Sultanpur village, Ameenpur mandal, next to Patancheru. The opposite bet to Kodangal — this side is already built up.
Sultanpur is in Ameenpur mandal on the north-west side of Hyderabad, beside Patancheru. We bought here for the opposite reason to Kodangal: this side is not waiting for something to arrive. It is already developed, already occupied, and the infrastructure argument has largely been settled.
That has a price. Land in a built-up belt costs more at entry than land in a belt that is still being planned, and the easy gains from a corridor opening have already happened here. What you get in exchange is a far shorter list of things that have to go right.
Registration falls under SRO Patancheru, and Telangana land records are public, so a great deal of what we would tell you can be verified before you ever speak to us. We would rather you did.
Each line is marked operational, under construction or planned, because the difference between those three is most of the difference in what land is worth.
From government announcements and public reporting, checked September 2026. Ask us for the source of any line and we will send it with its date. We do not publish projected returns — infrastructure changes what land is used for, but nobody can honestly tell you by how much it changes the price.
Every state keeps its land records differently. These are the ones that apply in Telangana — ask for them by name, and have your own advocate check them.
The record of title and the record of the land, both available through the Dharani portal. Whose name is on them, and does it match the person selling to you.
Proof that the land is non-agricultural, and for which use. Non-agricultural is not the same as residential — ask which one was granted.
Ask whether the layout is HMDA or DTCP approved and for the permit number, then look it up on that authority’s own website. An unapproved layout is the commonest trap in this market.
Confirms there is no loan or charge sitting on the land. Obtainable by you, from the sub-registrar, without our involvement.
Ours, showing the land is in our own name — not optioned, not held on somebody else’s behalf.
Covering the last thirty years. A few thousand rupees, and the only part of the transaction working purely for you. We ask buyers to instruct one.
And, by implication, who it does not. If you do not recognise yourself here, tell us anyway and we will point you at something that fits better — including something we do not own.
SRO Patancheru. Telangana records are public — you can check the encumbrance and the record of title yourself before you contact us, and we would encourage it.
Because the things Kodangal is waiting for have already happened here. You are paying for a shorter list of risks, not for a better view. Which of the two suits you depends entirely on your horizon.
The land is non-agricultural and the layout is done, so the next step is a sanctioned building plan from the authority for that area. Our guide to building on your own plot sets out the whole sequence.
Rangareddy · Telangana
South of Hyderabad, inside the Future City planning area. Non-agricultural, layout done, and buyable today.
Vikarabad · Telangana
West of Hyderabad, further out and priced accordingly. Two things arriving at once — water, and a ring road.
Ratnagiri · Maharashtra
Coastal Maharashtra, beside the airport being redeveloped. Not for sale — here is precisely why, and precisely where it stands.
Ratnagiri · Maharashtra
South of Ratnagiri along the coast, in a taluka a great many families abroad have roots in. Also in conversion — also not for sale.
What is available changes constantly, so rather than publish a catalogue that goes stale, tell us the size and the budget you have in mind and we will tell you what we hold there now — and show you the papers before any money is discussed.
Tell us what you are looking for