Section 22A Hyderabad 2026 — What It Means for Tenants, Flat Owners and Property Buyers

Section 22A Is Hyderabad's Most Urgent Property Crisis in 2026

In the last two weeks, thousands of Hyderabad flat owners have received a shock they did not see coming.

Apartments built decades ago with statutory approvals — in Kondapur, Kukatpally, Miyapur, Banjara Hills, and Bachupally — are being added to the Section 22A prohibited property list. Sub-registrars are refusing to register sale transactions. Home loans are being rejected. And demands are mounting for the Chief Minister and Revenue Minister to intervene immediately.

According to available information, nearly 90 lakh acres across Telangana have been brought under the prohibited list of Section 22A by the Revenue Department — the move has come as a major shock to owners who had purchased plots and lands with all statutory approvals and subsequently developed them. The Federal

Apartments built decades ago with statutory approvals in Hyderabad are being added to the prohibited property list under Section 22A, leaving flat owners unable to register sale transactions — sub-registrars have begun refusing registrations for some flats, saying the properties now fall under the Section 22A prohibited list. Hyderabad Mail

This is not a minor administrative issue. It is a full-blown property crisis affecting some of Hyderabad's most established residential areas — and it is evolving rapidly as of July 2026.

If you are a tenant renting a flat in Hyderabad, an owner with property to rent or sell, or a buyer looking to purchase — this guide tells you exactly what Section 22A means for you, which areas are affected, and what to do right now.

What Is Section 22A? — Plain Language Explanation

Section 22A of the Registration Act 1908 gives the government the power to designate certain categories of property as "prohibited" — meaning no Sub Registrar Office in Telangana is allowed to register any transaction involving that property, regardless of who claims to own it.

Section 22A of the Registration Act gives the government power to notify properties that no sub registrar office is allowed to register, no matter who claims ownership — properties on this list cannot be registered through any sub registrar office in Telangana, regardless of who owns them. Probity

Think of it this way. A property under Section 22A cannot be:

• Sold through a registered sale deed
• Mortgaged to a bank for a home loan
• Gifted through a registered gift deed
• Transferred in any legally binding way

The Sub Registrar has no discretion to make an exception. Section 22A directs a refusal — and a payment already made does not change that.

Which Properties Fall Under Section 22A?

The list typically covers government land, endowment property, wakf land, assigned land granted to scheduled castes and scheduled tribes, court attached property, properties under tax recovery, and land in dispute under specific government orders. Probity

In simple terms — land that was never supposed to be privately sold but ended up in private hands through irregular transactions. Categories include:

Government land — Survey numbers belonging to the state government, Hyderabad Metropolitan Development Authority (HMDA), GHMC, or other government bodies.

Endowment property — Land belonging to temples, religious institutions, or the Endowments Department.

Wakf land — Properties belonging to the Wakf Board for Muslim religious and charitable purposes.

Assigned land — Land given by the government to landless poor families under the SC/ST assignment scheme — non-transferable by law.

Court attached property — Properties under court orders or attached for tax recovery.

Why Are Legally Purchased Hyderabad Flats Being Added to the List?

This is the part that has created the most outrage in Hyderabad in July 2026. Many of the properties being flagged under Section 22A are not government land, endowment land, or assigned land. They are flats that were legally purchased from builders who had statutory approvals from HUDA, HMDA, and the Housing Board.

So why are they being flagged?

Reason 1 — Land regularisation records missing

The collector said many cases lacked complete records relating to land regularisation — apartment owners have been asked to produce documents showing that the builder or original landowner had obtained government regularisation approvals. If such records are produced, the properties can be removed from the Section 22A list. Without documentary evidence, officials said legal action under the applicable provisions would be the only available course. Hyderabad Mail

Many builders in the 1990s and early 2000s developed on land that was converted from agricultural or other restricted use without complete regularisation documentation. The buildings themselves have all required permits — but the underlying land conversion paperwork is incomplete or missing from government records.

Reason 2 — Data migration errors from Dharani rollout

Since the 2020 Dharani rollout, thousands of private lands with valid Pattadar Passbooks appeared in the prohibited list due to data migration errors — in some areas near Hyderabad, even approved residential layouts were temporarily flagged. The seller may not be lying — the error is the government's. 1acre

When Telangana digitised its land records through the Dharani portal (now Bhu Bharati), errors in data migration caused many legitimate private properties to be incorrectly flagged. The 22A list updates continuously — a clean status last month means nothing today.

Reason 3 — Survey errors and boundary mismatches

Many landowners only discovered that their property was under 22A when they attempted to register a transaction — this lack of prior notice created financial and legal stress. Across various districts, property owners raised concerns such as lands with clear pattadar passbooks appearing in the prohibited list. Own a Farm

Survey number mismatches between old revenue records and new digital systems have caused legitimate properties to be assigned survey numbers that overlap with government land in the digitised database.

Reason 4 — Builders used restricted land

In some cases the builder genuinely purchased and developed on assigned land, endowment land, or wakf land — knowingly or unknowingly. Flat buyers who purchased from such builders now find their flats on the prohibited list through no fault of their own.

Which Areas in Hyderabad Are Affected?

Several properties in prime localities of Hyderabad including Banjara Hills, Kukatpally, Nizampet, Miyapur, Bachupally, Dilsukhnagar, Kondapur and Ameerpet have been brought under the Section 22A prohibited list — property owners have accused the Revenue Department of failing to remove eligible properties from the list despite repeated requests. The Federal

Buyers and property owners in Kukatpally, Miyapur, Bachupally, S R Nagar, Jubilee Hills, Narsingi, Kondapur and Gandipet have reported similar difficulties — in Gandipet, a villa project comprising 51 villas has also been affected after the land was brought under the Section 22A list, prompting repeated representations before the Registration Department. Hyderabad Mail

Confirmed affected areas as of July 2026:

• Kondapur
• Kukatpally and KPHB
• Miyapur
• Bachupally
• Nizampet
• Banjara Hills
• Dilsukhnagar and Srinagar Colony
• S R Nagar
• Jubilee Hills
• Narsingi
• Gandipet

This covers a significant portion of Hyderabad's western IT corridor residential areas — the same areas where most HousingPal listings are located.

What Does Section 22A Mean for Tenants Renting in Hyderabad?

This is the question most guides on Section 22A fail to answer — they focus on buyers and sellers but not on the millions of tenants currently living in Hyderabad's rental flats.

Here is the honest answer:

Your right to rent is NOT affected by Section 22A

Section 22A prohibits registration of transactions — sale deeds, gift deeds, mortgage deeds. It does not prohibit renting or living in a property.

You can legally rent a flat in a Section 22A affected building. Your rental agreement remains valid. Your tenancy is not disrupted. Your owner cannot evict you because of Section 22A.

If you are currently renting in Kukatpally, Kondapur, Miyapur, or any other affected area — your day-to-day life as a tenant is completely unaffected by this issue.

Section 22A affects your owner, not you directly

What Section 22A does affect is your owner's ability to sell the flat while you are renting it. If your owner was planning to sell and vacate you — that registration is now blocked until the 22A issue is resolved.

Paradoxically, this might actually protect some tenants from sudden eviction notices that owners give when they find a buyer.

What should tenants do?

Nothing urgent — if you are renting, your tenancy is legally sound regardless of your building's 22A status.

Be aware — if your owner mentions selling the flat and asks you to vacate, the 22A issue means that sale cannot complete registration right now anyway. You are not required to vacate for a sale that cannot legally complete.

Renew your agreement normally — if your 11-month agreement is expiring, renew it normally. The 22A issue does not invalidate existing rental agreements or prevent new ones.

What Does Section 22A Mean for Flat Owners in Hyderabad?

If you own a flat in any of the affected areas — Kondapur, Kukatpally, Miyapur, Banjara Hills — here is what you need to know and do:

Immediate impact — you cannot register a sale

If your flat's survey number is under Section 22A, the Sub Registrar will refuse to register a sale deed. Your buyer's home loan will be rejected because lenders classify a 22A flag as a non-marketable title.

Lenders that see a Section 22A flag classify the parcel as having a non-marketable title, which means a home loan application against it is liable to be rejected outright rather than merely delayed. PropNewz

Your rental income is unaffected

Section 22A does not affect your ability to rent your flat. If you have tenants, they continue to pay rent normally. If you want to list your flat for rent — you can do so freely regardless of 22A status.

How to check if your property is under Section 22A

Method 1 — Bhu Bharati portal (primary check)

Go to bhubharati.telangana.gov.in Search by your district, mandal, village, and survey number If the result shows no Section 22A flag — your property is currently clear Screenshot the result with date visible

Method 2 — IGRS portal (cross-check)

Go to registration.telangana.gov.in Navigate to the prohibited properties search section Enter your survey number A survey number can show clear on Bhu Bharati but prohibited on IGRS — always check both

A survey number can appear clear on the Bhu Bharati portal but prohibited on the IGRS Registration portal, or vice versa, because the two systems do not always sync at the same rate — buyers who check only one portal have been caught out at the SRO. Check both portals, every time. 1acre

Method 3 — Sub Registrar Office direct inquiry

Walk into the Sub Registrar Office for your property's jurisdiction with your survey number and property documents — ask staff to confirm whether your survey number appears in their prohibited list. This is the most definitive check.

How to get your property removed from Section 22A

If apartment owners produce documents showing that the builder or original landowner had obtained government regularisation approvals, the properties can be removed from the Section 22A list — without documentary evidence, legal action under the applicable provisions would be the only available course. Hyderabad Mail

Step 1 — Gather your documents Collect all available documentation:

• Original sale deed from when you purchased the flat
• Builder's HUDA/HMDA/GHMC approval letters
• Building plan sanction
• Completion certificate if available
• Occupancy certificate if issued
• Land regularisation order if the builder obtained one
• Pattadar Passbook of the original landowner if accessible

Step 2 — File a formal objection

Property owners can file a written objection before the designated Revenue Authority or District Collector office with proper documentation — this step ensures natural justice, giving property owners an opportunity to challenge wrongful classification. Own a Farm

File at your District Collector's office with all supporting documents. The Revenue Authority reviews your documentation and can order removal from the list if grounds are established.

Step 3 — File a TM 15 grievance on Bhu Bharati

If the 22A flag appears to be a data migration error — your land has a clean Pattadar Passbook and clear ownership history — the seller must file a TM 15 grievance on Bhu Bharati before proceeding.

Step 4 — Engage a revenue lawyer

Engage a local revenue lawyer for any 22A de-notification application — the process requires filing an application with supporting documents including original title deeds. 1acre

For complex cases — particularly where the builder's original land records are missing or disputed — engaging a Hyderabad revenue lawyer who specialises in land disputes significantly improves the outcome and timeline.

Step 5 — Political escalation if wrongly flagged

Demands are mounting for Chief Minister Revanth Reddy and the State Revenue Minister Ponguleti Srinivasa Reddy to intervene immediately and resolve the issue — property owners have accused the Revenue Department of failing to remove eligible properties from the list despite repeated requests, alleging that officials have ignored multiple applications seeking deletion. The Federal

If your property has been wrongly flagged and the Revenue Department is unresponsive — join collective representations through your building's RWA, contact your area's MLA office, and document every application and response for potential court proceedings.

What Does Section 22A Mean for Property Buyers in Hyderabad?

If you are planning to buy a flat or plot in Hyderabad — Section 22A verification is now non-negotiable before paying any advance.

The most common Section 22A buyer trap

Sellers have collected advance payments and full amounts for prohibited land knowing the registration would fail — the buyer discovers the block only at the SRO counter, the seller disappears or disputes refunds, and no registered deed exists to protect the buyer. 1acre

The sequence that is catching Hyderabad buyers right now:

1. Buyer finds flat in Kukatpally or Miyapur
2. Agrees on price, pays advance of ₹2–5 lakhs
3. Goes to Sub Registrar Office on registration day
4. SRO refuses registration — Section 22A flag
5. Seller disputes refund or has already spent advance
6. Buyer has no registered deed to protect their interest
7. Dispute goes to court — money locked for months or years

The buyer verification protocol — do this before any payment

Step 1 — Get the survey number from the seller Ask the seller for the survey number, sub-division number, and khata number of the property. A genuine seller provides these without hesitation.

Step 2 — Check Bhu Bharati AND IGRS on the same day

Check both portals on the same day — not a week apart, not even a day apart. The 22A list updates continuously.

The 22A list updates continuously — a clean check last month means nothing today. Properties have been added to the prohibited list between a buyer's initial check and the registration day, blocking the transaction after the buyer had already paid. Check again on the exact day you finalise the price — check again the morning you go to the SRO. 1acre

Step 3 — Verify at the Sub Registrar Office

Walk into the SRO for the property's jurisdiction with the survey number and ask staff to confirm status. This is the most definitive verification — more reliable than any portal.

Step 4 — Do not pay advance before 22A clearance

Never pay any advance — however small — before confirming the property is clear on both portals AND at the SRO. A seller who pressures you to pay advance before you complete verification is a red flag regardless of the 22A situation.

Step 5 — Verify in your sale agreement

Include a clause in your sale agreement that the transaction is conditional on the property being free from Section 22A classification on the date of registration — making the refund of advance automatic if the flag appears.

Step 6 — Check RERA registration for new projects

For new apartment projects, check RERA registration at rera.telangana.gov.in — a RERA-registered project requires that the developer has submitted all land title documents including freedom from encumbrances, providing an additional layer of verification.

The Section 22A Verification Checklist — Complete

For buyers — before paying anything:

• Get survey number, sub-division, and khata from seller
• Check Bhu Bharati portal — bhubharati.telangana.gov.in
• Check IGRS prohibited property search — registration.telangana.gov.in
• Confirm at Sub Registrar Office physically
• Include 22A clear condition in sale agreement
• Re-verify on the morning of registration
• Engage a local property lawyer before finalising

For owners — check your property status:

• Check your survey number on both Bhu Bharati and IGRS
• If flagged — gather builder approvals, HUDA/HMDA letters
• File formal objection at District Collector's office
• File TM 15 grievance on Bhu Bharati if data error
• Engage revenue lawyer for complex cases
• Do not stop renting — rental income is unaffected

For tenants — nothing urgent:

• Your tenancy is legally valid regardless of 22A status
• Your rental agreement remains enforceable
• You cannot be evicted due to Section 22A alone
• Renew your rental agreement normally when due
• If your owner asks you to vacate for a sale — note that a 22A-flagged property cannot complete registration anyway

Frequently Asked Questions — Section 22A Hyderabad 2026

What is Section 22A in Hyderabad?

Section 22A of the Registration Act 1908 gives the Telangana government power to designate certain categories of property as prohibited — meaning no Sub Registrar Office can register any transaction involving that property. Properties under Section 22A cannot be sold through a registered sale deed, mortgaged for a home loan, or transferred in any legally binding way. The list covers government land, endowment property, wakf land, assigned land, court-attached properties, and disputed lands.

Which areas in Hyderabad are affected by Section 22A in 2026?

As of July 2026, properties in Kondapur, Kukatpally, Miyapur, Bachupally, Nizampet, Banjara Hills, Dilsukhnagar, Srinagar Colony, S R Nagar, Jubilee Hills, Narsingi, and Gandipet have been reported as affected by Section 22A classification. The list is updating continuously — check your specific property's survey number on the Bhu Bharati portal and IGRS portal to verify current status.

Can I still rent a flat in a Section 22A property in Hyderabad?

Yes — Section 22A only prohibits registration of sale and transfer transactions. It does not affect rental agreements or tenancy rights. Tenants currently renting in 22A-affected buildings can continue their tenancy normally. New rental agreements can be signed for 22A-flagged properties. Your day-to-day life as a tenant is completely unaffected.

How do I check if my property is under Section 22A in Hyderabad?

Check your property's survey number on two portals — Bhu Bharati at bhubharati.telangana.gov.in and IGRS at registration.telangana.gov.in — as the two portals do not always sync. Also verify directly at the Sub Registrar Office for your property's jurisdiction by presenting your survey number. Always re-verify on the actual day of any intended transaction as the list updates continuously.

What should I do if my Hyderabad flat is under Section 22A?

If your flat is under Section 22A, gather all documents showing the builder's original land approvals — HUDA or HMDA sanction letters, building plan approvals, completion certificate, and any land regularisation orders. File a formal written objection at your District Collector's office with these documents. File a TM 15 grievance on Bhu Bharati if the flag appears to be a data migration error. Engage a Hyderabad revenue lawyer for complex cases. Your rental income from the property continues to be unaffected.

Can a bank give a home loan for a Section 22A property?

No — banks classify a Section 22A flag as a non-marketable title and typically reject home loan applications against such properties outright rather than merely delaying them. The bank's legal team will flag the prohibited status during title verification and decline to provide the loan until the property is removed from the Section 22A list and has a clear, registrable title.

Why are old Hyderabad apartments being added to Section 22A now?

Old Hyderabad apartments are being added to Section 22A in 2026 primarily because land regularisation records from builders who developed in the 1990s and early 2000s are incomplete or missing from government databases, data migration errors during the Dharani and Bhu Bharati rollout wrongly flagged legitimate private properties, and the Revenue Department is actively auditing land records and adding properties where ownership provenance cannot be established from digital records alone.

Is Section 22A the same as a property being illegal?

Not necessarily — many properties under Section 22A were built with complete statutory approvals and have been legally owned and transacted for decades. The flagging may be due to missing land regularisation records, data migration errors, or survey mismatches rather than the property being genuinely illegal. Owners of such properties have a clear path to removal from the list by producing the required documentation to the Revenue Authority or District Collector.

What HousingPal Users Should Know

HousingPal is a rental platform — we connect tenants with verified property owners across Hyderabad's IT corridor.

For tenants using HousingPal: Section 22A does not affect your ability to rent any flat listed on HousingPal. Rental agreements are completely separate from registration transactions. Browse verified zero brokerage listings across all areas including Kondapur, Kukatpally, and Miyapur — your tenancy rights are fully protected.

Browse verified rental listings →

For owners listing on HousingPal: Your ability to list your flat for rent and receive tenant enquiries is completely unaffected by Section 22A. If your property is flagged — continue renting while you work through the de-notification process. Your rental income is your most stable income during this period.

List your property free →

Final Thoughts — Section 22A Is Serious but Manageable

Section 22A is Hyderabad's most significant property issue in years — affecting thousands of flat owners in the city's most established residential areas.

For buyers, the message is clear: verify before you pay anything. The portal checks take 10 minutes and could save you lakhs. Never pay an advance on any Hyderabad property without completing full Section 22A verification on the day of payment.

For owners, the issue is resolvable for many properties — particularly those where the flag is due to data errors or missing regularisation documents rather than genuine prohibited land classification. Gather your documents, file your objection, and engage a revenue lawyer for complex cases.

For tenants — your current rental is unaffected. Continue your tenancy normally, renew your agreements when due, and do not let the Section 22A news cause unnecessary anxiety about your home situation.

Looking for verified zero brokerage flats in Hyderabad? Browse owner-direct listings across Kondapur, Madhapur, Gachibowli, Kukatpally, and Manikonda on HousingPal — every listing manually reviewed, direct owner contact, no broker fees.