Buying an open plot in Telangana is straightforward when the paperwork is in order, and expensive when it is not. This guide lists what to check before you pay a booking advance, in the order a careful buyer should check it. Nothing here is specific to our layouts — use it on any plot you are considering, including ours.
This is general guidance, not legal advice. For any specific plot, have the documents examined by a property advocate before you pay.
Any legally sold open plot in Telangana must sit inside a layout approved by the Directorate of Town and Country Planning. That approval carries an LP number and a date.
Ask the seller for the LP number in writing, not just verbally. A DTCP approved layout will have the sanctioned plan available, showing plot numbers, sizes and road widths as approved. Compare that plan against what you are being shown on the ground.
Warning sign: "approval is in process" or "approval will come soon". Unapproved layouts can be regularised later at significant cost, or not at all. Wait for the number.
Plotted developments above the prescribed size must be registered with the Telangana Real Estate Regulatory Authority. Registration gives you a registered project number and a public record of the promoter, the land and the approvals.
Do not accept a RERA logo on a brochure as proof. Ask for the registration number and check it yourself on the official TG RERA portal. Advertisements for registered projects are required to display the registration number.
Warning sign: a seller who cannot give you the registration number when asked directly.
The Encumbrance Certificate (EC) lists every registered transaction on that land. It tells you whether the property is mortgaged, whether it has been sold more than once, and who has legally held it.
Ask for an EC covering at least the last 13 years, obtainable from the sub-registrar office or the Telangana registration portal. Read it yourself. Check that the seller's name actually appears as the current holder, and that no bank charge is sitting on the land.
Warning sign: gaps in the chain of ownership, or an entry you are told to "ignore, that is settled" without documentation showing it was settled.
Every parcel of land has survey numbers. The survey numbers on the sale documents must match the survey numbers on the approved layout plan, and both must match the land you actually walked on.
This sounds obvious and it is where a surprising number of disputes start. If the layout covers survey numbers 40 to 44 and your plot document says 47, ask why before you pay anything.
Where the value justifies it, a licensed surveyor can physically verify boundaries against the revenue records. On a large plot purchase this is money well spent.
The approved plan specifies road widths and the open space or amenity area the developer must leave. Walk the layout with the plan in hand.
A 40 ft road on paper that is 25 ft on the ground affects your resale value and, in some cases, your ability to get construction approval later. Open space converted into extra saleable plots is a common shortcut.
Check that roads are actually formed, not just marked. Ask whether drainage, water and electricity are laid or merely planned, and get the answer in writing.
Registration happens at the sub-registrar office with both parties present. Stamp duty, registration fee and transfer duty are payable on the government value or the sale consideration, whichever is higher, at the rates in force in Telangana at the time.
Budget for these separately from the plot price. Ask the seller in writing what is included and what is not — development charges, corner plot premium, and maintenance deposits are often quoted separately.
Insist on a registered sale deed in your name. An agreement of sale, a General Power of Attorney, or a notarised document is not ownership.
ముఖ్యం: "గ్యారంటీ రిటర్న్స్" అని ఎవరైనా చెబితే నమ్మవద్దు. భూమి ధర పెరుగుతుందని ఎవరూ హామీ ఇవ్వలేరు.
We would rather you check our documents than take our word for it. All three of our layouts — NIMZ Galaxy, NIMZ Galaxy-2 and NIMZ County — are DTCP approved and TG RERA registered, at Kamkole near Sadashivpet in Sangareddy District.
Bring your advocate to the site visit. Ask for the approval copies, the EC and the sanctioned layout plan. Call +91 79893 71766 and we will have them ready.