Understanding property pricing during market value ap registration is very important for every buyer and seller in Andhra Pradesh. The guideline value, also known as the IGRS AP market value (basic rates), is the minimum value at which properties must be registered on the IGRS AP portal. This rate applies to plots and buildings and is used to calculate stamp duty, transfer duty, and registration charges.
From 1 February 2025, Andhra Pradesh updated the guideline values and structure values across the state. These revised values help property transactions reflect more realistic pricing. This guide will help you understand what has changed, what to check before registration, and how these rates affect you as a buyer or seller.
Table of Contents
What is IGRS AP Market Value
The IGRS AP market value is the basic government rate for property registration. It applies to open plots, residential units, commercial buildings, and agricultural land. The selling price agreed between parties can be higher than this value but the property cannot be registered for less than the igrs market value shown online.
The government uses this method to ensure fair taxation and to stop undervaluation in the property market.
Changes Effective from 1 February 2025
After reviewing market trends, the state has revised property values area wise. The changes are based on the difference between previous guideline values and actual market activity.
General change pattern
• Average increase of 5 to 10 percent in most areas
• Up to 15 to 25 percent rise in fast growing locations
• Reductions in some overvalued pockets to make buying and selling easier
Popular city growth zones like the Visakhapatnam region and the Vijayawada to Guntur belt have seen upward revisions. Some locations where values were too high earlier have received reductions. This helps buyers avoid extra charges and makes the market more active.
The state studied each locality to ensure fair corrections rather than applying a uniform hike. This approach benefits both buyer and seller.
Structure Value Revision in 2025
In addition to revising land values, the Andhra Pradesh government has updated structure values for RCC (reinforced cement concrete) buildings. These values are important because they determine the building component of a property’s market value, which is used to calculate stamp duty, transfer duty, and registration charges during property registration.
Structure values are calculated per square foot and vary depending on the location and area category of the property. This ensures that construction costs are reflected fairly across different urban and rural zones.
Indicative Base Rates for 2025
- Ground floor: Approximately ₹1490 per square foot
- First floor: Approximately ₹1270 per square foot
- Second floor: Approximately ₹900 per square foot
These rates are used as the base for calculating the total structure value of a building.
How Total Market Value Is Calculated
To determine the total value for registration, the following formula is used:
Total Market Value = (Land Value ÷ 20) + Structure Value
- Land Value ÷ 20: Represents a portion of the revised land value that contributes to the property’s overall price
- Structure Value: Calculated using the base rate per square foot according to the floor and area
This method ensures that both land and building values are considered in a fair and transparent manner. Buyers and sellers can rely on this calculation to know the accurate property value for registration and tax purposes.
How These Changes Help Buyers
• Better understanding of actual pricing
• Registration charges based on updated and transparent values
• Legal safety and reduced chances of disputes
• Ability to check correct price online before making payment
Buyers should also check bhunaksha to verify survey number boundaries and confirm that the property location matches records.
How These Changes Help Sellers
• Ability to set a price closer to real market conditions
• Clear reference value during negotiation
• Better chances for legal and quick property sale
When guideline values match ground reality, properties become more attractive and easier to sell.
How to Check IGRS AP Market Value Online
Both buyer and seller should always confirm the guideline value before finalizing a deal.
Steps to check online
- Visit the IGRS AP portal
- Select the Market Value option
- Choose district, mandal and village or town
- Enter survey number or door number
- View the IGRS AP market value (basic rates) displayed
This helps understand the total cost, including taxe,s before proceeding to registration.
October and November 2025 Guidance Update
Content published in October 2025 mainly focuses on explaining the February 2025 revision and guiding users to check new rates online. Average hikes discussed are 5 to 10 percent and up to 15 to 25 percent in some areas. There is no new guideline value update recorded in October.
As of late November 2025, available sources still refer to the February 2025 order. Users are advised to verify values on the IGRS AP portal and tools like MyPatta and bhunaksha. No new change in igrs ap market value has been notified in November.
The February 2025 revision is still the latest update for all registrations in the state.
Final Guidance for a Safe Property Deal
Follow this simple checklist for a smooth and legal transaction
• Check igrs market value online
• Verify land boundaries using bhunaksha
• Compare price with similar nearby properties
• Understand structure value if there is a building
• Calculate stamp and registration charges in advance
Being informed protects your investment and avoids confusion during registration.
Choose Openplot for Smarter Property Decisions
The updated igrs ap market value supports a more accurate and transparent real estate market in Andhra Pradesh. Whether you are buying or selling, staying aware of these values helps you make confident and legal decisions.
Openplot provides verified open plot listings and supports you with the right market information so you can choose a property that is secure and worth your investment.
Conclusion
The revised IGRS AP market value gives both buyers and sellers a more practical and transparent foundation for property transactions in Andhra Pradesh. Since registration must follow the official guideline values shown on the IGRS AP portal, understanding these rates before negotiating helps avoid disputes and unexpected costs. Always verify land details through Bhunaksha and compare market pricing in the local area before finalizing any agreement. With correct information and smart checks, property investment becomes secure, legal, and beneficial for everyone involved.
Frequently Asked Questions
1. How can I check the latest IGRS AP market value for my property?
You can visit the IGRS AP portal, select Market Value Search, choose your district and village or town, then enter your survey number or door number to view the current guideline value.
2. Will registration charges automatically change when the guideline value changes?
Yes. Stamp duty and related charges are calculated based on the latest IGRS market value shown on the portal. If the guideline value increases, the registration amount may also increase, and if it decreases, buyers can benefit from lower charges.
3. Can a property be registered below the guideline value?
No. The selling price can be higher than market value ap registration rates, but the property cannot be registered for less than the official guideline value displayed for that location.