Converting agricultural land to residential land in Telangana opens up opportunities for building homes or developing residential projects, but it requires navigating a legal process under the Non-Agricultural Lands Assessment (NALA) Act, 1963. This conversion ensures compliance with zoning regulations and enhances the land’s value for future use. With Telangana’s user-friendly Dharani portal, the process has become more streamlined and accessible. In this blog, we’ll walk you through the step-by-step process of converting agricultural land to residential land in Telangana, covering requirements, application steps, and tips to make the process seamless.
What is Land Conversion?
Land Conversion, also known as land use conversion or change of land use (CLU), is the formal, legal, and administrative process of changing the designated use of a parcel of land from one category to another. As you correctly noted, a very common example is the conversion of agricultural land to non-agricultural (NA) purposes, such as:
- Residential: For building houses, apartments, or plotted layouts.
- Commercial: For constructing shops, offices, hotels, or malls.
- Industrial: For setting up factories, warehouses, or processing units.
- Institutional: For schools, colleges, hospitals, or government buildings.
This process essentially updates the government’s land records to reflect that the property is no longer reserved for farming and can now be legally developed for other purposes
Prerequisites for Land Conversion
- Required Documents:
- Survey number, village, mandal, district, and plot details
- Pattadar passbook, sale deed, or title deed (scanned copies)
- Aadhaar card, voter ID, or passport for identity verification
- Record of Rights (ROR) or land revenue records
- No-objection certificate (NOC) from local authorities (if required)
- Map of the land showing geographical details
- Other Requirements:
- Registered account on the Dharani portal (dharani.telangana.gov.in)
- Email ID and mobile number for OTP verification
- Payment method for conversion fees (net banking, UPI, or card)
Step-by-Step Guide: Converting Agricultural Land to Residential in Telangana via the Dharani Portal
This guide expands on each step you’ve outlined, providing additional context and clarity. This process, known as NALA (Non-Agricultural Lands Assessment), has been streamlined through the Dharani portal to make it faster and more transparent.
Step 1: Access the Dharani Portal
- Action: Open a web browser and go to the official Dharani website:
https://dharani.telangana.gov.in - Details: On the homepage, you will find various services related to land records. Look for the section dedicated to citizen services or online applications. You will need to find the specific link for “Application for Land Conversion” or “Apply for NALA.”
Step 2: Register or Log In
- Action: To submit an application, you must log in to the portal.
- Details:
- For New Users: If you haven’t used Dharani before, you will need to register by clicking on “Sign Up.” This usually involves providing your name and a mobile number.
- Log In: Use your registered mobile number and password to log in.
- OTP Verification: After you enter your credentials, the system will send a One-Time Password (OTP) to your registered mobile number. Enter this OTP to securely log in. This step ensures that only the authorized user can access the account.
Step 3: Fill the Land Conversion Application
- Action: Once logged in, navigate to the Land Conversion (NALA) application form. You will need to fill it out with precise details.
- Details:
- Land Details: Carefully enter the specific details of the property you wish to convert. This information can be found on your existing Pattadar Passbook (the official title deed booklet). You will need:
- District
- Mandal
- Village
- Survey Number (and sub-division number, if any)
- Owner Details: Provide your personal information as recorded in the land records: Name, Father’s Name, Aadhaar Number, and current address.
- Purpose: Clearly select the purpose of conversion as “Residential.”
- Upload Documents: The portal will require you to upload scanned copies of necessary documents. Be prepared with:
- Pattadar Passbook: A clear copy of the title deed.
- ID Proof: A copy of your Aadhaar card or another government-issued ID.
- Land Details: Carefully enter the specific details of the property you wish to convert. This information can be found on your existing Pattadar Passbook (the official title deed booklet). You will need:
Step 4: Pay the Conversion Fee
- Action: The portal will automatically calculate the required NALA conversion fee based on your land’s location and area.
- Details: The fee structure is as you noted:
- 2% of the land’s basic value if it is located within the Greater Hyderabad Municipal Corporation (GHMC) limits.
- 3% of the land’s basic value for all other areas in Telangana.
- Note: The “basic value” is the official registration value of the land as determined by the government, not necessarily the current market price.
- Payment: Complete the payment securely through the portal’s integrated payment gateway using a debit card, credit card, net banking, or UPI. It is crucial to download and save the digital payment receipt as proof of payment.
Step 5: Submit the Application
- Action: After filling in all details and completing the payment, carefully review the entire application one last time to ensure there are no errors. Once you are certain all information is correct, submit the application.
- Details: Upon successful submission, the portal will generate a unique Application ID or Transaction ID. Write this number down immediately. You will need it to track the status of your request.
Step 6: Verification and Inspection (Government Process)
- Action: This step is performed by the government authorities and does not require your active participation.
- Details:
- Online Verification: The concerned Revenue Officer (Tahsildar/MRO) will receive your application digitally. They will verify the entered details and the uploaded documents against the official government records.
- Site Inspection: In some cases, a revenue official may conduct a physical inspection of the land to confirm its details and ensure it is free from disputes or other issues that would prevent conversion.
Step 7: Receive the Conversion Certificate
- Action: Track your application’s progress on the Dharani portal using your Application ID.
- Details:
- Approval: Once the verification is complete and the application is approved by the Tahsildar, the land conversion process is legally finalized.
- Download Certificate: The status on the portal will change to “Approved.” You will be able to download the digitally signed Land Conversion Certificate (NALA Order) directly from the portal.
- Updated Passbook: The change in land use from “Agricultural” to “Non-Agricultural” will be automatically updated in the state’s digital land records. You may also receive a new, updated permanent Pattadar Passbook by mail reflecting this change.
This streamlined digital process on the Dharani portal has significantly reduced the time and effort required for land conversion in Telangana, making it a more efficient and transparent system for property owners.
FAQs:
1. I live in Andhra Pradesh. Can I use the Dharani portal for my land?
No. The Dharani portal is strictly for land located within Telangana. For land in Andhra Pradesh, you must use the AP government’s designated portal and process (like Meebhoomi).
2. What is NALA conversion?
NALA (Non-Agricultural Lands Assessment) is the official process of changing land use from agricultural to non-agricultural (like residential or commercial), which is now done online via Dharani in Telangana.
3. What is the main website?
https://dharani.telangana.gov.in
4. What key documents are needed for the online application?
You primarily need clear, scanned copies of your Pattadar Passbook and your Aadhaar Card.
5. What is the conversion fee?
It’s a percentage of the land’s basic government value:
- 3% in most areas of Telangana.
- 2% if the land is within Greater Hyderabad Municipal Corporation (GHMC) limits.
6. How can I track my application?
Use the Application ID that you receive upon submission. You can enter this ID on the Dharani portal to check the status.
7. Is the process entirely online?
Yes, the application, payment, and receiving the final certificate are all online. However, a government official may still conduct a physical site inspection.
8. What is the final proof of conversion?
You will receive a digitally signed Land Conversion Certificate from the portal. The land’s status will also be permanently updated in the government’s digital records.
9. What happens if I build without converting the land?
The construction is considered illegal. You will face heavy penalties, cannot get bank loans or building permits, and the structure can be demolished by authorities.