Registering property in Hyderabad is not the same as registering it elsewhere in India. Telangana operates its own land records infrastructure — IGRS Telangana for registration and the newly launched Bhu Bharati system for land records — and has specific stamp duty, transfer duty, and biometric requirements that came into effect in 2026. For NRIs, there are additional layers: a Power of Attorney registered in India, a FEMA compliance declaration, and payment routed exclusively through an NRO or NRE account.
This guide covers everything you need to complete a property registration in Hyderabad in 2026, including what to verify before you proceed.
Why Hyderabad Has Specific Nuances
Most Indian states share a broadly similar registration process, but Telangana runs its own system. The Inspector General of Registration and Stamps (IGRS Telangana), operating through the official portal at registration.telangana.gov.in, handles all property registrations in the state.
For land records, Telangana is transitioning away from Dharani to Bhu Bharati — a new Integrated Land Records Management System operating under the Telangana Bhu Bharathi Act, 2025. For a full account of why this change was made, see our explainer on the Dharani to Bhu Bharati transition. As of April 2026, Bhu Bharati is in a pilot rollout across five mandals, with statewide expansion underway. Property registration itself continues through IGRS Telangana at registration.telangana.gov.in.
If your property falls within GHMC limits — covering Hyderabad, Secunderabad, and surrounding areas — you are subject to urban registration rates. Properties in Rangareddy, Medchal, and Sangareddy districts may fall under different jurisdictional SROs, so confirm your Sub-Registrar Office before booking an appointment.
What It Costs: Stamp Duty and Registration Charges in Hyderabad (2026)
For residential property in urban Telangana (GHMC and municipal areas), the total registration outgo is 6% of the property value, broken down as:
| Charge | Rate |
|---|---|
| Stamp Duty | 4% |
| Transfer Duty | 1.5% |
| Registration Fee | 0.5% |
| Total | 6% |
Charges are calculated on the higher of the actual sale consideration or the government guideline value. For a detailed explanation of how stamp duty and guideline value interact and the tax implications for sellers, see our dedicated guide. Circle rates in Hyderabad were revised on 1 April 2025, with significant increases in areas like Gachibowli, Kondapur, and Uppal — always check the current guideline value on the IGRS market value tool before estimating your registration cost.
Telangana does not offer reduced stamp duty for women buyers as of 2026.
Step-by-Step: Property Registration Process in Hyderabad
Step 1: Check the guideline value Go to registration.telangana.gov.in and use the Market Value Search tool to find the government-assessed value of the property. Your stamp duty is calculated on whichever is higher: the guideline value or your purchase price.
Step 2: Complete Public Data Entry (PDE) Enter the property and transaction details through the PDE module on the IGRS portal before visiting the SRO. This generates a reference number needed for payment and appointment booking.
Step 3: Pay stamp duty and fees Generate an e-Challan through the portal’s Duty Fee Calculator and pay online. Keep the payment receipt — it is required at the SRO.
Step 4: Book an SRO appointment Use the Appointment Booking section to select a date and time slot at your jurisdictional Sub-Registrar Office. If you are unsure which SRO covers your property, use the ‘Know Your SRO’ tool first. High-volume SROs like Gachibowli and Uppal offer extended slots until 6:30 PM during peak periods.
Step 5: Attend biometric registration From January 2026, all parties — buyer, seller, and two witnesses — must undergo Aadhaar-based biometric verification at the SRO. For NRIs, this step is handled by the registered POA holder.
Step 6: Collect the registered deed The registered document is available for download within 3 to 5 working days through the IGRS portal using your reference number.
NRI-Specific Requirements
Power of Attorney
If you cannot attend registration in person, a Power of Attorney is mandatory. The process:
- Have the POA drafted specifically authorising the holder to execute and register the sale deed on your behalf.
- Get it notarised by a local notary in your country of residence.
- Get it apostilled if your country is a signatory to the Hague Convention (US, UK, Australia, UAE, Canada, and most of Europe qualify). Otherwise, get it attested by the Indian Consulate.
- Register the POA at a Sub-Registrar Office in India before use. An unregistered POA is not valid for property transactions in Telangana.
FEMA Declaration
Most SROs in Hyderabad require an NRI buyer to submit a FEMA compliance declaration confirming that the property is not agricultural land, farmland, or a plantation property — categories NRIs and OCIs cannot purchase under FEMA guidelines — and that the purchase complies with RBI guidelines. This is submitted alongside the sale deed at registration.
Payment
All payments must be routed through an NRO or NRE bank account or via inward remittance. Cash payments are not permitted for NRI property transactions under FEMA.
Document Checklist for Property Registration in Hyderabad (NRI)
| Document | Notes |
|---|---|
| Original sale deed / agreement to sell | Executed and stamped |
| Previous title documents | Chain of ownership |
| Encumbrance Certificate (EC) | From IGRS portal, minimum 13 years |
| Property tax receipts | Latest paid receipt from GHMC or local body |
| PDE acknowledgement | Generated on IGRS portal |
| e-Challan (stamp duty and fees paid) | Must be paid before SRO visit |
| Aadhaar card | Buyer, seller, and two witnesses |
| PAN card | Buyer and seller |
| OCI card / passport | NRI buyer |
| Registered POA | Original, with apostille or consulate attestation |
| FEMA declaration | Signed by NRI buyer |
| NRO/NRE bank statement | Showing payment source |
| Passport-size photographs | Buyer and seller |
What Assetly Checks Before You Register
Registration is a permanent record. Mistakes or gaps discovered after the deed is registered are expensive to correct — some take years through civil proceedings.
Before registration, Assetly verifies three things on your Hyderabad property:
Title clarity. We cross-check ownership against government land records to confirm the seller has clear, marketable title and that there are no competing claims on the property.
Encumbrance Certificate. An encumbrance certificate from IGRS Telangana shows every registered transaction on the property. We check for mortgages, liens, court attachments, or prior sale deeds that have not been discharged. An unencumbered EC is a prerequisite for clean registration.
Mutation status. If the property has changed hands before, we confirm that mutation has been completed and reflects the current owner. A mismatch between registration records and revenue records is one of the most common sources of disputes in Hyderabad.
If you want Assetly to run these checks on your Hyderabad property before you proceed, start with a free title and encumbrance check at assetlyhq.com/free-tools.
Related Reading
- Property Registration Process in India: Step-by-Step Guide
- Circle Rate, Stamp Duty and What Every Property Seller Must Know
- Encumbrance Certificate: What It Is and How to Get One
- FEMA Rules for NRI Property in India
- Dharani to Bhu Bharati: Telangana’s Land Records Transition Explained
Assetly is a property document management platform that helps Indian property owners, especially NRIs, organise and track their property documents digitally. Learn more.
