First of all, I would like to tell you that. You are lucky because before buying a plot, you searched the question on Google, “How to identify a fake plot in Hyderabad.”
Don’t worry, I will give you complete information. So, you can easily identify a fake plot.
As we know that buying a plot in Hyderabad is a dream for many families in Hyderabad. And many middle-class families have been making the mistake while buying land in Hyderabad.
Because they are not checking the land before buying. If the seller gives a very low price, the buyer is ready to take it immediately without checking the documents.
I think you know that land value in Hyderabad is increasing every year, especially in areas like Shankarpally, Vikarabad, Shamshabad, Yadagirigutta, Kadthal, Maheshwaram, Medchal, etc.
You should know that because of high demand, many land scams are also increasing.
Some sellers show fake documents, illegal layouts, fake approvals, and cheat innocent buyers.
You should know that I have 7+ years of real estate in Hyderabad. And you know that? My family has also been in the real estate business for many years.
I can say that because of my real experience in Hyderabad lands, I am sharing important tips that will help you avoid scams and buy the right plot safely.
As per my expertise, here is how you can prevent plots scams in Hyderabad 👇
Why You Should Trust My Advice
So before buying land in Hyderabad, you must know:
- 👉 How to identify a fake plot in Hyderabad?
- 👉 How to check plot papers legally?
- 👉 Which approvals are required in Hyderabad?
- 👉 Which scam tricks are used by fraudulent sellers?
Table of Contents
Let’s start!
Why Fake Plot Scams are Increasing in Hyderabad?
I have been seeing in Hyderabad that lots of people want to invest a little money and need high returns. And buyers do not even check whether plots are verified by the government or not.
They trust agents’ and developers’ words blindly. I have given more points below. You can go through.
- ✔ Hyderabad real estate is growing fast
- ✔ Many people want to invest a little money and get high returns
- ✔ Some people don’t know how to check land documents
- ✔ Illegal agents and fraud developers try to sell land without papers
So, before paying money, → Always verify each document.
🚨 Common Fake Plot Scams in Hyderabad
| Scam Type | What happens? | Example |
|---|---|---|
| Fake Owner Scam | The agent acts like the owner | The original owner doesn’t know that the plot has been sold |
| The original owner doesn’t know that the plot has been sold | Fake documents printed | The original owner doesn’t know that the plot is sold |
| No Approval Plot | Selling agricultural land as residential | No layout permission |
| Government Land Scam | Selling govt. land illegally | Assigned lands / Endowment lands |
| Double Registration Scam | Same plot sold to 2–3 buyers | No proper papers |
More scams are happening in:
- ❌ Ventures without HMDA / DTCP approval
- ❌ Layouts shown only in paper (not registered)
- ❌ Too cheap price land (beware!)
🏢 Types of Legal Permissions for Hyderabad Plots
In Hyderabad, plots must be approved by the right authority:
| Area Type | Approval Authority | Example Locations |
|---|---|---|
| Hyderabad City & Surroundings | HMDA | Shankarpally, Mokila, Gandipet, Maheshwaram |
| Telangana District & Town Areas | DTCP | Vikarabad, Yadagirigutta, Bhuvanagiri |
| Municipal Areas | Municipality | Medchal, Shadnagar |
🔹 You should always check this on the layout:
- HMDA or DTCP seal
- LP number (Layout Permission Number)
- Survey number
- You can check the NOC
- Roads, parks, and common area details
👉 If the layout has no LP number → It is illegal.
If you do not know, what is LP Number. You can read.
🔍 How to Identify Fake Plot in Hyderabad (Step-by-Step)
✔ Step 1: Verify Land Ownership Record
You must ask for:
- Sale Deed
- EC (Encumbrance Certificate)
- Link Documents 30 Years
- Khata / Pahani (Local land record)
You can check “verify land ownership.“
- 📌 You should check at the Sub-Registrar Office
- 📌 You should check online on the Dharani Portal (Telangana Government)
If ownership is not clear → Do not buy ❌✔ Step 2: Check Plot Approvals
You must ask for:
- HMDA / DTCP approval copy
- LP Number
- Master plan zoning report
You can cross-check at:
- HMDA website
- DTCP website
- Municipality office near the location
If the developer says, “Approval is coming soon.”
🚫 Fake alert – Don’t trust.
✔ Step 3: Check Survey Number Clearly
I think you don’t know survey number is like a plot’s Aadhaar number.
You should check:
- Correct survey number
- Mapping with location
- No dispute on land
You must go to: 📍 Mandal Revenue Office (MRO) or Tehsildar office
They will check if:
- ✔ Govt land?
- ✔ Endowment land?
- ✔ Assigned land?
- ✔ Case running?
✔ Step 4: Visit Land Physically
You should take a local person or the Meeseva land map.
Check physically:
- Location is the same as shown on the papers
- Roads actually exist
- Plot numbers marked correctly
- No graveyard/lake / nala / government board nearby
You have to know that fake sellers only show Google map location — be careful.
✔ Step 5: Check if the Developer is Genuine
I must say that before paying:
- Ask about developer history
- Visit their completed layouts
- Read online reviews
- Check RERA if they are selling villas / open plots project
You should know that a good company will show everything with confidence.Source: HMDA Official Website
You can read this: How Much Return Can I expect from Plots
📑 Important Documents Checklist (Before Buying Plot)
| Document | Purpose |
|---|---|
| Sale Deed | Main owner proof |
| EC (Encumbrance Certificate) | Check loan, legal issue |
| Link Documents | Past owners record |
| HMDA / DTCP Approval | Legal layout proof |
| FMB / Tippan / Survey Map | Plot boundary confirmation |
| Tax receipts | Owner is paying tax |
| NALA (Conversion) | Agricultural → Residential |
If any document is missing → Don’t risk your money ❌
You can read the full guide about “Should I buy a plot in Hyderabad?” You can read the full guide here.
🧑⚖️ Take Advocate Legal Opinion
You should know that Hyderabad plot buying = 100% legal, checking required.
- Hire a Real Estate Advocate
- The advocate will verify all papers
- They will check if the land is safe or not
A small advocate fee can save lakhs of rupees later.
You can read this. Benefits of HMDA plot buying.
⚠️ Red Flags – Run Away Immediately!
| If the seller says this | Means what? |
|---|---|
| “No time, sir, book fast.” | Pressure scam |
| “Approval coming later” | “Approval coming later.” |
| “Very cheap price, 10k per sq.yd near ORR” | Impossible |
| “Agreement only, registration later” | “Agreement only, registration later.” |
| “Papers in process” | Not safe |
🗺️ Hyderabad Areas with More Scams (Be Very Careful)
I can say that not all are bad areas — but scams are common:
- ⚠ Yadagirigutta outskirts
- ⚠ Medchal surrounding villages
- ⚠ Shankarpally inside village roads
- ⚠ Shamshabad deep village areas
- ⚠ Maheshwaram remote zones
- ⚠ Vikarabad interior areas
👉 Only buy approved and legally verified lands.🧠 Smart Buyer Tips (Hyderabad Style)
- ✔ You should always involve parents/elders while buying
- ✔ You must buy plots in growth areas
- ✔ You should prefer HMDA-Approved plots
- ✔ You should not buy agricultural land without NALA Conversion
- ✔ Use Google Reviews to check the developer
- ✔ Take all promises in written form
📝 Important:
Never pay the full amount in cash before registration.
Why Some People Still Buy Fake Plots in Hyderabad?
I think you also know that because scammers give:
- Cheap prices
- Fast returns promise
- Sweet talk
- False government development news
But later:
💔 No registration
💔 Money gone
💔 Emotional damage
So be smart!
Do you know what many people are asking this question: Why plot price increasing in Hyderabad? You can read the full guide here.
👍 Best Way to Buy a Safe Plot in Hyderabad
1️⃣ You can choose the area first
2️⃣ You can check approvals online
3️⃣ You should check the market price (ask 3–4 people)
4️⃣ You can appoint an Advocate
5️⃣ You must verify all documents
6️⃣ Register plot at the Sub Registrar’s Office
7️⃣ Mutate the property into your name in the revenue records
Follow this → 100% safe investment.
✨ Final Conclusion
I must say that buying a plot in Hyderabad is a very good investment. But scams are also increasing.
So remember:
👉 Check approvals
👉 Consult a lawyer
If you follow all the steps in this article, you will easily identify a fake plot in Hyderabad and buy safe land for your future.
You can read this – Can I buy a plot in Shankarpally?