Property Registration & Stamp Duty in Maharashtra (IGR Maharashtra): Charges and Process (2026)

How-To Guide · Property Registration · Maharashtra

Updated for 2026 · Claw Editorial

To register a property in Maharashtra, you book a slot on IGR Maharashtra, pay stamp duty and the registration fee, and then visit the Sub-Registrar office with the buyer, the seller and two witnesses. The Sub-Registrar records the deed and you collect the registered document. Stamp duty is the larger cost and depends on the city, the property type and who is buying, while the registration fee is a smaller charge, usually 1% of the value with a cap. Before any of this, check the title, the encumbrance and any court cases on the property and the parties, because registration does not prove the seller has a clean title. Last verified: October 2026.

01What IGR Maharashtra is

IGR Maharashtra is the website of the Department of Registration and Stamps, Government of Maharashtra. It is the official place for property registration services in the state. You will use it for several things in one purchase.

• Document data entry: you fill in the details of the sale deed online before the visit.
• Appointment booking: you pick a date and time at a Sub-Registrar office.
• Valuation and ready reckoner rates: you check the government value of the property.
• Payment of stamp duty and fee: payment is made through the government receipt system linked to the portal.
• Property search: you can search registered documents and download certificates.

The state has also been rolling out faceless and simplified registration in some offices. Which option you can use depends on your office and the type of document, so check the portal for the current options before you book. Use only the official site, igrmaharashtra.gov.in, and be careful of look-alike sites that charge extra for booking.

02Stamp duty vs registration fee

Buyers often mix up these two charges. They are separate, they go for different purposes, and both are needed.

Stamp duty

Stamp duty is a state tax on the document. It makes the sale deed legally valid as evidence. It is a percentage of the higher of the deal price or the government ready reckoner value. If you pay too little, the document can be impounded and you may have to pay a penalty on the shortfall.

Registration fee

The registration fee is what you pay to have the document recorded in the public register by the Sub-Registrar. It is usually a flat 1% of the value, with a maximum cap for higher values. Once the deed is registered, it becomes a public record that anyone can search.

Stamp duty makes the deed valid. Registration makes it public. You need both, and neither one proves that the seller owns a clean title.

03Stamp duty and registration charges in Maharashtra

The rates below are the commonly applied figures for a residential sale deed. Rates differ by city, by local body area, and by whether the buyer is a woman or a man, so always confirm your exact rate on the portal or with the Sub-Registrar before you pay.

For a quick estimate, multiply the higher of the deal value or the ready reckoner value by the stamp duty rate, then add the registration fee. Add a small amount for incidental costs such as document charges and any agent or lawyer fee.

Special cases such as gift deeds between family members, leave and licence, and transfers of under-construction flats have their own rules and rates. This page covers a regular sale deed. For other documents, check the portal.

04Ready reckoner rate (circle rate) in Maharashtra

The ready reckoner rate is the minimum government value per unit of area for land and buildings in a given zone. In other states this is called the circle rate. The Department of Registration and Stamps publishes it, and the portal lets you look up the rate for your area.

Why it matters: stamp duty is worked out on the higher of the agreed price and the ready reckoner value. If you buy at a price below the ready reckoner value, you still pay duty on the higher figure. So check the rate for your exact zone, floor and property type before you fix the budget.

Also note that the ready reckoner rate is a tax measure. It is not a promise about the true market price, and it does not tell you anything about whether the title is clean.

05Step-by-step: how to register a property in Maharashtra

1. Finalise the deal and the draft. Agree the price and terms, and have the sale deed drafted by a lawyer. Check the names, the property description and the survey or CTS numbers.
2. Check the title first. Before you pay any duty, verify ownership, encumbrances and litigation (see the section below).
3. Check the ready reckoner value. Look up the rate for your zone on IGR Maharashtra and work out the likely duty.
4. Fill in the document details online. Enter the deed details on the portal so the office has the data before your visit.
5. Pay stamp duty and registration fee. Make the payment online through the portal and keep the payment receipt.
6. Book an appointment. Choose a slot at the Sub-Registrar office that covers the property area.
7. Visit the Sub-Registrar office. The buyer, the seller and two witnesses attend with original ID proof. Biometric details and photographs are taken.
8. Get the registered deed. After verification and signing, the office registers the document. You receive the registered deed or an acknowledgement, and the original follows as per office procedure.
9. Update records. Apply for mutation and update the property card or 7/12 extract, and inform the society or builder. See how to check Maharashtra land records online.

Do not delay after signing. Under the Registration Act, a document must be presented for registration within a limited time of execution, so book your slot early.

06Documents you need

Keep this checklist ready before you go to the office.

• The sale deed, printed and signed as required.
• Proof of stamp duty and registration fee payment.
• ID and address proof for the buyer and the seller (Aadhaar, PAN).
• Passport-size photographs of the parties.
• Two witnesses with ID proof.
• Title documents of the seller: previous deeds, property card or 7/12 extract, and the society share certificate for flats.
• Encumbrance certificate or search report. See how to download an encumbrance certificate.
• No-objection certificate from the society or builder, and bank no-dues letter if the property was mortgaged.
• Power of attorney documents, if someone signs on behalf of a party.

07Check the title, encumbrance and court cases before you register

Registration only records the transaction. The Sub-Registrar does not guarantee that the seller owns the property or that no one else has a claim. That risk stays with the buyer. Before you pay duty, check four things.

• Chain of title: are all earlier deeds present, with no break in the chain?
• Encumbrances: is there any mortgage, charge or attachment on the property?
• Litigation on the property: is there any civil suit, partition case or injunction touching this plot or flat?
• Litigation on the parties: is the seller or builder facing cases that could affect the sale, such as recovery, insolvency or fraud matters?

The land record and encumbrance checks are covered in the two linked guides above. The court-case check is the one people skip, because court records are scattered across many forums and are hard to search by a person’s name.

08Where Claw fits

Claw is an all-in-one legaltech platform for Indian advocates, law firms, and corporate legal teams, combining AI-based case search, an AI legal assistant (Legal GPT), case management, and compliance automation across all Indian courts and tribunals.

For a property buyer or the lawyer advising them, the useful part is the litigation check. Claw covers 9,102 forums, with over 30 crore judgments searchable, and results come back in under 5 seconds. You can look up a seller, builder or company by name and see whether there are cases connected to them, and track any case that matters going forward. Claw has a free plan for individual advocates.

Claw does not replace the Sub-Registrar, the title search by your lawyer, or the official records on IGR Maharashtra. It adds the court-case view that those sources do not give you.

09Sources and further reading

• IGR Maharashtra (Department of Registration and Stamps): igrmaharashtra.gov.in
• Claw: clawlaw.in

Rates and portal features change. Confirm the current stamp duty, cess, registration fee cap and women’s concession on the official portal before you pay. This guide is general information and not legal advice. Last verified: October 2026.

10Frequently asked questions