Quick answer: FTL (Full Tank Level) is the highest level a lake’s water reaches; the buffer zone is a no-construction strip around it (30 m for lakes of 10 hectares or more, 9 m for smaller lakes). In Hyderabad, HYDRAA acts against encroachments in these zones and has asked people not to buy property in them. Check the lake boundary on the HMDA lakes portal before you book.
Updated October 2026 · By Vijay Arjun V (B.Pharm, PGDM), authorised LIC HFL DSA since 2002. This guide is general information; for a specific survey number, get the official FTL and buffer boundary and a lawyer’s opinion.
What is FTL?
The Full Tank Level is the maximum level a lake, tank or reservoir reaches when full, before it overflows. The FTL boundary is the line on the ground that this water level reaches. Land inside it belongs to the water body and cannot be built on.
What is a buffer zone?
A buffer zone is a protected strip of land around the FTL boundary (or along a river or nala) where no construction is allowed. It protects the lake from encroachment and pollution and gives floodwater somewhere to go. Under the Telangana building rules (G.O. 168 of 2012), the usual buffer widths are:
| Water body | Buffer (no construction) |
|---|---|
| River within municipal or HMDA limits | 50 m from the boundary |
| Lake or tank of 10 hectares or more | 30 m from the FTL boundary |
| Lake or tank under 10 hectares | 9 m from the FTL boundary |
| Nala or canal wider than 10 m | 9 m from the boundary |
| Nala or canal up to 10 m wide | 2 m from the boundary |
Special rules apply in some areas, for example the catchment of Osman Sagar and Himayat Sagar under G.O. 111.
What is HYDRAA, and why does it matter to buyers?
HYDRAA, the Hyderabad Disaster Response and Asset Protection Agency, was set up by the Telangana government in July 2024 to protect lakes, government land and public assets within the Outer Ring Road area. It has demolished unauthorised structures in lake FTL and buffer zones. Its commissioner has said occupied homes will not be demolished, but has asked people not to buy houses, flats or land in the FTL or buffer zone of any lake.
For a buyer this means a plot or flat inside an FTL or buffer zone can face legal action, may not get permissions, and is very hard to finance or resell. Registration alone does not prove the property is outside a protected boundary.
How to check FTL and buffer zones before you buy
- Find the nearest lake, tank or nala on a map of the survey number.
- Look up that lake on the HMDA lakes portal (lakes.hmda.gov.in) by district, mandal and village, and see whether the notified FTL or buffer touches the property.
- Get the revenue records for the survey number. Entries such as “tank”, “kunta”, “shikam” or “water body” are a stop sign.
- Check that the layout or building approval was issued after considering the lake (lake-adjacent approvals often need clearances), and that the project is on Telangana RERA.
- Look at historical satellite images (Google Earth’s timeline) to see whether the land was ever under water.
- If the property is close to the boundary, get a licensed surveyor to mark the FTL and buffer on the ground, and a lawyer’s opinion.
- If you are unsure, ask HYDRAA or HMDA about the lake’s notified boundary.
Not every lake’s boundary has been finally notified yet. A missing notification is not proof that a property is safe; use the other checks too.
Will a bank give a loan for property near a lake?
Yes, if the property is outside the FTL and buffer and all approvals are in order. LIC HFL’s legal and technical teams check title, approvals and the site before funding. Properties inside an FTL or buffer zone will not pass these checks. Projects already APF-approved by LIC HFL have been checked at project level; see the approved projects list.
More checks before you book
- 10 checks before booking an open plot
- How to check a project on Telangana RERA
- Will a bank fund your HMDA or DTCP plot?
- Property documents checklist for Telangana
Frequently asked questions
What is the buffer zone for a lake in Hyderabad?
30 metres from the FTL boundary for lakes of 10 hectares or more, and 9 metres for smaller lakes, under the Telangana building rules.
Can I build a house in a buffer zone?
No. Buffer zones are no-construction areas; buildings there can face action by HYDRAA or the local authority.
Is a property safe if it is HMDA-approved and registered?
Not automatically. Check the lake boundary yourself: approvals and registration do not by themselves confirm that the property is outside a protected FTL or buffer.
Will HYDRAA demolish my existing house?
HYDRAA’s commissioner has said occupied homes will not be demolished. New purchases in FTL or buffer zones are strongly discouraged.
Next step: send us the project or survey number. We will tell you whether LIC HFL is likely to fund it before you pay an advance. Or start with a free eligibility check and our LIC HFL home loan in Hyderabad guide.
Sources: Telangana building rules (G.O. 168 of 2012) buffer provisions as summarised in public guides; HYDRAA public statements (2024); HMDA lakes portal. Buffer widths can differ for specific water bodies; always confirm the notified boundary.
Hyderabad Home Loans is run by Elite Financial Services, an authorised Direct Selling Agent (DSA) of LIC Housing Finance Ltd. We are not LIC HFL. Loans are sanctioned solely at LIC HFL’s discretion; rates and fees may change.