How to Register Property Online in India — Step-by-Step Guide

What is Property Registration?

Property registration is the legal process of recording the transfer of property ownership with the Sub-Registrar Office (SRO). Under the Registration Act, 1908, all property transactions (sale, gift, lease, mortgage) must be registered to be legally valid.

Why is Registration Mandatory?

• Legal ownership proof — Registered deed is the strongest proof
• Prevents fraud — Public record prevents duplicate sales
• Bank loans — Banks require registered property documents for home loans
• Dispute resolution — Registered documents have evidentiary value in court
• Government records — Updates revenue records (mutation/khata)

Types of Property Documents Registered

Documents Required

For Sale Deed Registration:

• Original Sale Deed (drafted by lawyer, printed on stamp paper)
• Identity proof of buyer and seller (Aadhaar, PAN, Passport)
• Address proof of both parties
• Property documents:
  • Previous sale deed / title deed
  • Encumbrance Certificate (EC) — proves no pending loans
  • Latest property tax receipt
  • Approved building plan (if applicable)
  • Khata / Patta extract
• Passport-size photographs of buyer, seller, and witnesses (2 each)
• Two witnesses with their ID proofs
• Stamp duty payment receipt (e-stamp/challan)
• PAN Cards of buyer and seller (mandatory for property above ₹10 lakh)
• TDS certificate (Form 26QB — if property value exceeds ₹50 lakh, buyer must deduct 1% TDS)

Step-by-Step Process

Step 1: Get Property Verified

Before registration:

• Verify title — Ensure seller has clear ownership
• Get Encumbrance Certificate (EC) — Check for pending loans or disputes
• Verify property tax is paid
• Check for any litigation on the property

Step 2: Draft the Sale Deed

Hire a lawyer to draft the sale deed. It must include:

• Names and addresses of buyer and seller
• Property description (survey number, area, boundaries)
• Sale consideration (price)
• Terms and conditions
• Payment details

Step 3: Calculate and Pay Stamp Duty

Stamp duty varies by state:

Many states offer concessions for women buyers (0.5-2% less). Check your state's policy.

How to pay:

• e-Stamp: Purchase from authorized vendors or State government portal
• Franking: Get stamp paper franked at authorized bank
• Non-judicial stamp paper (traditional method)

Step 4: Book Appointment Online

Visit your state's registration portal:

• UP: igrsup.gov.in
• Maharashtra: igrmaharashtra.gov.in
• Tamil Nadu: tnreginet.gov.in
• Karnataka: kaveri.karnataka.gov.in
• Rajasthan: igrs.rajasthan.gov.in
• Delhi: revenue.delhi.gov.in
• Other: Search "[your state] property registration online"

Book appointment at the Sub-Registrar Office in the jurisdiction where the property is located.

Step 5: Visit Sub-Registrar Office

On the appointment date, ALL parties must be present:

• Buyer(s)
• Seller(s)
• 2 witnesses

Carry:

• Original sale deed on stamp paper
• All identity documents (originals + copies)
• Property documents
• Photographs
• Stamp duty payment proof
• Registration fee (if not paid online)

Step 6: Registration Process at SRO

1. Document check — Registrar verifies all documents
2. Biometric capture — Fingerprints and photos of all parties
3. Aadhaar verification — eKYC of buyer, seller, witnesses
4. Registration fee payment — At counter or online
5. Registrar signs and seals — Document is officially registered
6. Receive registration number and acknowledgment

Step 7: Collect Registered Document

• Registered deed available for collection after 2-15 days
• Many states provide digital copies on the portal
• Download certified copy from the registration portal

Step 8: Apply for Mutation (Khata Transfer)

After registration, apply to local revenue office for mutation — updating property records to show new owner's name.

Approximate Total Cost

For a property worth ₹50 lakh (example):

Processing Time

• At SRO: 1-2 hours (on appointment day)
• Document ready: 2-15 days after registration
• Mutation: 15-30 days (separate application)

Important Tips

1. Verify title thoroughly — Hire a lawyer for title search (check last 30 years of ownership chain)
2. Get EC (Encumbrance Certificate) — Never skip this; it shows all transactions on the property
3. Women buyers save money — Many states offer reduced stamp duty for women
4. Keep original registered deed safe — It's your primary ownership proof
5. Complete mutation immediately — Registration without mutation means revenue records still show old owner

FAQs

Q: Can I register property completely online? A: The appointment booking and fee payment can be done online, but physical presence of buyer, seller, and witnesses at the Sub-Registrar Office is mandatory for biometrics and signing.

Q: How much is stamp duty in India? A: Varies by state — typically 4-7% of property value. Women buyers often get 0.5-2% concession. Check your state's current rates.

Q: What is the registration fee for property? A: Usually 1% of property value, capped at ₹30,000 in some states.

Q: Do I need a lawyer for property registration? A: While not legally mandatory, it's strongly recommended. A lawyer drafts the sale deed, verifies title, and ensures legal compliance.

Q: What is mutation after property registration? A: Mutation is updating the revenue/municipal records to reflect the new owner's name. It's a separate process after registration, done at the local revenue or municipal office.

Q: What is TDS on property purchase? A: If property value exceeds ₹50 lakh, the buyer must deduct 1% TDS and deposit it using Form 26QB on the income tax portal within 30 days.