Plot-buying vocabulary, in plain language.

HMDA is the statutory body that sanctions layouts within the Hyderabad metropolitan boundary. An HMDA-approved Layout Permit (LP) is the strongest plotted-development approval in greater Hyderabad — it sanctions plot count, road widths, open space and survey-number boundaries.

HMDA was constituted under the Hyderabad Metropolitan Development Authority Act, 2008. It covers Hyderabad, Secunderabad, Cyberabad and the surrounding planning area. For plotted developments, the HMDA Layout Permit (LP) is the canonical approval document — buyers should always insist on a valid LP number, verifiable on dpms.hmda.gov.in.

See also: LP No. · DTCP · RERA

Verify on: dpms.hmda.gov.in →

DTCP sanctions layouts in the parts of Telangana that fall outside the HMDA jurisdiction. A DTCP-approved layout carries the same statutory weight as an HMDA LP — the difference is geographic scope, not legal authority.

See also: HMDA · LP No.

LP No. is the unique reference HMDA issues when it sanctions a layout. Format usually looks like 000165/LO/Plg/HMDA/2021. Use it to look up the sanctioned layout PDF on dpms.hmda.gov.in.

The LP number is printed on the project brochure and on the sanctioned layout PDF. When verifying a plot, match the survey numbers, road widths and your specific plot number on the official PDF against what is being shown on site.

See also: HMDA · DTCP

Verify on: dpms.hmda.gov.in →

LRS is a Telangana scheme that lets owners of unauthorised pre-existing layouts regularise them by paying prescribed fees. An LRS-only plot is not the same as an HMDA-LP-sanctioned plot — verify the document trail with independent legal counsel before any transaction.

See also: HMDA · LP No. · Sale Deed

RERA is the central law that regulates real estate. In Telangana it is administered by TG-RERA. Plotted developments above defined thresholds must register, exposing promoter details, sanctioned plans and project status on rera.telangana.gov.in.

See also: HMDA · DTCP

Verify on: rera.telangana.gov.in →

BPS is the HMDA portal through which building plan permissions are processed. After buying a plot you will use BPS-flow approvals to sanction your house construction.

Verify on: tgbpass.telangana.gov.in →

NA Conversion is the formal process of converting agricultural land into non-agricultural use (residential, commercial, industrial). In Telangana, this is required before plotting agricultural land for sale as residential plots.

See also: HMDA · LP No.

An Encumbrance Certificate is a Telangana revenue document showing the chain of registered transactions on a property — sales, mortgages, gifts, court orders. A clean EC means no pending loans, liens or legal encumbrances on the title.

Always pull the EC for any plot you are considering before paying anything more than a nominal token. Pull it from registration.telangana.gov.in (the IGRS portal) for the full window of years available.

See also: Sale Deed · 1B / Pattadar Passbook · Pahani

Verify on: registration.telangana.gov.in →

Form 1B is a Telangana revenue extract showing the current pattadar (recorded landholder) for an agricultural survey number. Use it together with the Pahani to confirm who currently holds what land.

See also: EC · Pahani · ROR

Pahani (also called Adangal) is a year-on-year revenue record for an agricultural survey number — listing the cultivator, crops, and other revenue facts. Used together with Form 1B and EC during plot due diligence.

See also: 1B / Pattadar Passbook · EC · ROR

ROR is the Telangana revenue Record of Rights for a parcel — the canonical answer to "who legally holds this land". Form 1B is the printable extract from the ROR.

See also: 1B / Pattadar Passbook · Pahani

A Sale Deed is the executed and registered document that legally transfers ownership of a plot from seller to buyer. Until the Sale Deed is registered at the Sub-Registrar office, the plot is not legally yours.

See also: EC · Stamp Duty · Spot Registration

Stamp Duty is the tax payable to the state when registering a Sale Deed. In Telangana, plot registration carries 6% total: 4% Stamp Duty + 1.5% Transfer Duty + 0.5% Registration Fee, plus per-page scanning charges.

See also: Sale Deed · Spot Registration

A Government Order is a notification issued by a state government department. In land contexts, GOs often govern things like LRS fee schedules, NA conversion rules, and stamp duty rates.

See also: LRS · NA Conversion · Stamp Duty

Square Yard is the standard plot-size unit in Telangana and Andhra Pradesh. 1 sq. yd. = 9 sq. ft. = ~0.836 sq. m. A 200 sq. yd. plot is 1,800 sq. ft. — typical entry size for a single villa plot.

See also: Sq.ft. · Open Plot

Square Foot is the typical built-up area unit for a constructed home. Plot sizes in Telangana are stated in sq. yds.; built-up house sizes are stated in sq. ft. To convert: multiply sq. yd. by 9.

See also: Sq.yd.

An open plot is a piece of land sold without a built structure — buyer constructs at their own pace. Open plots are the dominant inventory type in greater Hyderabad plotted developments.

See also: Gated Community · Layout Plan

A gated community is a plot or villa layout enclosed by a perimeter wall with controlled access — typically via a single guarded entry gate. Internal roads, parks and amenities are commonly maintained.

See also: Open Plot · Layout Plan

The Layout Plan is the sanctioned drawing showing every plot number, road width, open space and survey-number boundary inside an approved development. Always cross-check on dpms.hmda.gov.in using the LP number.

See also: HMDA · LP No. · Master Plan

The HMDA Master Plan (current version: 2031) is the city-wide land-use blueprint defining residential, commercial, industrial and recreational zones. It also marks future road widening — useful when assessing a plot's long-term frontage potential.

See also: HMDA · Layout Plan

Vastu Shastra is a traditional Indian system of architecture relating built form to cardinal directions, energy flows and natural elements. In Telangana plot buying, "100% Vastu compliant" usually means the layout offers each plot in a Vastu-favourable orientation (East / West / North-facing primary entry).

See also: Open Plot · Gated Community

Spot registration is when the developer's documentation team prepares all required papers, books a Sub-Registrar slot, and is physically present with you on the day. You walk out with a registered Sale Deed in your name with the documentation friction handled end-to-end.

See also: Sale Deed · Stamp Duty