NALA Conversion Status Check -- Telangana
Check if NALA (Non-Agricultural Land Assessment) conversion is needed for your land · All 33 Districts · Check Pahani Records →
What is NALA Conversion?
Land Use Change
NALA (Non-Agricultural Land Assessment) is the legal process to convert agricultural land to non-agricultural use in Telangana -- mandatory before any construction on farm land.
NALA Certificate
After conversion, the Revenue Department issues a NALA certificate that changes the land classification in Pahani records from agricultural to the approved non-agricultural category.
Required for Construction
Without NALA conversion, you cannot get Layout Permission (LP), building permission from TG-bPASS, bank construction loans, or water/electricity connections legally.
Dharani Portal
NALA conversion applications are processed through the Dharani portal. The process involves Tahsildar, RDO, and District Collector approvals, typically taking 3-6 months.
NALA Conversion -- Quick Reference by Land Type
| Current Land Type | Conversion Needed? | Process | Timeline | Approx. Cost |
|---|---|---|---|---|
| Agricultural (Tari / Mettah) | Yes -- Mandatory | Dharani Application → Tahsildar → RDO → Collector | 3-6 months | % of IGRS market value |
| Non-Agricultural / Urban | No -- Already Converted | N/A (already non-agricultural) | N/A | N/A |
| Abadi / Residential | No -- Already Residential | N/A (classified as residential in Pahani) | N/A | N/A |
| Commercial / Industrial | No -- Already Non-Agricultural | N/A (may need use-change for different category) | N/A | N/A |
| Government / Poramboke | Cannot Convert | Not eligible for NALA -- govt land is non-transactable | N/A | N/A |
| Assigned Land | Restricted | Assigned land has conditions; conversion may not be possible | N/A | N/A |
NALA Conversion Process in Telangana -- Step by Step
Application on Dharani
Submit NALA conversion application through Dharani portal (dharani.telangana.gov.in) with land details, Bhudhaar number, survey number, and supporting documents.
Tahsildar Verification
The Tahsildar (MRO) verifies the application, inspects the land, confirms ownership, checks for encumbrances, and prepares the report with recommendation.
RDO Review
The Revenue Divisional Officer (RDO) reviews the Tahsildar report, verifies compliance with zoning and land use regulations, and forwards to the Collector.
Collector Approval
The District Collector issues the final NALA conversion order. Upon payment of conversion fees, the Pahani is updated with the new non-agricultural classification.
NALA Conversion in Telangana -- Complete Guide (2026)
What is NALA Conversion and Why is it Mandatory?
NALA stands for Non-Agricultural Land Assessment. In Telangana, all land is classified under specific categories in the revenue records (Pahani). Agricultural land (classified as tari for wet land or mettah for dry land) is legally designated for farming purposes only. If you want to use agricultural land for any non-agricultural purpose -- such as building a house, constructing a commercial complex, or developing a residential layout -- you must first obtain NALA conversion from the Revenue Department. This is not optional. Under the Telangana Land Revenue Act, using agricultural land for non-agricultural purposes without formal conversion is an offense that can lead to demolition of unauthorized structures, penalty fines, and legal action. The Dharani portal (dharani.telangana.gov.in) has streamlined the NALA conversion process, making it more transparent and trackable than the earlier manual system.
Why NALA Conversion Matters for Property Buyers
Many property buyers, especially those purchasing land in peri-urban areas around Hyderabad (Shamshabad, Patancheru, Medchal, Ghatkesar, Adibatla, Mokila, Shankarpally, Chevella), unknowingly purchase agricultural land assuming they can build on it. This is one of the most common and costly mistakes in Telangana real estate. Without NALA conversion:
- No Layout Permission (LP) -- HMDA, DTCP, and other planning authorities will not issue LP for layouts on agricultural land
- No Building Permission -- TG-bPASS (Telangana Building Permission Approval and Self-Certification System) requires NALA conversion before processing building permission
- No Bank Loans -- Banks and NBFCs will not sanction construction loans or mortgage loans on agricultural land without NALA certificate
- No Legal Connections -- Water supply (HMWSSB), electricity (TSSPDCL/TSNPDCL), and gas connections may be denied for structures on unconverted agricultural land
- Demolition Risk -- Revenue authorities and municipal bodies periodically conduct drives to demolish unauthorized constructions on agricultural land
- Title Issues -- Future sale of the property becomes difficult as buyers and their lawyers will identify the classification mismatch in due diligence
NALA Conversion Process Through Dharani Portal
The NALA conversion process in Telangana has been streamlined through the Dharani portal. Here is the step-by-step process:
- Document Preparation -- Gather Pahani (Record of Rights), registered sale deed, Bhudhaar number, survey number details, Aadhaar card, and a site plan/sketch of the land. Ensure the land is not prohibited under Section 22-A and has no pending litigation.
- Application on Dharani -- Log in to dharani.telangana.gov.in and submit the NALA conversion application. Upload all required documents and pay the application fee online.
- Tahsildar (MRO) Verification -- The Tahsildar/MRO office receives the application and conducts field inspection. They verify ownership, land extent, boundaries, current usage, and check for encumbrances or prohibited status.
- Tahsildar Report -- The Tahsildar prepares a detailed report with their recommendation (approval or rejection) and forwards it to the Revenue Divisional Officer (RDO).
- RDO Review -- The RDO reviews the Tahsildar's report, verifies compliance with zoning regulations (HMDA/DTCP master plan), and adds their recommendation before forwarding to the District Collector.
- District Collector Order -- The District Collector reviews all reports and issues the final NALA conversion order. This is the approval or rejection of the conversion request.
- Fee Payment -- Upon approval, pay the NALA conversion fee (based on market value percentage) through the Dharani portal.
- Pahani Update -- After fee payment, the Pahani (Record of Rights) is updated to reflect the new non-agricultural classification. The NALA certificate is generated and available on Dharani.
NALA Conversion Fee Structure
NALA conversion fees in Telangana are calculated as a percentage of the IGRS market value of the land. The fee varies based on the target land use classification:
| Conversion Type | Fee Basis | Additional Charges |
|---|---|---|
| Agricultural to Residential | Percentage of IGRS market value | Application fee + processing charges |
| Agricultural to Commercial | Higher percentage of IGRS market value | Application fee + processing charges |
| Agricultural to Industrial | Percentage of IGRS market value (varies by zone) | Application fee + processing charges + environmental clearance (if applicable) |
The exact fee amount depends on the specific market value of the land parcel as per IGRS records. Higher market value areas (closer to Hyderabad city) will have higher absolute conversion fees. Check our Market Value tool to find the current IGRS rate for your land's location.
Common NALA Conversion Areas Around Hyderabad
NALA conversion activity is highest in the peri-urban areas around Hyderabad where rapid urbanization is converting agricultural land for residential and commercial purposes. Key areas include:
- Shamshabad -- Near RGIA airport, heavy demand for residential and commercial development along NH44 and Shamshabad mandal
- Patancheru -- Industrial and residential growth in Sangareddy district, near pharma and IT corridors
- Medchal-Malkajgiri -- Rapid residential expansion along Medchal Road, Kompally, and surrounding areas
- Ghatkesar -- Growth along Warangal Highway, close to IT hubs in Uppal and Pocharam
- Adibatla -- Proximity to Adibatla Aerospace SEZ and RGIA airport driving conversion demand
- Mokila and Shankarpally -- Residential growth in Rangareddy district, popular for farmhouse and villa projects
- Chevella -- Emerging residential area in western Hyderabad, close to ORR and pharma zone
- Outer Ring Road (ORR) Belt -- All mandals along ORR see significant agricultural to residential/commercial conversion
Common Mistakes to Avoid
Based on real cases from Telangana property transactions, here are the most common mistakes related to NALA conversion:
- Building first, converting later -- Some buyers construct first and then try to get NALA conversion. This can result in penalties and even demolition. Always convert before construction.
- Buying "converted" land without verifying -- Sellers may claim NALA conversion is done but provide fake certificates. Always verify the land classification directly from the Pahani on Dharani portal or Bhu Bharati.
- Assuming layout approval means NALA is done -- A layout may have DTCP/HMDA approval, but individual plots within the layout may not have updated Pahani records. Verify each plot's classification independently.
- Ignoring LRS vs NALA difference -- Layout Regularization Scheme (LRS) regularizes existing unauthorized layouts, but individual plots still need to verify NALA status in their Pahani records.
- Not checking before bank loan -- Banks reject construction loan applications when the land is still classified as agricultural. Get NALA conversion done before applying for a construction loan.
Prerequisites and Dependencies
Understanding the relationship between NALA conversion and other approvals is critical for property development in Telangana:
- NALA comes first -- Before LP (Layout Permission), before building permission, before everything else
- LP (Layout Permission) requires NALA conversion certificate as a prerequisite document
- TG-bPASS Building Permission requires either LP approval (for layout plots) or NALA certificate (for individual land)
- Occupancy Certificate (OC) requires building permission, which in turn requires NALA
- Bank Loans require NALA certificate for construction finance on converted agricultural land
- Property Tax Assessment by municipal body requires NALA conversion for correct classification
Frequently Asked Questions
NALA (Non-Agricultural Land Assessment) conversion is the legal process of changing the classification of agricultural land to non-agricultural use in Telangana. Under the Telangana Land Revenue Act, all agricultural land (classified as tari/mettah in Pahani records) must be formally converted through the Revenue Department before it can be used for residential, commercial, or industrial purposes. The conversion is processed through the Dharani portal and involves verification by Tahsildar, RDO, and final approval by the District Collector.
Yes, absolutely. NALA conversion is mandatory before any construction on agricultural land in Telangana. Without NALA conversion, you cannot obtain Layout Permission (LP) from HMDA/DTCP, building permission from TG-bPASS (Telangana Building Permission Approval and Self-Certification System), or an Occupancy Certificate. Banks will refuse construction loans on agricultural land without a NALA certificate. Building on unconverted agricultural land is illegal and can result in demolition by revenue authorities, penalty fines, and legal action.
NALA conversion in Telangana typically takes 3 to 6 months from application to final order through the Dharani portal. The timeline depends on several factors: completeness of documents, Tahsildar workload, RDO and Collector processing time, and whether the land has any issues (encumbrances, prohibited status, boundary disputes). In some districts with higher application volumes (Rangareddy, Medchal-Malkajgiri, Sangareddy), it may take longer. Applications with complete documents and clear land records are processed faster.
Building on agricultural land without NALA conversion has serious consequences in Telangana: (1) Demolition of unauthorized construction by revenue or municipal authorities during periodic enforcement drives; (2) Penalty fines for unauthorized land use change; (3) Inability to get Occupancy Certificate, meaning no legal occupancy; (4) Denial of water supply (HMWSSB), electricity (TSSPDCL/TSNPDCL), and gas connections; (5) Inability to sell the property with clear title, as any buyer's lawyer will flag the classification mismatch; (6) Banks will not provide loans against the property. The Telangana government has been increasingly strict about enforcing agricultural land use compliance.
No. Government land (sarkaari bhoomi), poramboke land, assigned land (granted by government with conditions), and other restricted categories cannot be converted through NALA. These lands have specific legal restrictions under the Telangana Land Revenue Act and other statutes. Any purchase or development on government/poramboke land is illegal and void ab initio. Always verify the land classification in Pahani records on the Dharani portal before purchase. Use our Prohibited Property Check and Pahani Land Records tools to verify land status.
No. If the land is already classified as non-agricultural, urban, abadi, or residential in the Pahani (Record of Rights), NALA conversion is not required. The land can be directly used for the purpose matching its current classification. However, if you want to change the use from one non-agricultural category to another (for example, residential to commercial), a different use-change process may apply. You can verify the current classification through Pahani records on the Dharani portal or using our Pahani Land Records tool.
NALA conversion is most common in peri-urban areas around Hyderabad where rapid urbanization is converting agricultural land for development. Key areas include: Shamshabad (near RGIA airport), Patancheru (pharma and IT corridor in Sangareddy), Medchal-Malkajgiri (along Medchal Road and Kompally), Ghatkesar (Warangal Highway corridor), Adibatla (Aerospace SEZ area), Mokila and Shankarpally (villa and farmhouse belt in Rangareddy), Chevella (western growth corridor), and all mandals along the Outer Ring Road (ORR). As Hyderabad expands outward, these areas see the highest volume of NALA conversion applications.
The following documents are typically required for NALA conversion application on the Dharani portal: (1) Pahani (Record of Rights) showing current agricultural classification; (2) Registered sale deed proving ownership; (3) Bhudhaar number of the land parcel; (4) Survey number and sub-division details; (5) Aadhaar card of the applicant/owner; (6) Site plan or sketch of the land; (7) Encumbrance Certificate (EC) from IGRS; (8) No-objection from revenue department confirming no prohibited status; (9) Tax payment receipts; (10) Any additional documents as specified by the local Tahsildar office. Ensure all documents are current and accurate before submission to avoid delays.
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