District-Mandal-Village Directory

Telangana Administrative Structure

Telangana, India's youngest state (formed on 2 June 2014), has a three-tier administrative structure for revenue and land management: Districts, Mandals, and Revenue Villages. The state was originally formed with 10 districts inherited from undivided Andhra Pradesh and was reorganised into 33 districts on 11 October 2016 under the Telangana Districts Reorganisation Act.

Each district is headed by a District Collector, mandals are administered by Mandal Revenue Officers (MROs), and revenue villages have Village Revenue Assistants (VRAs). This hierarchy is used for all land records, property registrations, and revenue administration through portals like Bhu Bharati, IGRS, and Dharani.

33 Districts of Telangana

The 33 districts of Telangana, listed alphabetically, are:

• Adilabad, Bhadradri Kothagudem, Hyderabad, Jagtial, Jangaon, Jayashankar Bhupalpally
• Jogulamba Gadwal, Kamareddy, Karimnagar, Khammam, Kumuram Bheem Asifabad, Mahabubabad
• Mahbubnagar, Mancherial, Medak, Medchal-Malkajgiri, Mulugu, Nagarkurnool
• Nalgonda, Narayanpet, Nirmal, Nizamabad, Peddapalli, Rajanna Sircilla
• Rangareddy, Sangareddy, Siddipet, Suryapet, Vikarabad, Wanaparthy
• Warangal Rural, Warangal Urban, Yadadri Bhuvanagiri

What is a Mandal?

A mandal is a revenue subdivision within a district. Each mandal contains multiple revenue villages and is administered by a Mandal Revenue Officer (MRO). In Telangana, mandals serve as the primary unit for land revenue collection, property registration (through Sub-Registrar Offices that may cover one or more mandals), and government welfare scheme administration.

There are approximately 605 mandals across Telangana's 33 districts. The number of mandals per district varies — larger districts like Rangareddy and Nalgonda have more mandals, while Hyderabad has the fewest as it is entirely urban.

What is a Revenue Village?

A revenue village is the smallest administrative unit for land records in Telangana. Each village has its own set of survey numbers, village accounts (pahani/adangal), and a Village Revenue Assistant. Revenue villages are the foundation of all land records in the Bhu Bharati system.

Telangana has over 10,800 revenue villages. Each village is identified by a unique code in the Bhu Bharati/Dharani system. All property transactions — land records search, encumbrance certificates, and registrations — require identifying the correct revenue village.

Why is This Directory Useful for Property Buyers?

• Correct Location Identification: Before searching land records on Bhu Bharati or IGRS, you need to know the exact district, mandal, and village. This directory provides the complete hierarchy.
• Property Registration: Registration documents require the correct mandal and village codes. Errors in these fields can cause registration delays or rejection.
• Market Value Search: IGRS guideline values are classified by SRO jurisdiction, which maps to mandals and villages. Knowing the correct administrative division ensures accurate valuation.
• Legal Documents: Sale deeds, gift deeds, and mortgage documents reference the revenue village and mandal. Verifying these against the official directory prevents errors.
• Survey Number Lookup: Each revenue village has its own set of survey numbers. The correct village must be identified before searching for specific land parcels.

Difference Between Mandal and Municipality

A common source of confusion in Telangana is the overlap between mandals and municipalities:

• Mandal: A revenue division for land administration. Used for land records (Bhu Bharati), property registration (IGRS), and revenue collection. Headed by the Mandal Revenue Officer (MRO).
• Municipality / GHMC Zone: A local self-governance body for urban areas responsible for civic services (water, roads, sanitation). An urban area may fall within a mandal for revenue purposes while having a separate municipality for civic governance.
• For property transactions, the mandal classification is used. When searching land records or registering property, always use the mandal and village — not the municipality or ward number.