flat or plot in Hyderabad: check TG-RERA, layout approval, lake FTL and buffer zone, Bhu Bharati land record, 30-year EC, the Section 22A prohibited list, market value and court cases. Direct links to the official websites.
Most people who lose money on property in Hyderabad don't lose it on price. They lose it on something nobody checked: land in a lake zone, an unapproved layout, a loan on the land, or a court case. All 8 checks below are on official government websites, and most cost nothing to look at. Do them before you pay any token.
A builder may not book, advertise or take money for a project that is not registered with TG-RERA. Agents may not sell it either.
Search the project or agent name. Note the registration number, the builder’s company name and the declared completion date. Make sure the registration is still current.
TG-RERA search ↗Step-by-step guide⚠ “Pre-launch” or “EOI” offers for a project that is not yet registered are not allowed. Do not pay.
Plots in an unapproved layout may need LRS fees later, and banks often refuse loans on them. A flat built beyond its permission can face action.
Ask for the LP number (plots) or the building permission number (flats). Check it on the right website: HMDA files from before April 2024 on DPMS, newer ones on BuildNow, and districts outside HMDA on DTCP. Match the survey numbers and plot numbers with the sale deed.
HMDA (DPMS) ↗BuildNow ↗DTCP ↗Step-by-step guideBuildings inside a lake’s full tank level (FTL) or buffer zone can be demolished, whatever papers the seller shows.
Choose the district, mandal, village and the nearby lake. The map shows the FTL line, the buffer zone and the survey numbers around the lake. Check every lake near the property.
HMDA lakes map ↗⚠ HYDRAA’s website also links to this map and to flood-prone area maps.
The seller’s name must match the government land record, and the land must not be government, assigned or other restricted land.
On Bhu Bharati, open Land Details Search and look up the survey number. Check the pattadar (owner) name, the extent and the land classification. Viewing on screen is free.
Bhu Bharati ↗Step-by-step guideAn encumbrance certificate (EC) shows every registered sale, mortgage and gift on the property. It is how you spot a property sold twice or still mortgaged.
On the registration website, use Encumbrance Search for 30 years. Every owner in the chain should appear, ending with your seller. A small fee applies.
IGRS Telangana ↗Step-by-step guideLand on the prohibited list, such as government, endowment or assigned land, cannot be registered.
The registration website has a Prohibited Properties search by district, mandal and village.
IGRS Telangana ↗⚠ In August 2026 this search showed “Prohibition data is under review”. If it still shows no data, a blank result proves nothing: ask the Sub-Registrar office in writing.
The government market value decides your stamp duty, and banks lend on their own valuation. A price far above both deserves questions.
Look up the market value for the village or locality on the registration website, then work out the registration cost.
IGRS Telangana ↗Registration charges calculatorA pending case about the land or the seller can freeze the property for years.
On eCourts, search by party name: the seller and the builder company. Also ask the seller in writing whether any case or dispute is pending.
eCourts search ↗Go to the site. Websites show what is recorded; only a visit shows what is really there: the road, the boundary stones, a nala or lake bed nearby, power lines overhead, or someone else already living on it. Take dated photos. If you can’t go, ask someone you trust, not the seller’s agent.
Open the HMDA lakes map (lakes.hmda.gov.in), choose the district, mandal, village and the nearby lake. The map shows the full tank level (FTL), the buffer zone and the survey numbers around the lake.
Search the project name on the TG-RERA public search (rerait.telangana.gov.in). Note the registration number, the builder company and the declared completion date.
Use Land Details Search on Bhu Bharati (bhubharati.telangana.gov.in) with the district, mandal, village and survey number. It shows the pattadar (owner) name, the extent and the land classification.
For a purchase, take the encumbrance certificate for 30 years, so that every owner in the chain and any mortgage shows up.
No. In August 2026 the Section 22A search showed that its data was under review. Some categories of prohibited land are not listed at all. Ask the Sub-Registrar office in writing.
This page is general information, not legal advice. Website addresses and menus change; if a link stops working, search the name of the department. I am a TS-RERA registered agent (A02200001905); how I am paid.
Share the project or area you’re considering. I’ll check the approvals, the RERA record and what is actually on the ground, and tell you plainly what I find. The first call is free.