Moinabad · Chevella · Shankarpally · Shadnagar
Land you can register.
Most agents check the title. We check whether the sub-registrar will accept it — before you ever see the plot.
Working in Moinabad mandal since 2015. Over 150 plot and property transactions, land sales and long-term leases across the western belt.
The land is only half of it.
Anybody can show you a plot. The question worth asking is whether the survey number is clean, whether the layout approval exists on the portal, and whether the Sub-Registrar will accept the document when you finally sit down to register.
We answer those questions first, then we take you to see the land. If a property fails, you never hear about it — and neither does anyone else we work with.
Eleven years in the same belt. Over 150 plot and property transactions across Aziz Nagar, Qutbuddin Guda, Reddy Pally, Moinabad, Chevella, Mudimyal, Kanakamamidi and Shadnagar — including a twelve-year land lease for a resort in Aziz Nagar.
No charge
Send us a survey number.
Considering a plot anywhere in Moinabad, Chevella, Shadnagar, Shankarpally or Shamshabad? Send the survey number on WhatsApp — even if the property has nothing to do with us.
We will check the ownership record, whether the number appears on the Section 22A prohibited list, and whether the layout approval is real. Then we will tell you what we found.
We report what the public records show on the day we check them. We do not tell you whether to buy, and this does not replace advice from your own lawyer. Records change; a check is accurate only for the date it was made.
Before we show you anything
Five checks. Every property. Whatever it is worth.
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Who actually owns it
We pull the current Record of Rights from Bhu Bharati and confirm the name and extent match the person selling. Bhu Bharati replaced Dharani in April 2025 — if a seller shows you a Dharani printout, it is from the old system.
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Whether it can be registered at all
We check the survey number against the Section 22A prohibited list. This is the check most people skip. A property can have clean ownership, a clean encumbrance certificate and clean mutation and still be impossible to register — because the restriction attaches to the survey number, not to the owner’s name.
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What is already charged against it
We take an encumbrance certificate covering at least thirteen years and read it for prior sales, mortgages, court attachments and partitions. If a mortgage appears, we ask for the registered release deed. An unreleased charge survives your purchase.
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Whether the layout approval is real
We verify the LP number on the authority’s own portal — never from a brochure or a photocopy — and confirm your specific plot sits inside the sanctioned plan rather than on open space or a road. Gram panchayat layouts inside HMDA limits have been barred from registration since 2020.
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What the zone allows
We check the land use zone and whether the parcel falls inside the GO 111 catchment. If it does, you will know before you see the property — not after you have fallen in love with it.
Bring your own lawyer. We hand them everything we found. Any broker who steers you away from your own lawyer is the one to worry about.
The other half
Documents are only half of it.
In eleven years, the deals that fall apart mostly don’t fall apart over paperwork. They fall apart over price, and they fall apart over families.
A seller agrees, then changes his mind. Owners within one family can’t agree among themselves. Someone who wasn’t in the room turns out to have a say. It happens after the site visit, after the negotiation, sometimes after a token has changed hands — and no amount of record-checking would have caught it.
So before we take you out to see a property, we try to establish two more things.
Whether you can actually get there
This is the first thing buyers ask us, before anything about documents. Is there road access. What is the road’s real width on the ground against the sanctioned plan. Does it run across the layout or across somebody else’s land. Can a car reach it in the monsoon, not just in March.
Whether the seller is genuinely ready
Who actually owns it, how many of them there are, whether they agree, and whether the price they’ve quoted is one they will still accept in three weeks. We would rather find out now than after you have taken a day off work and driven out.
The thing nobody tells you
If the land is cheap near Gandipet, ask why.
GO 111 is a government order from 1996 protecting the catchment of the Osman Sagar and Himayat Sagar reservoirs. It covers 84 villages across six mandals — Moinabad, Chevella, Shankarpally, Shamshabad, Shabad and Rajendranagar — and restricts what can be built there.
That is most of the area we work in, and it is the single biggest reason land on this side of the city is priced the way it is.
Attempts to lift the order have been challenged in the Telangana High Court and remain unresolved. The restrictions still apply. Plenty of buyers have purchased inside the zone at a discount, betting it would be scrapped. That is a bet on policy, not the purchase of a clear, usable plot.
We tell you when a property is inside the zone, before you see it, and we price it on the rules as they stand today. If you want to take the long view, that is a decision you make with full information — not one we make for you by staying quiet.
Regulatory position current as of August 2026. GO 111 is actively litigated. Confirm with a property lawyer before you transact.
Indicative rates · September 2026
What land costs here, before you ask.
Plots
| Aziz Nagar | ₹35,000 – 80,000 / sq yd |
|---|---|
| Qutbuddin Guda & Reddy Pally route | ₹15,000 – 20,000 / sq yd |
| Shadnagar | ₹25,000 – 30,000 / sq yd |
| Chevella & around | Varies by exact location |
Land
| Aziz Nagar | ₹7 – 20 cr / acre |
|---|---|
| Aziz Nagar, interior | ₹7 – 8 cr / acre |
| Moinabad & around | up to ₹4 cr / acre |
| Chevella – Mudimyal – Kanakamamidi | ₹2 – 4 cr / acre |
| Shadnagar | ₹2 – 3 cr / acre |
Indicative ranges only, from our own market knowledge as at September 2026. Road frontage, facing, approvals, development and demand move these figures substantially, and a specific plot can sit well outside its band. Ask us for the current number on the property you are actually looking at.
Where we work
Village by village, which is the only way it counts.
Our own ground
- Aziz Nagar
- Qutbuddin Guda
- Moinabad
Our office is in Aziz Nagar, beside the Herbal Garden. We have brokered acres and open plots across these villages since 2015.
Aziz Nagar and Qutbuddin Guda are very different markets. A plot in Aziz Nagar can run to a crore; the same size on the Reddy Pally route is a fraction of that. Tell us your budget and we will tell you honestly which villages it reaches.
Also working across
- Chevella
- Reddy Pally
- Mudimyal
- Kanakamamidi
- Shadnagar
- Shankarpally
- Shamshabad
The western and airport corridors. We have brokered land across Chevella, Mudimyal, Kanakamamidi and Shadnagar, and we take buyers through this belt every week.
Who you are dealing with
Two people. Both named. Both reachable.
There is no office number that nobody answers. You get one of us. We speak Telugu, English and Hindi, and between us we have walked most of the land between Aziz Nagar and Chevella.
Scope
What we handle.
Land and open plots
This is our work. Open plots, residential and commercial land, agricultural and farm land, villa plots, and plots inside gated layouts. Buying and selling, with site visits, documentation support, and help through to registration and mutation.
Everything else
Land on lease is genuine work for us — we arranged a twelve-year lease for a resort in Aziz Nagar. We also help existing clients with flats, ventures and commercial property, though that comes through relationships rather than this website. If you already know us, just ask.
Questions buyers ask.
What is GO 111 and does it affect land near Moinabad?
GO 111 is a 1996 order protecting the Osman Sagar and Himayat Sagar catchment. It covers 84 villages across six mandals, including Moinabad, Chevella, Shankarpally and Shamshabad, and restricts construction and development there. Repeal attempts have been challenged in the Telangana High Court and remain unresolved, so the restrictions still apply. Value the land on the rules as they stand today.
What is the Section 22A prohibited list?
It is a list of properties that Sub-Registrars are not permitted to register. Entries attach to the survey number rather than the owner’s name, which is why a plot can show clean ownership and a clean encumbrance certificate and still be impossible to register. It is the check most often skipped, and the one that stops a sale after money has already moved.
Dharani or Bhu Bharati — which record should I ask for?
Bhu Bharati replaced the Dharani portal on 14 April 2025. Ask for the current Bhu Bharati record. The window for correcting Dharani-era errors closed on 13 April 2026, so an error in the record is now a serious problem rather than a paperwork issue.
How do I check whether a layout is approved?
Ask for the LP number and verify it on the authority’s own portal, not from a brochure. HMDA layouts approved before April 2024 sit on the HMDA DPMS portal, later applications on BuildNow, and DTCP layouts on their own portal. Confirm your specific plot number is inside the sanctioned plan and not on open space or a road. Gram panchayat layouts inside HMDA limits have been barred from registration since 2020.
Do I still need my own lawyer?
Yes, and we will say so before you pay any token. We assemble the records and hand the file to your lawyer. The opinion is theirs. A broker who discourages you from using your own lawyer is the one to be careful of.
Are you available on Sunday?
On Sunday we answer the phone and WhatsApp from 9am to 8pm, but we do not run site visits. Visits are Monday to Saturday — Saturday is usually easiest for buyers coming from the city.
Is there road access, and can a car reach the property?
This is what buyers ask us first, before anything about documents. We check whether the approach road exists in the sanctioned layout or runs across someone else’s land, its real width on the ground against the plan, and whether a car can reach the plot in the monsoon and not just in March. We tell you what we found before you drive out.
What usually stops a deal from going through?
In eleven years, mostly price and family. A seller agrees and then changes his mind, or the owners within one family cannot agree among themselves. Document problems matter, but people problems break more deals. We try to establish early whether everyone on the seller’s side is genuinely ready.
What do plots and land cost here?
As of September 2026, plots run roughly ₹35,000–80,000 per sq yd in Aziz Nagar, ₹15,000–20,000 on the Qutbuddin Guda and Reddy Pally route, and ₹25,000–30,000 in Shadnagar. Land runs roughly ₹2–4 crore per acre around Moinabad, Chevella, Mudimyal and Kanakamamidi, and ₹7–20 crore per acre in Aziz Nagar depending heavily on location. Indicative only — ask us for the number on the property you are actually looking at.
Do you charge for checking a survey number?
No. Send any survey number in the areas we cover and we will tell you what the public records show on the day we check, even if the plot has nothing to do with us. We report what the records say. We do not advise you whether to buy, and we do not replace your lawyer.
Talk to us.
We usually reply on WhatsApp within about 15 minutes during working hours.
Hours
Monday to Saturday
9:00am – 8:00pm
Sunday
Phone and WhatsApp only.
No site visits.
Office
PR Real EstateBeside Herbal Garden
Aziz Nagar (V), Moinabad (M)
Ranga Reddy District – 501504
Telangana
info@prrealestatehyd.com prashanth@prrealestatehyd.com joshi@prrealestatehyd.com