The Telangana 22-A List has become a live market concern for homebuyers and plot buyers, with 147,934 prohibited properties recorded under Section 22-A. The immediate impact is visible in Hyderabad’s land and resale market: buyers are no longer comfortable paying token amounts based only on a WhatsApp location pin, old link documents, or a broker’s assurance.
In our experience, the mood has changed sharply across Kokapet, Narsingi, Tellapur, Mokila, Shankarpally, Bachupally, Kompally, Adibatla and Ibrahimpatnam. Buyers are asking one clear question before paying even ₹1 lakh as advance: is this property blocked for registration?
This is where proptech-led title verification is picking up. A quick Section 22-A Prohibited Property Check, followed by an Encumbrance Certificate Search and survey number validation, is becoming the new first step in serious property discussions.
Our view is simple: in Telangana, title checking has moved from being a lawyer-stage activity to a pre-token activity. That is a healthy shift for the market.
Telangana 22-A List: why buyers are checking title before paying advance
Section 22-A entries are not a small clerical issue. Once a property is listed as prohibited, the Sub-Registrar Office can refuse registration. This can happen for government land, assigned land, endowment land, wakf-related entries, court-attached parcels, ceiling surplus land, water body areas, or parcels notified by departments.
For a buyer, the financial risk starts much before registration day. In Hyderabad’s active corridors, token amounts can range from ₹1 lakh for a resale flat to ₹10 lakh or ₹25 lakh for a villa plot or development land deal. In locations like Gandipet mandal, Serilingampally mandal, Ramachandrapuram mandal, Shankarpally mandal and Medchal mandal, even early-stage negotiation involves serious money.
The official count of 147,934 prohibited properties is enough to make buyers cautious. It does not mean every property in the market is risky. But it does mean the old style of checking only the sale deed and EC after finalising price is not enough.
| Market signal | What it means for buyers |
|---|---|
| 147,934 Section 22-A prohibited properties in Telangana | Buyers need a prohibition check before token payment |
| Telangana registration cost is commonly calculated at 6% for many sale deeds: 4% stamp duty, 1.5% transfer duty and 0.5% registration fee | A blocked registration can disturb full cost planning |
| High-value zones such as Kokapet, Narsingi, Tellapur and Mokila see large advance payments | Title verification should happen before commercial commitment |
Telangana 22-A List and the rise of proptech title checks
Earlier, the typical buyer journey was predictable. Visit the site, negotiate with the seller, pay token, collect documents, then go to an advocate. That order is now changing. Buyers are using digital checks first, then speaking to sellers with better questions.
A good first check usually includes the prohibited-property status, EC history, SRO mapping, survey number confirmation, market value and RERA status if it is a project sale. None of these replaces legal opinion, but they reduce blind risk. We have seen many cases where a buyer discovered a mismatch in survey number, SRO jurisdiction or old mortgage entry before paying advance. That is real savings, not just convenience.
For Hyderabad buyers, these tools are most useful in mixed land markets. Take Shankarpally and Mokila. You may see plotted ventures, agricultural land conversions, villa layouts and farmhouse-style parcels within a short drive. In Adibatla and Ibrahimpatnam, industrial growth and ORR access have increased demand, but land records still need careful reading. In Bachupally and Mallampet, apartment buyers should also check approvals and project registration, not just the brand name.
On Verified.RealEstate, buyers commonly start with the Property Verification Tool, then use the Survey Number Finder to confirm land identity. For apartments and gated communities, the RERA Project Lookup is another sensible step before booking.
Where the Telangana 22-A List risk is most misunderstood
The biggest misunderstanding is that an old registered sale deed automatically means the present sale will also get registered. That is not always true. A property could have been registered years ago and later entered in a prohibited list due to departmental communication, court dispute, land classification correction or revenue record change.
Another common mistake is relying only on the seller’s pahani copy or Dharani screenshot. Pahani, Dharani, EC, SRO records, layout approval and ground possession should speak the same language. If one document shows a different survey number, extent, village or mandal, the buyer should pause.
In Telangana, the mandal and village name matter a lot. For example, Narsingi falls in Gandipet mandal, Tellapur is in Ramachandrapuram mandal, and many west Hyderabad land deals involve older village boundaries that buyers do not understand clearly. A wrong assumption here can lead to wrong SRO search, wrong market value check and incomplete title review.
Before agreeing to a price, buyers should also check the government market value through the Market Value / Guideline Value Search. The ready reckoner value affects stamp duty calculation, loan assessment and registration budgeting. If the agreed price is far above local market value, the buyer should understand why. If it is strangely below market, that is also a red flag.
How buyers are changing behaviour in Hyderabad transactions
We are seeing three practical changes in Hyderabad property transactions.
- Token payments are being delayed: Buyers are asking for survey number, document number, SRO details and seller ID proof before paying.
- Digital checks are becoming normal: EC, 22-A, market value and RERA checks are now done at the shortlisting stage.
- Advocates are getting cleaner files: Instead of dumping 80 pages after token payment, buyers are sending structured title inputs first.
This is good for genuine sellers also. A seller with clean documents can close faster when the buyer’s basic doubts are answered early. In resale flats at Gachibowli, Kondapur, Miyapur and Kukatpally, clean EC and correct SRO details reduce unnecessary negotiation drama. In land sales around Patancheru, Chevella, Shamshabad and Yacharam, early survey number checks can prevent painful mistakes.
Buyers should not forget cost planning. Telangana’s common registration cost for many sale deeds is 6%, made up of 4% stamp duty, 1.5% transfer duty and 0.5% registration fee. Before finalising budget, use the Stamp Duty Calculator. If you do not know the correct registration office, use Find Your SRO Office before pulling records.
What to check before paying token on a Telangana property
My practical checklist is short but strict. If the seller refuses these basic details, I would not pay advance.
- Survey number, sub-division number, village and mandal
- Latest EC from the correct SRO
- Section 22-A prohibited-property status
- Dharani record or relevant revenue record, depending on land type
- Link documents for at least the available chain of title
- RERA number for ongoing apartment, villa or plotted development projects where applicable
- Approved layout or building permission details
- Guideline value and estimated stamp duty
For plots, also check road access, land use and layout status. A plot may look attractive on ground but still face trouble due to access road width, conservation zoning or missing permissions. If needed, pair title checks with the Land Use Zone Finder and Road Width Check.
The larger market message is clear. Telangana’s prohibited-property database is pushing buyers towards evidence-based decisions. Brokers and sellers who adapt will benefit. Those who still say “sir, first pay token, then we will show papers” will face tougher questions.
For a market like Hyderabad, this is not bad news. Better title discipline improves buyer confidence. It also protects serious developers and genuine landowners from being clubbed with risky transactions. The smartest buyer in 2026 will not be the one who negotiates the lowest price. It will be the one who checks title before emotion takes over.
Frequently Asked Questions
What is the Telangana 22-A List?
The Telangana 22-A List contains properties prohibited from registration under Section 22-A. These can include government land, assigned land, endowment land, wakf-related land, disputed parcels and other notified properties.
How many prohibited properties are listed in Telangana?
As per the available database fact, Telangana has 147,934 prohibited properties under Section 22-A.
Should I check 22-A status before paying token advance?
Yes. In our view, buyers should check 22-A status before paying any token or advance amount, especially for plots, villas, resale properties and land parcels.
Is an Encumbrance Certificate enough for title verification?
No. EC is necessary, but it is not enough. Buyers should also check 22-A status, survey number, SRO jurisdiction, revenue records, link documents, market value and RERA status where applicable.
Which tools can help Telangana buyers check property risk?
Useful checks include the Section 22-A Prohibited Property Check, Property Verification Tool, EC Search, Guideline Value Search, RERA Project Lookup and Find Your SRO Office.
