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.
About this guidePending verification
Published on 12-11-2026. Not every fact has been checked against its official source yet: confirm at the office.
For whom: People in Telangana buying or selling a house, flat or open plot. Not for agricultural land.
Answer the questions below first. Then the documents and steps open.
1Your situation
We show only what your answers need.
- Which of these are you?
- What property is being sold?
- Where is the property?
Your answers stay on this phone.
Each step below says who it is for. Confirm yours at the office, then change your answer here.
This route does not apply to your situation
NRIs and OCI cardholders cannot buy agricultural land, a farm house or plantation property in India, or take it as a gift (FEMA Non-debt Instruments Rules, 2019, rule 24; for OCI cardholders also the Ministry of Home Affairs notification of 4 March 2021). They can get it by inheritance, and can sell it to a person resident in India. Agricultural land is registered by the Tahsildar on Bhu Bharati, not by the Sub-Registrar.
→ Inherited agricultural land? Getting your name into the land records as an heir, with the documents and steps, is in the land mutation guide (Bhu Bharati).
→ Land mutation after buying or inheriting land
Sources: 23, 24, 25, 17, 27
We could not confirm whether this applies to you
The rules for foreign nationals are different. The FEMA rules give a foreign national living outside India no general permission to buy property in India; any transfer they do not cover needs the Reserve Bank's (RBI) prior permission. Exceptions: property inherited from a person resident in India; a lease of up to five years; and one property (not agricultural land) bought jointly with an NRI or OCI spouse, if the marriage is registered and has lasted at least two years. A foreign national who is resident in India under FEMA (more than 182 days here in the previous financial year, with a visa that shows an intention to stay for an uncertain period) may buy property. Citizens of Pakistan, Bangladesh, Sri Lanka, Afghanistan, China, Iran, Nepal, Bhutan, Hong Kong, Macau and North Korea (unless OCI cardholders) need the RBI's prior permission. A citizen of Afghanistan, Bangladesh or Pakistan from a minority community there (Hindu, Sikh, Buddhist, Jain, Parsi or Christian) who lives in India on a Long Term Visa may buy one home to live in and one property for self-employment, on the conditions in rule 28 of the FEMA Non-debt Instruments Rules, 2019.
→ Before you pay anything, ask the Sub-Registrar office and your bank (an authorised dealer in foreign exchange) whether you may buy.
Sources: 23, 24
This route does not apply to your situation
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.
→ The Bhu Bharati portal: bhubharati.telangana.gov.in
→ Land mutation after buying or inheriting land
Sources: 17, 27
2Documents you need
Tick the ones you have. They are kept in this browser.
Details
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.
Sources: 12, 8, 19
Details
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.
Sources: 1, 11
Details
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.
For each seller and buyer (and the witnesses): a photo, a left thumb impression in black ink, the name and permanent address.
If you don't have it: The form is under Downloads on the department's website, as "32-A Form".
Sources: 15, 1, 10, 19
Details
Any one each: Aadhaar card, passport, driving licence, PAN card, ration card, voter ID, bank passbook with photo. At the office, fingerprints are checked against the Aadhaar record.
Sources: 1, 10, 11
Details
Two credible people who can identify the seller and buyer: over 18 and not a party to the deed. They may be the witnesses who signed the deed or other people. Without them, registration may be refused.
Sources: 1, 8, 11
Details
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.
Sources: 1
Details
A sketch with landmarks such as the post office, police station, temple, mosque or junction, so that even a stranger can find the property. It is attached to the deed.
Sources: 10, 11
Details
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.
Sources: 1, 8
Details
For a house or flat: the property (municipal) tax receipt. For an open plot: any document the local body has issued about the property.
Sources: 1, 16
Details
The PAN of both seller and buyer is written in the deed. Without a PAN: Form 60 for non-agricultural income, Form 61 for agricultural income.
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.
Sources: 11
Details
A power of attorney to present and admit a deed the party has signed must be attested by a Sub-Registrar if the party lives in India, or by a notary or Indian consul if abroad.
Sources: 1, 10, 8
Nothing to get ready before these steps.
3Your steps
· Do them in order. Tick each one when it is done.
- Do this now
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.
Sources: 14, 10, 11
- Do this now
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.
Open the official pageSources: 21, 8, 11
- Do this now
On the department's website, create a login 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.
Open the official pageSources: 12, 1, 14, 11, 6, 13
- Do this nowIf: Indian citizen living abroad (NRI) / Foreign national with an OCI cardIf: A house or flat / An open plot (house site)
If you are buying and you live outside India: pay the price only with money sent to India from abroad through a bank, or from your NRE, FCNR(B) or NRO account.
Paying by traveller's cheques or foreign currency notes is not allowed. These FEMA rules are written for NRIs and OCI cardholders who live outside India; if you are an OCI cardholder living in India, ask your bank (an authorised dealer) which rules apply to you.
Sources: 23, 24
- Do this nowIf: Hyderabad: GHMC, Cyberabad or Malkajgiri Municipal Corporation / Another municipality or municipal corporation
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. The department sends no payment link by SMS: pay only inside Pre Registration.
Open the official pageNot 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.
Sources: 2, 3, 4, 5, 6, 7, 9, 11, 12, 19
- Do this nowIf: In a gram panchayat (village)
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. The department sends no payment link by SMS: pay only inside Pre Registration.
Open the official pageNot 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.
Sources: 2, 3, 4, 5, 6, 7, 9, 11, 12, 19
- Do this now
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.
Open the official pageSources: 12, 13, 10
- Do this now
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.
Sources: 10, 8, 11
- Do this nowIf: Indian citizen living abroad (NRI) / Foreign national with an OCI cardIf: A house or flat / An open plot (house site)
Take your passport, and your visa or other travel documents, to the Sub-Registrar office.
The Government of India has asked states to check, before registering a sale or purchase, that a person living outside India may buy or sell under FEMA; the travel documents and visa may also be checked.
Not confirmed
The department's pages say fingerprints are checked against Aadhaar (e-KYC) at the office; they do not say how a party without Aadhaar is identified. If you have no Aadhaar, ask the Sub-Registrar office before booking a slot.
Sources: 24, 1, 11
- Do this now
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.
Sources: 1, 11, 8, 10
- Do this nowIf: In a gram panchayat (village)
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.
Not confirmed
By the department's notice, from 12 November 2026 the registered deed is not released until all dues outstanding on the property are paid; the notice cites the Core Urban Region (Integrated Governance) Act, 2026, and does not say whether the rule applies in gram panchayats. Ask the Sub-Registrar office.
Sources: 16, 1, 19
- Do this nowIf: Hyderabad: GHMC, Cyberabad or Malkajgiri Municipal Corporation
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. From 12 November 2026, the registered deed is not released until all dues outstanding on the property are paid; the department's notice cites section 98 of the Core Urban Region (Integrated Governance) Act, 2026. If the property has no property tax number (PTIN / VLTN), the local body assesses it and fixes the dues to be paid at the time of registration.
Not confirmed
The notice does not say which dues are counted (property tax, water or others), where they are paid, how the Sub-Registrar office checks them, or whether the rule applies outside the Core Urban Region. We could not read the Act. Before your slot, ask the municipal office what is due on the property, and ask the Sub-Registrar office what proof it wants.
Sources: 16, 1, 19
- Do this nowIf: Another municipality or municipal corporation
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.
Not confirmed
By the department's notice, from 12 November 2026 the registered deed is not released until all dues outstanding on the property are paid; the notice cites the Core Urban Region (Integrated Governance) Act, 2026, and does not say whether the rule applies in other towns. Ask the Sub-Registrar office.
Sources: 16, 1, 19
- Do this nowIf: Hyderabad: GHMC, Cyberabad or Malkajgiri Municipal Corporation / Another municipality or municipal corporation
After registration, the owner's name in the municipal records (property tax and so on) is changed (mutation) under the municipal law.
Check there that your name has been changed.
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 municipal office.
Sources: 17, 7
- Do this nowIf: In a gram panchayat (village)
After registration, the owner's name in the gram panchayat records (property tax and so on) is changed (mutation) under the panchayat law.
Check there that your name has been changed.
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 gram panchayat.
Sources: 17, 7
If something goes wrong
If it is rejectedIf the Sub-Registrar refuses registration, the reasons are recorded; ask for a copy of the order.
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 within 30 days of the refusal order. If the District Registrar also refuses, you can file a suit in the civil court within 30 days of that order.
Your District Registrar (Registration and Stamps) · Open the official page
Sources: 18, 6, 8, 20
If it is lateIf 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.
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 · Open the official page
Sources: 16, 19, 20
If it is lateIf dues are outstanding on the property, the deed is held until they are paid.
If dues are outstanding on the property, the deed is held until they are paid. 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 · Open the official page
Sources: 16, 19, 20
AlsoIf 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.
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) · Open the official page
Sources: 9, 16, 20
AlsoThe registration office does not settle disputes over ownership, boundaries or possession.
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) · Open the official page
Sources: 22, 10, 11
Official websites for this work
- Registration and Stamps (Telangana) Property registration, encumbrance certificate, offices
Related guides
The 27 official pages and papers this guide is written from
- Property Registration – Procedure, Checklist, Fees & TimelinesRegistration and Stamps Department, Government of Telangana, Procedure (online document preparation; procedure at the Sub-Registrar Office); Checklist; Timelines · read on 30-10-2026
- Ready Reckoner (Stamp, TD, RF)Registration and Stamps Department, Government of Telangana, Sale: "Sale Deed (in Gram Panchayath)" and "Sale Deed (in other areas)": stamp duty, transfer duty, registration fee, chargeable value · read on 30-10-2026
- G.O.Ms.No.59, 20.07.2021: Indian Stamp Act, 1899 – Revision of stamp duty payable on certain instruments under Schedule I-ARevenue (Registration) Department, Government of Telangana (on the Registration and Stamps Department website), Notification, Table item 13 (Sale, Article 47-A: 5.5%); in force from 22.07.2021 (20-07-2021) · read on 30-10-2026
- Registration Act, 1908 – Section 78 – Table of Fees – Revision (notification in force from 02.09.2021)Revenue (Registration) Department, Government of Telangana (on the Registration and Stamps Department website), Category (1), item 1: sale deeds (0.5% outside gram panchayats, 2% in gram panchayats); valuation for categories 1 and 2 (02-09-2021) · read on 30-10-2026
- Registration and Stamps Department – CARD Project – Levy of User Charges – Revised (in force from 02.09.2021)Revenue (Registration I) Department, Government of Telangana (on the Registration and Stamps Department website), Table, items 2 and 3: document registration up to 15 sheets ₹500, more than 15 sheets ₹1,000 (02-09-2021) · read on 30-10-2026
- Registration and Stamps Department (training presentation, 12-02-2026)Dr. MCR HRD Institute of Telangana (presentation by the Commissioner and Inspector General, Registration and Stamps), Slide 4 (duty rates on sale deed: stamp duty 5.5%, transfer duty 1.5% ULB, registration fee 0.5% ULB and 2.0% RLB, mutation fee 0.1%); slide 15 (refusal, appeal to District Registrar); slide 22 (market value) (12-02-2026) · read on 30-10-2026
- Fee Details (Ease of Doing Business)Registration and Stamps Department, Government of Telangana, Item 3: mutation / name change at ULB (G.O.Ms.No.183) and in Panchayat Raj (G.O.Ms.No.46) · read on 30-10-2026
- FAQs on Registration ActRegistration and Stamps Department, Government of Telangana, Q18 (prohibited documents, section 22-A), Q21 (time limit), Q22 (office timings), Q24, Q25 (refusal), Q26, Q27 (witnesses), Q28 (who may write documents), Q40 (certified copies) · read on 30-10-2026
- Frequently Asked Questions on Stamp Duty MattersRegistration and Stamps Department, Government of Telangana, Q12 (who pays stamp duty: the purchaser in a sale), Q18 (market value, reference under section 47-A, appeal) · read on 30-10-2026
- Registration Act 1908 – Procedures: Document registration – requirements and precautionRegistration and Stamps Department, Government of Telangana, Attesting blanks and alterations; property description; prohibited lands; four-month time limit; competent office; presentation; section 32A photographs; route map; address proofs · read on 30-10-2026
- Registration User GuideRegistration and Stamps Department, Government of Telangana, 1.9 General information (office hours); 2.1 Document writing (title, ID proofs, PAN / Form 60 and 61); 2.2 Pre-registration; 2.3 e-STAMPS e-challan; 2.4 Process of document registration and checklist · read on 30-10-2026
- User Manual for Pre registration (with slot booking)Registration and Stamps Department, Government of Telangana (National Informatics Centre), Pages 2–4 (login, application), 9–10 (market value and charges), 11–17 (executants, claimants), 18–19 (payment), 29–32 (slot booking, acknowledgment), 35 (slot cancel and reschedule) · read on 30-10-2026
- Slot Booking AdvisoryRegistration and Stamps Department, Government of Telangana, General process for booking a slot for registration (items 1–9) · read on 30-10-2026
- Property Transaction Advisory: guidance to buyer or person obtaining any right in immovable propertyRegistration and Stamps Department, Government of Telangana, Items 1–9 · read on 30-10-2026
- Photographs and fingerprints as per section 32A of Registration Act, 1908 (C&IG R&S Circular Memo No G1/8539/99, 19-04-2000)Registration and Stamps Department, Government of Telangana, The form: fingerprint (left thumb, black ink), passport size photograph (black & white), name and permanent address (19-04-2000) · read on 30-10-2026
- G.O.Rt.No.1094, 12.07.2013: revised Citizen's Charter of the Registration and Stamps DepartmentRevenue (Registration I) Department, Government of Telangana (on the Registration and Stamps Department website), Service standards items 1 (registration of document: 24 hours), 6 and 17 (section 47-A references); grievance redress mechanism; indicative expectations (municipal tax receipts for houses) (12-07-2013) · read on 30-10-2026
- The Telangana Bhu Bharati (Record of Rights in Land) Act, 2025 (Act No. 1 of 2025)Legislature of Telangana (Telangana Gazette Part IV-B Extraordinary, on the Bhu Bharati portal), Section 2(22) ("Registrar": Tahsildar-cum-Joint Sub-Registrar for agricultural land, Sub-Registrar for non-agricultural land); section 5(1)–(4) and 5(9) (04-01-2025) · read on 30-10-2026
- The Registration Act, 1908 (as published by the department)Registration and Stamps Department, Government of Telangana, Section 72 (appeal to the Registrar within thirty days of a Sub-Registrar's order refusing registration); section 73 (application to the Registrar within thirty days of a refusal on the ground of denial of execution); section 77 (suit in the civil court within thirty days of the Registrar's order of refusal) · read on 30-10-2026
- Registration and Stamps Department, Telangana: home pageRegistration and Stamps Department, Government of Telangana, Header: toll-free number for enquiries and WhatsApp number; "Know your stamp duty" (G.O.Ms.No.59, dt 20.07.2021); Downloads: model sale deeds for flats, houses and open plots; Form 32-A; Caution box and scrolling notice (from 12 November 2026 registered documents are not released until all outstanding dues are paid, section 98 of the Core Urban Region (Integrated Governance) Act, 2026; unassessed properties without PTIN / VLTN); News: "e-STAMPS Payment Precaution" (no payment link is sent by SMS) · read on 11-11-2026
- Contact Us (District Registrars and Deputy Inspectors General)Registration and Stamps Department, Government of Telangana, DR Contacts · read on 30-10-2026
- Prohibited Properties (search by district)Registration and Stamps Department, Government of Telangana · read on 30-10-2026
- Promoting Inclusive Legal SystemNational Legal Services Authority (NALSA), "Call us 15100, NALSA Helpline Toll Free Number, or contact the nearest Legal Services Institution"; free legal aid, advice and assistance · read on 30-10-2026
- Foreign Exchange Management (Non-debt Instruments) Rules, 2019 (notification S.O. 3732(E), 17 October 2019; updated up to September 02, 2026)Ministry of Finance (Department of Economic Affairs), Government of India; text as updated, on the Reserve Bank of India website, Rule 2(aj), (ak) (an NRI and an OCI are individuals resident outside India); Chapter IX: rule 24 (a)–(e) (acquisition and transfer by an NRI or an OCI; payment through banking channels or a non-resident account), rule 25 (joint acquisition by the spouse of an NRI or OCI), rule 28 (holders of a Long Term Visa), rule 31 (citizens of certain countries) (17-10-2019) · read on 30-10-2026
- Master Direction – Acquisition or Transfer of Immovable Property under Foreign Exchange Management Act, 1999 (FED Master Direction No. 12/2015-16, updated as on September 01, 2022)Reserve Bank of India (Foreign Exchange Department), Part II: para 1.1 (leases of up to five years), 1.2 (section 6(5) of FEMA), 3.1–3.3 (NRIs and OCIs: purchase, gift, inheritance, transfer, payment), 4 (spouse), 9 (citizens of certain countries), 10.4 (other transfers need the Reserve Bank's prior permission); Annex (Government of India press release, 1 February 2009: states to verify eligibility under FEMA before registering; travel documents and visa; foreign nationals resident in India) (01-09-2022) · read on 30-10-2026
- Notification S.O. 1050(E), 4 March 2021: rights of an Overseas Citizen of India (OCI) Cardholder, under section 7B(1) of the Citizenship Act, 1955Ministry of Home Affairs, Government of India (The Gazette of India, Extraordinary, Part II, Section 3(ii), No. 962), Para (4)(iii) (parity with NRIs in the purchase or sale of immovable property other than agricultural land, farm house or plantation property); Explanation (1) (04-03-2021) · read on 30-10-2026
- G.O.Ms.No.55, 11.02.2026: Reorganisation of Core Urban Region (CURE) – Constitution of three Municipal Corporations: Cyberabad, Malkajgiri and Greater HyderabadMunicipal Administration and Urban Development Department, Government of Telangana (list on the BuildNow portal), Government Orders, entry dated 11/02/2026 (title of the order) (11-02-2026) · read on 30-10-2026
- Bhu Bharati portal: FAQRevenue Department (Chief Commissioner of Land Administration), Government of Telangana, Modules related Q1 (where to go for registration: the Tahsildar cum Joint Sub Registrar office shown in the slot booking receipt) · read on 30-10-2026