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 all tracked micro-markets, with premiums ranging from roughly 31% in peripheral zones to nearly 64% in the city's prime coastal belt. Beach Road-Siripuram commands the steepest spread (₹11,580 vs ₹7,080/sq ft), followed by Seethammadhara-Dwaraka Nagar and MVP Colony, both near 53%. This gap matters directly for infrastructure and PPP planning: land acquisition costs benchmarked to outdated circle rates risk understating true compensation and litigation exposure in these high-premium corridors, while asset-monetisation models (annuity, TOD, land-value capture) can extract stronger returns where market-to-reckoner spreads are widest. Conversely, Gajuwaka, Anandapuram-Bheemili and Pendurthi-Sabbavaram, with premiums near 31-36%, offer more predictable land economics and stronger PPP viability for large-footprint projects like logistics parks or transit depots. With YoY appreciation trending near 7.5% citywide, reckoner revisions are likely overdue, and investors should expect near-term recalibration that could compress arbitrage in premium micro-markets while widening opportunity in peripheral growth corridors.
Generated 2026-09-06 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.
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).