Registering a property sale: house, flat or plot

Registering a property sale: house, flat or plot
The sale deed of a house, flat or plot is registered at the Sub-Registrar office, and you get the registered deed.
For whom: People in Telangana buying or selling a house, flat or open plot. Not for agricultural land.
Published on 30-10-2026. Not every fact has been checked against its official source yet: confirm at the office.

For everyone

1.
Before you buy, check the property: get and read the EC and certified copies of earlier deeds; visit the property and ask whether the seller is in possession; check that the owner's name matches the municipal or panchayat records. The registration office does not check ownership; that is the buyer's job. If the sale is through a power of attorney, check carefully that it is genuine: the department warns of forged powers of attorney, impersonation and colour photocopies passed off as originals.
✋ You do this yourself
2.
On the department's website, choose the district and check that the property is not on the prohibited properties list. Government land, land whose sale is barred (such as assigned land), endowment and wakf land, ceiling-surplus land and properties attached by courts are on it, and are not registered.
💻 Online
registration.telangana.gov.in ↗
3.
On the department's website, register as a "Citizen" and log in. In "Pre Registration", enter the property details and the details of the seller (executant) and buyer (claimant), and upload the documents asked for. Spell names, ages, addresses, the property details and the price correctly: mistakes cause trouble with the name change and disputes later. The portal shows the government market value and the amount to pay; the government revises market values from time to time.
💻 Online
registration.telangana.gov.in ↗
📎 Proof of identity and address for every seller, buyer and witness, Copies of the earlier deeds of the property (link documents)

Only if

Where is the property? In a municipality, municipal corporation or GHMC
4.
In Pre Registration, make an "eSTAMPS" e-challan and pay the stamp duty, fees and user charges: online by net banking, debit or credit card, or print the challan and pay at any SBI branch. Unless agreed otherwise, the buyer pays the stamp duty.
💻 Online
registration.telangana.gov.in ↗
💰 Fee: On the market value or the sale price, whichever is higher: stamp duty 5.5%, transfer duty 1.5%, registration fee 0.5% (7.5% in all). User charge: ₹500 for a deed of up to 15 sheets, ₹1,000 for more. Mutation fee 0.1% (at least ₹1,000 in a municipality, ₹3,000 in a municipal corporation).
Not confirmed: The department's February 2026 overview lists the mutation fee with the sale deed rates; its pages do not say plainly whether it is paid on this challan. Pay the amount the Pre Registration screen shows.

Only if

Where is the property? In a gram panchayat (village)
5.
In Pre Registration, make an "eSTAMPS" e-challan and pay the stamp duty, fees and user charges: online by net banking, debit or credit card, or print the challan and pay at any SBI branch. Unless agreed otherwise, the buyer pays the stamp duty.
💻 Online
registration.telangana.gov.in ↗
💰 Fee: On the market value or the sale price, whichever is higher: stamp duty 5.5%, registration fee 2% (no transfer duty in a gram panchayat; 7.5% in all). User charge: ₹500 for a deed of up to 15 sheets, ₹1,000 for more. Mutation fee 0.1% (at least ₹800).
Not confirmed: The department's February 2026 overview lists the mutation fee with the sale deed rates; its pages do not say plainly whether it is paid on this challan. Pay the amount the Pre Registration screen shows.

For everyone

6.
After paying, book a slot for the date and time you will go to the Sub-Registrar office, and download the acknowledgment. If needed, you can cancel the slot in your login (for a refund or a fresh entry) or reschedule it. It is best to choose the Sub-Registrar office for the area where the property is.
💻 Online
registration.telangana.gov.in ↗
7.
The seller and buyer sign the deed, and two witnesses (over 18, not parties) sign too. Any blanks, crossings-out or corrections must be signed or initialled by the parties. The deed must be presented for registration within four months of signing. If late, it can be presented within four more months with the District Registrar's permission and a penalty (up to ten times the registration fee); after eight months it is not accepted.
✋ You do this yourself
📎 The sale deed, the original signed by all parties
8.
At the booked time, go to the Sub-Registrar office with the seller, the buyer, two identifying witnesses and the originals. The office prepares a check slip, checks fingerprints against Aadhaar (e-KYC), checks the payment, and takes photos and thumb impressions. The seller must admit before the Sub-Registrar that they signed the deed. The deed is then given a number and registered. Office hours are 10:30 am to 5 pm.
🏛️ The Sub-Registrar office for the area where the property is
📎 The sale deed, the original signed by all parties, The eSTAMPS e-challan (proof that the duty and fees are paid), Section 32A photo and thumb-impression form (if asked for), Proof of identity and address for every seller, buyer and witness, Two identifying witnesses, with photo identity cards, A photo of the front of the property, A route map to the property, Copies of the earlier deeds of the property (link documents), A document from the local body about the property, PAN card, or Form 60 / 61, Power of attorney (GPA / SPA), if someone acts for a party: the original and a photocopy
9.
The registered deed is scanned and returned to you. You can also download it once, free, from the portal with the details sent to you by SMS.
🏛️ The Sub-Registrar office for the area where the property is
⏱️ within 1 days · 24 hours by the Citizen's Charter: from 5 pm that working day to 5 pm the next working day.
10.
After registration, the owner's name in the municipality, GHMC or gram panchayat records (property tax and so on) is changed (mutation) under those bodies' laws. Check there that your name has been changed.
🏛️ The municipality, GHMC or gram panchayat office
Not confirmed: The department's pages do not say whether the name change happens by itself after registration or you must apply. Ask at the Sub-Registrar office or your municipality / panchayat.

You cannot get this

Agricultural land is not registered by the Sub-Registrar. You book a slot on the Bhu Bharati portal, and the Tahsildar of the mandal registers it as Joint Sub-Registrar. Another guide covers it.
Instead, see:
The Bhu Bharati portal: bhubharati.telangana.gov.in
→ Land mutation after buying or inheriting land

Documents you need

If you don't have it:
The portal makes the document from the details you enter in "Pre Registration". Or have it written by a lawyer, or by anyone who knows how to write deeds: Telangana has abolished licences for document writers. Model sale deeds for houses, flats and plots are under Downloads on the department's website.
If you don't have it:
You get it when you pay. If you pay at the bank, take the Sub-Registrar's copy that the bank stamps and returns. The 5-digit passcode sent by SMS with the challan is told only to the Sub-Registrar.
If you don't have it:
The form is under Downloads on the department's website, as "32-A Form".
📷 What the photo must look like
• Passport size, black and white.
• Each person's photo goes on the form next to their name.
Not confirmed: The form says only "passport size"; it gives no measurements or background colour. The form comes from a circular of 2000. Today's checklist says "if required", and the office also captures photos and fingerprints on computer. Ask the Sub-Registrar office beforehand whether you need the form and photos.
📷 What the photo must look like
• It shows the front view of the property.
• Size 8 × 6 inches.
Not confirmed: The checklist gives only "8/6 inches"; it says nothing about colour or paper. Ask at the Sub-Registrar office.
If you don't have it:
If you do not have an earlier deed, you can get a certified copy of it from the Sub-Registrar office.
If you don't have it:
→ Property tax / house tax: paying it and changing the name
If you don't have it:
→ New PAN card
Not confirmed: The department's user guide says PAN is needed when the value is over ₹5 lakh; the limit in the income tax rules may have changed since. Ask the Sub-Registrar office whether your sale needs it.

If something goes wrong

If it is rejected
If the Sub-Registrar refuses registration, the reasons are recorded; ask for a copy of the order. You can appeal to the District Registrar within 30 days of the order. If the seller denies signing or does not come to admit it, apply to the District Registrar. If the District Registrar also refuses, you can go to the civil court.
Your District Registrar (Registration and Stamps)
registration.telangana.gov.in ↗
If it is late
If the registered deed is not returned within 24 hours, or work at the Sub-Registrar office is delayed, complain to the District Registrar of that district. For enquiries, call the department's toll-free number 1800 599 4788, or WhatsApp 8247619983.
Registration department toll-free number
registration.telangana.gov.in ↗📞 18005994788
Also
If you do not accept the market value the Sub-Registrar gives, the deed is kept pending and sent to the District Registrar after you deposit half of the shortfall in stamp duty. The District Registrar hears you, inspects the property if needed, and decides the value (within 45 days by the Citizen's Charter). You can appeal to the civil court within 60 days of receiving that order.
Your District Registrar (Registration and Stamps)
registration.telangana.gov.in ↗
Also
The registration office does not settle disputes over ownership, boundaries or possession. For free legal aid, contact your District Legal Services Authority, or call 15100.
Free legal aid helpline (NALSA)
nalsa.gov.in ↗📞 15100
→ New PAN card→ Updating your Aadhaar→ Encumbrance certificate (EC) and certified copy of a deed→ Land mutation after buying or inheriting land→ Property tax / house tax: paying it and changing the name
Updated on 30-10-2026
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