Registration is the step that makes your ownership legally complete. Without it, even a fully paid property can be challenged in court.
Stamp duty is paid on the higher of the actual transaction price or the circle rate (government guidance value). Paying less than circle rate is legally invalid and can result in notices from the IT department.
Under the Transfer of Property Act, 1882 and Registration Act, 1908, any transfer of immovable property worth over ₹100 must be in writing and registered. An unregistered sale agreement does not create a legal title. It may be valid as a contract but cannot be enforced against third parties. Many buyers sign agreements to sale and take possession but delay registration — this is risky. Until registration, the seller remains the legal owner.
Stamp duty varies significantly by state and buyer gender. Maharashtra: 5% (male), 4% (female), with 1% metro cess added. Karnataka: 5.6%. Delhi: 6% (male), 4% (female). Telangana: 4%. Gujarat: 4.5%. Tamil Nadu: 7%. Most states offer 1–2% concession for women buyers. Stamp duty is calculated on the higher of the registered sale price or the state's Ready Reckoner / Circle Rate. Use our All-In Cost Calculator to compute your exact stamp duty by state and buyer gender.
Registration fee is separate from stamp duty and is typically 1% of the property value in most states, capped at certain limits. Maharashtra caps registration fee at ₹30,000 for most residential properties. Karnataka charges a flat ₹10,000. This fee goes to the sub-registrar office and is non-negotiable.
Franking is the physical stamping of a document by a bank or authorized agency — it's the older method and still accepted in many states. E-stamping is the government's digital equivalent, and is now mandatory in most states. Both are valid. Maharashtra uses GRAS (Government Receipt Accounting System) for online stamp duty payment. Tamil Nadu, Karnataka use e-stamping exclusively. Never pay stamp duty in cash to unofficial agents — obtain a genuine government receipt.
At the Sub-Registrar Office (SRO), you need: Original sale deed (typed on stamp paper of the applicable duty value), identity proof of buyer and seller (Aadhaar + PAN), two witnesses with identity proof, passport-size photographs of buyer and seller, proof of payment of stamp duty and registration fee, challan for stamp duty paid, and original property documents (mother deed, title chain). Some SROs require advance appointment — check your district's SRO website.
After registration, collect: the original registered sale deed with SRO seal and registrar signature, certified copy of the registered document (from the SRO, paid separately), receipt of registration fee payment. Update the property in municipal records (Khata / Property Card) within 3 months of registration. This transfers the assessment to your name for property tax purposes. Note: the date of registration is the date of ownership transfer — this matters for LTCG computation if you sell later.
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