Andhra Pradesh government eases registration burden for NTR Smart Township plot buyers

Registration of plots will now be split into two parts—one document will cover the Base Price (constituting 60% of the total sale value), and a second will account for the Development Charges (the remaining 40%). 
| Photo Credit: Representative Photo

In a major relief to middle-income homebuyers, the Government of Andhra Pradesh has introduced a new registration framework for plot purchases in NTR Smart Townships (MIG Layouts) and the CRDA region. The move, aimed at reducing financial stress on buyers, introduces a two-document registration system that significantly lowers upfront registration costs.

According to fresh guidelines issued by the Municipal Administration and Urban Development Department, under G.O. Ms. No. 76 on Wednesday, the registration of plots will now be split into two parts—one document will cover the Base Price (constituting 60% of the total sale value), and a second will account for the Development Charges (the remaining 40%).

Crucially, while the standard 7.5% registration fee will apply to the Base Price, only a nominal 0.5% fee will be levied on the Development Charges.

S. Suresh Kumar, Principal Secretary of the department, said the revised registration structure was framed in consultation with the Registration & Stamps Department after concerns were raised about earlier registration practices, which caused confusion and financial difficulties for plot allottees.

The initiative builds on a 2022 government directive, allowing Urban Development Authorities (UDAs) to categorise the total sale value into two components and register plots based solely on the Base Price. However, implementation hiccups followed.

In the capital region, for instance, the APCRDA had executed 258 plot sale deeds in Nowluru MIG Layout using this method, but allottees later received recovery notices under Section 41A from the District Registrar for alleged stamp duty shortfalls.

Similar complications arose in Visakhapatnam, where the VMRDA had adopted a bifurcated pricing model — ₹8,700 per sq. yd for Base Price and ₹5,800 per sq. yd for Development Charges. However, inconsistent registration practices led to confusion among buyers and officials alike.

To address these challenges, a joint review meeting was convened by the Principal Secretary, bringing together officials from the Registration & Stamps Department, APCRDA, VMRDA, the Director of Town and Country Planning, and the Special Officer for MIG Layouts. Following detailed deliberations, a standardised and legally compliant registration process was finalised, Mr. Suresh Kumar said.

The government has now mandated uniform implementation of the dual-document registration system across all UDAs in the State.

Officials say this move not only ensures clarity and consistency in stamp duty enforcement but also underlines the State’s commitment to making affordable housing accessible to middle-income families.