Under Section 17 of the Registration Act, 1908, any sale or transfer of immovable property above Rs 100 must be registered to be legally valid. An unregistered sale deed cannot be used as evidence of title in court.
Registration creates a public record and establishes priority among competing claimants. It does not verify the seller’s title — the Supreme Court confirmed in K. Gopi v. Sub-Registrar (2025) that the registrar’s role is purely ministerial. A registered deed is proof a transaction was recorded, not that you own the property.
Here is how the process works.
Step-by-Step: The Registration Process
Step 1: Check the circle rate. Every state sets a minimum price per square foot or square yard for each locality, called the circle rate (or ready reckoner rate in Maharashtra, guidance value in Karnataka). Stamp duty is calculated on whichever is higher: the agreed sale price or the circle rate. Check it on your state’s IGRS portal before finalising the sale price. How circle rates affect stamp duty and capital gains is covered in detail separately.
Step 2: Compute and pay stamp duty. Once you know the applicable value (sale price or circle rate, whichever is higher), calculate the stamp duty at your state’s rate. Payment is made either through e-stamp certificates (available at authorised banks and Common Service Centres) or physical stamp paper. In most states, e-stamp is now the default. Keep the challan as it must be attached to the deed.
Step 3: Draft the sale deed. The sale deed must describe the property precisely (survey number, extent, boundaries), name both parties, state the consideration, and comply with state formatting requirements. Have a property lawyer draft it. Errors are difficult to rectify after registration.
Step 4: Book the Sub-Registrar appointment. Most states offer online booking through their IGRS portals. Walk-in appointments are not accepted in most urban offices. Book at least a week ahead.
| State | Appointment Portal | Key City |
|---|---|---|
| Telangana | registration.telangana.gov.in | Hyderabad |
| Andhra Pradesh | igrs.ap.gov.in | Vijayawada, Visakhapatnam |
| Karnataka | kaveri.karnataka.gov.in | Bengaluru, Mysuru |
| Maharashtra | igrmaharashtra.gov.in | Mumbai, Pune |
| Delhi | doris.delhigovt.nic.in | New Delhi |
Step 5: Appear at the Sub-Registrar office. Both buyer and seller must be present (or a PoA holder). Two witnesses with identity proof are required. The process involves biometric verification, document check, and both parties admitting execution of the deed. The registered document is returned the same day or within two working days.
Step 6: File for mutation. Registration and mutation are separate. After registration, file for mutation (transfer of ownership in revenue records) with the local revenue authority. In Telangana (Hyderabad), this is done through Bhu Bharati. In Andhra Pradesh, through Meebhoomi. In Karnataka (Bengaluru), through the Bhoomi portal. In Maharashtra (Mumbai, Pune), through the revenue department’s CTS system. In Delhi, through the relevant Municipal Corporation. Mutation must be in your name before you can pay property taxes, apply for utility connections, or transact further. What mutation means and why it matters is covered in the linked guide.
Required Documents
| Document | Notes |
|---|---|
| Original sale deed | Drafted on stamp paper or e-stamp; must be printed on each page |
| Encumbrance Certificate | Pull a fresh EC before registration to confirm no pending charges |
| Identity proof | Aadhaar + PAN for buyer and seller; both must match deed |
| Passport photographs | Two each for buyer and seller |
| Property tax receipts | Last 2-3 years; confirms seller is current on dues |
| Link documents | Chain of title establishing seller’s ownership |
| NOC from bank | If an existing loan is on the property |
| NOC from society | For flat purchases |
| Building approval + OC | For constructed property |
An Encumbrance Certificate pulled within a month of registration is the most critical pre-registration check — any new charge since the seller last showed you an EC will be invisible until you pull a fresh one.
Costs: Stamp Duty by State
Stamp duty is the largest cost in any property registration. Rates vary significantly by state and, in several states, by buyer gender.
| State | City | Local Term | Stamp Duty | Registration Fee | Notes |
|---|---|---|---|---|---|
| Telangana | Hyderabad | Circle Rate | 4% | 0.5% | Plus 1.5% transfer duty; total ~6% (urban) |
| Andhra Pradesh | Vijayawada, Vizag | Circle Rate | 5% | 1% | Plus 1.5% transfer duty; total ~7.5% |
| Karnataka | Bengaluru, Mysuru | Guidance Value | 2–5% | 2% | Slab: 2% below Rs 20L, 3% up to Rs 45L, 5% above; reg fee revised Aug 2025 |
| Maharashtra | Mumbai, Pune | Ready Reckoner Rate | 6% (men) / 5% (women) | 1% (max Rs 30,000) | Metro cess included in rate; 1% gender concession applies |
| Delhi | New Delhi | Circle Rate | 6% (men) / 4% (women) | 1% | 5% for joint ownership |
Rates as of early 2026. Verify current rates on your state’s IGRS portal before transacting — states revise periodically.
NRI-Specific Requirements
NRIs can register property in India but need a few additional items.
Power of Attorney. If you cannot attend in person, a PoA is mandatory. Have it notarised by a local notary in your country of residence, then apostilled (for Hague Convention countries: US, UK, Australia, UAE, and most of Europe) or attested at the Indian Consulate. Then register it in India before use — PoA registration at a Sub-Registrar office is mandatory for property transactions. It must specifically authorise execution and registration of the sale deed. Our PoA guide covers drafting requirements and risks.
PAN card. Mandatory for all property transactions. Apply through the NSDL portal if you do not have one.
FEMA compliance declaration. Most Sub-Registrar offices require a declaration confirming the purchase complies with RBI guidelines — that the property is not agricultural land and funds came from an NRO/NRE account or inward remittance. The FEMA rules for NRI property cover this fully.
Source of funds. Payment must flow from an NRO or NRE account or inward remittance. Cash is not permitted.
How Assetly Helps Before Registration
The most common reason registrations stall is a document gap discovered at the last minute: an EC with a pending charge, a missing link document, or a mutation never done by the previous owner.
Assetly’s document vault helps you gather every required document before the registration date — and fetch a fresh EC without visiting the IGRS portal yourself.
Get your documents in order at assetlyhq.com.
Related Reading
- Your Registered Sale Deed Does Not Prove You Own the Property
- Circle Rate, Stamp Duty, and Pricing Compliance
- What Is an Encumbrance Certificate?
- Mutation Record: The Property Document Most People Forget
- Power of Attorney for Property in India
Assetly is a property document management platform for NRIs and Indian property owners. It organises your documents, tracks compliance, and helps you prepare for transactions. Learn more at assetlyhq.com.