Visakhapatnam rates, per sq ft carpet.
Pin = market rate, ₹/sq ft carpet. Click a pin to load it into the land-cost calculator.
| Micro-market | Market ₹/sq ft | Reckoner | Premium | Rent ₹/sq ft/mo | Yield · typical |
|---|---|---|---|---|---|
| Beach Rd – Siripuram Central business district | ₹11,580 | ₹7,080 | +63.6% (+3.3% vs city line) | ₹23.2 | 2.4% 2 BHK ₹22,000/mo |
| Seethammadhara – Dwaraka Nagar Prime residential | ₹9,580 | ₹6,250 | +53.3% (-1.5% vs city line) | ₹21.6 | 2.71% 2 BHK ₹20,500/mo |
| MVP Colony Prime residential | ₹8,880 | ₹5,790 | +53.4% (-0.3% vs city line) | ₹20 | 2.7% 2 BHK ₹19,000/mo |
| Rushikonda – Yendada Established mid-market | ₹7,190 | ₹5,040 | +42.7% (-5% vs city line) | ₹18.6 | 3.1% 2 BHK ₹17,700/mo |
| Madhurawada Established mid-market | ₹6,240 | ₹4,340 | +43.8% (-1.3% vs city line) | ₹16.1 | 3.1% 2 BHK ₹15,300/mo |
| Gajuwaka Growth suburb | ₹4,560 | ₹3,350 | +36.1% (0% vs city line) | ₹12.9 | 3.39% 2 BHK ₹12,300/mo |
| Anandapuram – Bheemili Peripheral / emerging | ₹3,760 | ₹2,870 | +31% (+1.5% vs city line) | ₹11.6 | 3.7% 2 BHK ₹11,000/mo |
| Pendurthi – Sabbavaram Peripheral / emerging | ₹3,370 | ₹2,570 | +31.1% (+6.4% vs city line) | ₹10.4 | 3.7% 2 BHK ₹9,900/mo |
Land cost calculator — acquisition, stamp duty & TDR
Type a plot size; we apply the micro-market land rate, the state's stamp-duty rule (charged on the higher of market and reckoner value) and the local TDR pricing convention.
Acquisition (market)
₹7.36 cr
₹1,690/sq ft × 43,560 sq ft
Stamp duty + registration
₹55.2 lakh
6.5% + 1% on ₹7.36 cr
Total outlay
₹7.91 cr
₹908 per buildable sq ft @ FSI 2
Andhra Pradesh: 5% stamp + 1.5% transfer duty + 1% registration. TDR bonds under APCRDA. Indicative — confirm with the sub-registrar's current schedule.
Vidura market brief
Visakhapatnam's residential market continues to trade well above IGRS AP reckoner values across every tracked micro-market, with premiums ranging from 31% in peripheral belts to a steep 63.6% in Beach Road–Siripuram. This widening gap between circle rates and transacted prices—moving at a seeded ~7.5% YoY clip—has direct implications for land acquisition costs under PPP frameworks, since compensation benchmarked to outdated reckoner values will understate true market cost, risking litigation and project delays. Siripuram, Seethammadhara–Dwaraka Nagar, and MVP Colony carry the heaviest premiums (53-64%), reflecting established addresses with scarce supply, making them less viable for fresh public land monetisation but attractive for redevelopment-style value capture, as seen in the Velampeta rehabilitation model. Peripheral zones like Pendurthi–Sabbavaram and Anandapuram–Bheemili, with tighter 31% spreads, offer more headroom for greenfield infrastructure and logistics-linked development, reinforced by industrial absorption signals like the TVS ILP–ATC Tires warehouse lease and RINL's large land e-auction realisation. Expect reckoner revisions to narrow these gaps gradually, but near-term land acquisition planning should price in current market premiums rather than statutory values.
Generated 2026-10-26 from the engine's current numbers and recent headlines · refreshed weekly
5-year trend — city average, residential
Lime = engine's city average sale · sky = rent ₹/sq ft/month · dashed blue = YoY % · amber dots = credible prints (CRE Matrix / PropEquity / Knight Frank / IGR headlines, team deals) — 0 so far · 5Y sale +21.9% · rent +21.7%
- rent
- value
- yoy
Reckoner ↔ market correlation
market ≈ −₹1,411.6 + 1.7821 × reckoner · R² 0.994 · n = 8 micro-markets
Points above the line are micro-markets where the market has run further ahead of the government rate — expect higher land-acquisition cost and stamp-duty arbitrage; points below signal reckoner catch-up risk.
Recent public signals
Indicative desk estimates calibrated to government reckoner/circle rates and public signals; not a valuation. Refined daily and by team corrections. Reckoner source: IGRS AP — Market Value. Unit: ₹ per sq ft carpet (land: ₹ per sq ft of plot).