By the time keys are exchanged after the sale deeds are signed, most property buyers in Delhi assume the toughest part of the homebuying process is done. But there’s a quieter, less glamorous step that can determine whether ownership holds up in the eyes of the state: property mutation.
At its core, mutation is the official process of updating ownership records with the Municipal Corporation of Delhi (MCD). It’s not optional either. Without it, utility connections remain in the seller’s name, and so does the tax burden. In legal disputes, the buyer's rights could look less like ownership and more like occupancy.
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Do note that without mutation, property tax continues to be assessed in the name of the previous owner. That alone might seem like a technicality until disputes arise. If the property is acquired by the government for a public project, for instance, the compensation will go to whoever is listed in the official records. If there’s a legal disagreement, the mutation record often becomes the deciding factor in court.
In Delhi, the mutation is needed immediately for landowners, but flat owners can apply at will. That said, delays increase risk.
Below are all the documents which are more or less standard for a mutation to get done in Delhi.
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Documents Required in Delhi
Mutation in Delhi requires a meticulous paper trail. Here’s what’s needed:
Sale Deed (copy): This is needed to show evidence of transaction.
Will or Succession Certificate: This is required for inherited properties.
Power of Attorney (if applicable): This will be needed in case of third-party transfers.
Encumbrance Certificate: This is to establish that no dues or legal hurdles are pending against the property.
Identity Proof: These will include Aadhaar, Permanent Account Number (PAN), or passport.
Latest Property Tax Receipts: This is required to show proof of payment.
Form A or B: Form A is required for sale transfers; and For. B for inheritance cases.
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Indemnity Bond and Affidavit: These are standard legal declarations.
Stamp Fee: A stamp fee of Rs 3 has to be affixed to the application.
These documents must be submitted to the appropriate MCD zone office, depending on the property's location.
How to Apply for Mutation Online in Delhi
The MCD has digitised much of the process, but it remains layered. Applicants must:
Visit the official Municipal Corporation of Delhi website.
Navigate to ‘Online Services’.
Enter zone/ward/colony and locate their property via UPIC (Unique Property Identification Code) or mobile number.
Upload the required documents.
Submit a mutation transfer request.
Await approval from the Zonal Authority, which can take 2–4 weeks depending on the case complexity.
Once approved, the updated ownership is reflected in the education records.
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Offline Application: The Ground-Level Route
For many, especially older residents or people who do not have digital access, the offline path is still preferable: Here is the step-wise process
Visit the nearest MCD office.
Provide a completed form of mutation with all evidence.
Pay such fee of mutation as may be prescribed (typically Rs 25–Rs 100).
Wait for document verification and perhaps even a property inspection.
If everything looks good, the mutation is committed and recorded.
The time to process is about the same as the online method, 15-30 days, provided there are no complications.
How To Track Mutation Application Status
You can track the progress being made in this regard through the MCD site:
Find the section ‘eMutation Property Tax’.
Put the application number against ‘Application Status’.
There are also status updates such as “Verification,” “Pending Docs,” or “Approved.”
