How do I register property in India?
To register property in India: pay the applicable stamp duty (typically 4–8% of the property value), book a slot at the Sub-Registrar office in whose jurisdiction the property falls, appear with the seller, two witnesses, ID/PAN and property documents, complete biometrics and photographs, and collect the registered deed. Then apply for mutation in municipal/revenue records.
Registration is what converts a signed deed into legal ownership — an unregistered sale deed for property worth over ₹100 conveys nothing. Here is the process end to end.
Step-by-step
- Compute stamp duty. Duty is charged on the higher of the transaction value or the government circle rate (ready-reckoner rate). Most states: 4–8%, plus ~1% registration fee. Several states give women buyers a 1–2% concession.
- Pay stamp duty — e-stamping (SHCIL), franking, or the state’s online portal.
- Draft the deed — sale deed, gift deed, or release deed as applicable, on stamp paper. Get it vetted by a lawyer; errors here are expensive to fix later.
- Book the Sub-Registrar appointment — most states now use online slot booking (e.g. Kaveri in Karnataka, IGRS in UP/Telangana, e-Registration in Maharashtra).
- Appear in person: buyer, seller and two witnesses, each with original ID (Aadhaar/passport), PAN (mandatory for transactions above ₹10 lakh), and passport photos. Biometrics and photographs are captured.
- Collect the registered deed — same day to a few days depending on state; many states provide digitally signed copies online.
- Apply for mutation — update municipal/revenue records (khata/patta/jamabandi) so tax records reflect the new owner. Mutation does not confer title but is essential for utilities, resale and loans.
Document checklist
- Draft deed + previous chain of title deeds
- Encumbrance certificate (EC)
- Khata/property tax receipts of the seller
- ID + PAN of buyer, seller, witnesses; passport photos
- NOC where applicable (society, RERA project, agricultural land conversion)
- TDS proof — buyer must deduct 1% TDS u/s 194-IA where consideration is ₹50 lakh or more
Typical charges snapshot
| Item | Typical range |
|---|---|
| Stamp duty | 4–8% of value (state-dependent; concessions for women in many states) |
| Registration fee | ~1% (often capped) |
| Lawyer — title search + deed vetting | ₹5,000–₹25,000 |
| Mutation | Nominal government fee |
This article is general information, not legal advice. For advice on your specific situation, consult a qualified professional.
Frequently asked questions
Is registration mandatory for all property transactions?
Sale of immovable property worth ₹100 or more must be registered under Section 17 of the Registration Act — effectively always. Gift deeds of immovable property must also be registered. An unregistered deed does not transfer ownership.
Can I do property registration without a lawyer?
Legally yes, and the Sub-Registrar process is procedural. But the title search and deed drafting are where buyers get burned — a lawyer verifying 30 years of title and vetting the deed is strongly recommended before you pay.
What is mutation and is it proof of ownership?
Mutation updates the revenue/municipal records to show who pays tax on the property. It is not proof of title — the registered deed is — but banks, buyers and utility connections all expect mutation to be complete.
What is TDS on property purchase?
If the consideration is ₹50 lakh or more, the buyer must deduct 1% TDS under Section 194-IA and deposit it via Form 26QB. Higher TDS applies if the seller is an NRI (buy-side compliance is different — take advice).
What if the seller refuses to appear for registration after taking my advance?
Send a legal notice demanding execution, then sue for specific performance within the limitation period. Register your agreement to sell where your state permits — it strengthens your position against later buyers.
