How to Register Property in India: A Step-by-Step Process

In India, registering a property isn't just a formality; it's a legal necessity that secures ownership and protects owners against disputes. Governed primarily by the Registration Act of 1908 and the Indian Stamp Act of 1899, property registration formally records the transfer of ownership in government records. Without it, a buyer has no legal claim to their investment, making them vulnerable to penalties and litigation.

Mandatory Under Law

It is mandatory to register the deed of sale/buy if the transaction value is more than Rs 100 as per Section 17 of the Registration Act. This threshold is symbolic in the current real estate market. However, it establishes that sales and transfers of property are recorded officially. Unregistered property cannot be submitted as legal documents in a court for evidence, based on the new property policy brought in 2020.

Understanding the Process

Before heading to the registrar's office, buyers must undertake several checks. Firstly, they need to verify the chain of ownership through past deeds to ensure the seller has a legal right to sell. Second, they must confirm that all outstanding dues, such as electricity bills, water charges, and municipal taxes, have been settled.

An Encumbrance Certificate (EC) is essential for the sale and purchase of property. The EC is issued by government authorities; it certifies that the property is free from legal liabilities or mortgages. This certificate is key to avoiding future disputes.

Once due diligence is complete, the property deed, be it a sale deed, lease deed, or gift deed, is drafted. The deed must be printed on a non-judicial stamp paper of appropriate value, based on the circle rate or market value, whichever is higher.

Documents Required for Property Registration

To register a property, both buyer and seller (or their legally appointed representatives) must appear in person at the local sub-registrar's office with key documents:

Photographs and ID proofs (e.g., Aadhaar, PAN)

The signed property deed

EC and prior ownership documents

No Objection Certificate (NOC) from the housing society or development authority

Latest property tax receipts

Power of Attorney, if applicable

Proof of stamp duty and registration fee payment

A Construction Completion Certificate is also required if the property involves a newly built structure.

As part of the Centre's 'Digital India' initiative, many states have launched online portals to simplify property registration. Though the process still requires a physical appearance at the sub-registrar's office for biometric verification and final signatures, several steps, such as stamp duty calculation, document upload, and fee payment, can be completed online.

States like Maharashtra, Karnataka, Delhi, Tamil Nadu, and Telangana offer robust online platforms. For instance, Maharashtra's portal efilingigr.maharashtra.gov.in provides services ranging from circle rate checks to fee calculators.

The National Generic Document Registration System (NGDRS), developed under the Digital India Land Records Modernisation Programme, aims to standardise registration procedures nationwide. It allows states to configure registration workflows while maintaining a unified platform.

Stamp duty varies from state to state and ranges from 4 per cent to 10 per cent of the property's value. Female buyers often enjoy concessions when it comes to paying stamp duty. Registration charges typically range from 1 per cent to 3 per cent, with caps in place. Mumbai, for instance, levies Rs 30,000 for properties exceeding Rs 30 lakh. Additionally, properties valued over Rs 50 lakh attract 1 per cent tax Deduction at Source (TDS), which buyers must deposit with the Income Tax Department.

The government requires registration fees and stamp duty to be paid either before or during the documentation process, depending on the state. Delayed or underpaid duties may attract penalties or invalidate the transaction.

Factors That Can Affect Cost of Property Registration Charges

Charges differ based on several variables:

Property Type: Commercial units incur higher rates than residential ones.

Location: Prime areas command higher fees.

Age of Property: New constructions often attract more duties.

Amenities: Additional features like gyms or clubhouses can hike the valuation.

Ownership Transfer Method: Gifted properties or transfers within the family typically face lower charges.

Banks also conduct their own valuations for financing purposes and often insist on registering properties at full market value.

Execution of the Deed

In the presence of two witnesses, both parties must sign the deed at the sub-registrar's office. Upon verification, the documents are stamped and digitally recorded. The buyer usually receives the registered deed within 15 days.

As per the updated rules, buyers now receive digital copies of registered documents the same day. This shift not only reduces corruption but also increases transparency and accountability.

However, this might change if the Draft Registration Bill, 2025, is implemented. The government proposed the Draft Registration Bill, 2025, earlier this year. Under the bill, a buyer does not have to be present in person at the sub-registrar's office. The homebuyer can get Aadhaar-based authentication done online. Homebuyers will be able to submit their documents, sign them online, and complete the entire process of the registration process from anywhere.

Till the time this gets implemented, the above-mentioned process is the way to go about registering your property.

Here Are Some Frequently Asked Questions That You Should Know As A Homebuyer

Is registration mandatory?

Yes, for properties above Rs 100 in value.

What are the consequences of failing to register?

Legal complications, loss of rights, and potential penalties.

What are the documents required for property registration?

You will need photographs and ID proofs, property deeds, prior ownership documents, NOCs, tax receipts, proof of stamp duty and registration fee payment.

Is stamp duty the same across all states?

No, it varies from state to state, ranging from 4 per cent to 10 per cent of the property's value.

Is there any relief for female homebuyers in terms of stamp duty?

Female buyers often enjoy concessions when it comes to paying stamp duty.