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.
Computing…
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 This gap matters directly for infrastructure and PPP planning: land acquisition costs benchmarked to outdated circle rates risk understating true compensation and litigation exposure in these high-premium corridors, while asset-monetisation models (annuity, TOD,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).