MargadarshiniRegistering a property sale or gift (sale deed, gift deed)తె
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Registering a property sale or gift (sale deed, gift deed)

The sale deed or gift deed of a house, flat, plot or agricultural land is registered at the Sub-Registrar office, and you get the registered deed back.

About this guidePending verification

Published on 12-11-2026. Not every fact has been checked against its official source yet: confirm at the office.

Where:OnlineAt the bankAt the office

For whom: People in Andhra Pradesh buying, selling, giving or receiving a property. The first question is about the person buying or receiving it.

1Your situation

We show only what your answers need.

Which of these is the buyer (or the person receiving the gift)?
Which deed is being registered?
What property is it?

Your answers stay on this phone.

2Documents you need

Tick the ones you have. They are kept in this browser.

  • Get it on the official page ↗
    Details

    If you don't have it: If you choose “Public Data Entry with Document Generation” in PRIMME, the portal makes an English or Telugu deed from the details you enter. Or write it yourself, or have it written by a lawyer or anyone who knows deed writing: Andhra Pradesh has abolished licences for document writers. Model sale and gift deeds are under “Document Templates” on the department's website.

    Sources: 12, 5, 8, 1

  • Get it on the official page ↗
    Details

    If you don't have it: Download them from “Reports” in PRIMME.

    Sources: 13, 12

  • If you don't have it: → Updating your Aadhaar
    Details

    The department's checklist asks for Aadhaar; for an NRI, the passport too. As address proof the department accepts a passport, ration card, Aadhaar, a bank passbook with the full address, or a driving licence.

    Sources: 7, 6

  • Details

    Two people who can identify the parties: over 18 and not a party to the deed. Without them, registration may be refused.

    Sources: 8, 7

  • If you don't have it: → New PAN card
    Details

    Without a PAN, Form 60 / 61 can be taken from “Reports” in PRIMME.

    Sources: 7, 13, 12

  • Get it on the official page ↗If you don't have it: → Encumbrance certificate (EC) and certified copy of a deed
    Details

    If you don't have it: If you do not have an earlier deed, get a certified copy from the Sub-Registrar office or online.

    Sources: 7, 10, 23

  • If you don't have it: → Property tax / house tax: paying it, a new assessment, changing the name
    Details

    Sources: 7, 16, 5

  • If you don't have it: → Land records: 1-B, adangal and FMB (MeeBhoomi)
    Details

    For agricultural land, showing the passbook and title deed is compulsory; the Sub-Registrar records the transaction in them.

    Sources: 7, 6, 16

  • Details
    What the photo must look like
    • It shows the property (the house or the site).

    Not confirmed: The checklist says only “photograph of house / site”; it gives no size or colour. Ask at the Sub-Registrar office.

    Sources: 7

  • Details

    A sketch that lets even a stranger find the property, with landmarks such as a post office, police station, temple, mosque or junction. It is attached to the deed.

    Sources: 6, 7

  • Get it on the official page ↗
    Details
    What the photo must look like
    • Passport size, black and white.

    Not confirmed: The form says only “passport size”; it gives no measurements. It comes from a circular of 2000; the office now takes photos and fingerprints on computer. Ask the office beforehand whether you need the form and photos.

    For each seller and buyer: a photo, a left thumb impression in black ink, the name and permanent address.

    If you don't have it: “32-A Form” under “Download Forms” on the department's website.

    Sources: 15, 6, 16, 1

  • Details

    A power to present and admit a deed the party has signed must be attested: by a Sub-Registrar if the party lives in India, by a notary public or an Indian consul if abroad. A deed signed abroad must be presented within four months of reaching India.

    Sources: 6, 8, 5

    3Your steps

    · Do them in order. Tick each one when it is done.

    If something goes wrong
    1. Do this now

      Before you buy or accept the property, check it: get and read the EC and certified copies of the earlier deeds; visit the property and ask the neighbours who owns it and whether there are disputes; see the tax receipts for a house, or the adangal and passbook for agricultural land; see the original papers and watch for colour photocopies.

      If the sale is through a power of attorney, check that it is valid and not cancelled. Checking the owner's title is the buyer's or receiver's job; the Registration Department does not check it.

      Where
      You do this yourself

      Sources: 10, 6

    2. Do this now

      In “Prohibited Property Search” on the department's website, choose the district, mandal and village and check that the property is not on the prohibited list.

      Land whose sale a law forbids, government land, endowment and wakf land, ceiling-surplus land and properties attached by courts are not registered. Dealing in assigned, government, wakf or endowment land is also a crime.

      Where
      Online
      Open the official page

      Sources: 17, 8, 6, 5

    3. Do this now

      On the CARD PRIMME portal, log in with your email, mobile or Aadhaar (OTP); register first if you are new.

      In “Documents”, open a new document and choose sale or gift; enter the Sub-Registrar office, the price, the date of signing, the earlier deed's number, the parties and the property (“Rural” for agricultural land, “Urban” for a house, flat or plot). Get names, ages, addresses and the property details right. Note the 16-digit application number you get. This is only data entry: the Sub-Registrar decides whether to accept the document or ask for changes.

      Where
      CARD PRIMME (the Registration Department portal)
      Open the official page

      Sources: 13, 12, 11, 6

    4. Do this now

      For an NRI or OCI cardholder to take property (not agricultural land) as a gift, the giver must be a “relative” as defined in section 2(77) of the Companies Act, 2013.

      That definition is not the same as the list of relatives used for stamp duty. If unsure, ask your bank (an authorised dealer).

      Where
      You do this yourself

      Sources: 19, 20, 21

    5. Do this now

      Pay the stamp duty, transfer duty, registration fee and user charge through “Payments” in PRIMME (CFMS challan).

      If you bought stamp papers, enter their value in the document details. Unless agreed otherwise, the buyer pays the stamp duty in a sale.

      Where
      CARD PRIMME (the Registration Department portal)
      Fee
      Worked out on the market value or the price in the deed, whichever is higher. Stamp duty 5%, transfer duty 1.5%, registration fee 1% (7.5% in all). User charge: ₹100 if the value is up to ₹50,000, ₹200 above that.
      Open the official page
      Not confirmed

      The department's home page gives a 1% registration fee for a sale, and a screen in its PRIMME manual (2023) shows 1% charged; the 2013 table of fees (G.O.Ms.No.463) on the same website gives 0.5%. We did not find the order that changed it. Pay the amount PRIMME shows.

      Sources: 1, 3, 2, 4, 9, 12

    6. Do this now

      Pay the stamp duty, transfer duty, registration fee and user charge through “Payments” in PRIMME (CFMS challan).

      If you bought stamp papers, enter their value in the document details.

      Where
      CARD PRIMME (the Registration Department portal)
      Fee
      On the market value: stamp duty 2%, transfer duty 1.5%, registration fee 0.5% (at least ₹1,000, at most ₹10,000). User charge: ₹100 if the value is up to ₹50,000, ₹200 above that. The 2% rate is for these relatives: spouse; brothers and sisters; the spouse's brothers and sisters; the parents' brothers and sisters; ancestors and descendants such as grandparents, parents, children and grandchildren (the spouse's too); the spouses of all of these; members of a Hindu undivided family.
      Open the official page

      Sources: 1, 3, 2, 4, 12

    7. Do this now

      Pay the stamp duty, transfer duty, registration fee and user charge through “Payments” in PRIMME (CFMS challan).

      If you bought stamp papers, enter their value in the document details.

      Where
      CARD PRIMME (the Registration Department portal)
      Fee
      On the market value: stamp duty 5%, transfer duty 1.5%, registration fee 0.5% (at least ₹1,000, at most ₹10,000). User charge: ₹100 if the value is up to ₹50,000, ₹200 above that.
      Open the official page

      Sources: 1, 3, 2, 4, 12

    8. Do this now

      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.

      Where
      At the bank

      Sources: 19, 20

    9. Do this now

      In “Slot Booking” in PRIMME, choose the date and time to visit the Sub-Registrar office.

      Then download the slot booking slip, acknowledgment, check slip and the deed (English or Telugu) from “Reports”. A property in a district can be registered at any of the joint Sub-Registrar offices of that district.

      Where
      CARD PRIMME (the Registration Department portal)
      Open the official page

      Sources: 12, 13, 14

    10. Do this now

      The sellers or givers and the buyers or receivers sign the deed, and two witnesses (over 18, not parties) sign too.

      Blanks, crossings-out and 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.

      Where
      You do this yourself

      Sources: 6, 5, 8

    11. Do this now

      Take your passport to the Sub-Registrar office, and keep your visa and travel documents with you.

      The Government of India has asked states to check, before registering, that a person living abroad may buy or sell under FEMA; the travel documents and visa may also be checked.

      Where
      The Sub-Registrar office for the area where the property is (or another joint Sub-Registrar office in the same district)

      Sources: 7, 20

    12. Do this now

      At the booked time, the parties and the two witnesses go to the Sub-Registrar office with the originals.

      A seller or giver who lives abroad should bring their passport too. The Sub-Registrar compares the PRIMME details with the deed and gives you a report: read it and sign it if it is right. Then a check slip is made, photos and fingerprints are taken and the challans are checked. Those who signed the deed must admit that they signed it. After the parties and witnesses sign the endorsements on the back, the Sub-Registrar gives the deed a number and registers it. Office hours are usually 10:30 am to 5 pm.

      Where
      The Sub-Registrar office for the area where the property is (or another joint Sub-Registrar office in the same district)

      Sources: 12, 5, 8, 7, 16, 20

    13. Do this now

      The registered deed is scanned and returned to you.

      Keep it safe.

      Where
      The Sub-Registrar office for the area where the property is (or another joint Sub-Registrar office in the same district)
      Time limit
      24 hours by the Citizen's Charter: from 5 pm that working day to 5 pm the next working day.

      Sources: 5, 16

    14. Do this now

      After registration, apply to the municipality or panchayat to change the owner's name in its assessment (property tax) record (mutation).

      That entry is needed for loans, changing the electricity meter's name and the like.

      Where
      Your municipality or gram panchayat office
      Not confirmed

      The Registration Department portal shows “Auto Mutation” figures, but we found no official page saying for which properties the name changes by itself. Ask at your municipality or panchayat.

      Sources: 10, 8

    15. Do this now

      At registration, check that the Sub-Registrar has recorded the transaction in the pattadar passbook and title deed.

      Afterwards, check at the Tahsildar office that your name is in the revenue records (1-B, adangal).

      Where
      The mandal Tahsildar office
      Not confirmed

      The portal's name is “Property Registration Integration Mutation Made-Easy” and it shows “Auto Mutation” figures, but we found no official page saying whether the name in the revenue records changes by itself after registration or you must apply. Ask at the Tahsildar office.

      Sources: 6, 1

    If something goes wrong

    If it is rejectedIf the Sub-Registrar refuses registration, you can appeal to the District Registrar within 30 days of the order.

    If the Sub-Registrar refuses registration, you can appeal to the District Registrar within 30 days of the order. If it was refused because a signer did not come or denies signing, apply to the District Registrar within 30 days of the refusal order; the District Registrar holds an enquiry and decides. 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, 8

    If it is lateIf the registered deed is not returned within 24 hours, or work at the 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 office is delayed, complain to the District Registrar of that district. For help, call the department's help desk on 14544.

    Registration Department help desk · Open the official page

    Sources: 16, 1

    If you are asked for more moneyPay the duty and fees PRIMME shows through its Payments page.

    Pay the duty and fees PRIMME shows through its Payments page. If anyone asks for a bribe, call 14400, the number given on the department's home page.

    Bribe complaint number 14400 · Open the official page

    Sources: 1, 12

    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

    AlsoThe Registration Department does not settle disputes over ownership, boundaries or possession.

    The Registration Department 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, 6

    Official websites for this work

    All official websites →
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    Related guides

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    The 23 official pages and papers this guide is written from
    1. IGRS Andhra Pradesh: home pageRegistration and Stamps Department, Government of Andhra Pradesh, Header: "Help Desk? Dial 14544", "Asking bribe? Dial 14400"; "Duty fee and Registration fee Details": Sale of Immovable property (stamp duty 5%, registration fee 1%, user charges ₹100 up to ₹50,000 and ₹200 above), Gift (2% on market value) and Gift – in any other case (5%), registration fee 0.5% (minimum ₹1,000, maximum ₹10,000); Download Forms; Document Templates (sale and gift deeds); Online Services · read on 31-10-2026
    2. Surcharge / Transfer Duty on instruments (with effect from 01-04-2013)Registration and Stamps Department, Government of Andhra Pradesh, Sale, gift and exchange of immovable property: 1.5% on the value, under the A.P. Gram Panchayats Act, 1964 and the Andhra Pradesh Municipalities Act, 1965 · read on 31-10-2026
    3. Stamp Act Schedule I-A: stamp duty on certain instruments under the Stamp (Andhra Pradesh Amendment) Act, 1922Registration and Stamps Department, Government of Andhra Pradesh, Article 47-A, note (G.O.Ms.No.394, 26.11.2014: stamp duty on sale deeds 5% of the consideration or market value, whichever is higher); Article 29, note (G.O.Ms.No.395, 26.11.2014: gifts to relatives as defined in section 56(2) of the Income Tax Act, 2%; other gifts 5%; the list of relatives) · read on 31-10-2026
    4. G.O.Ms.No.463, 17.08.2013: Registration Act, 1908 – Section 78 – Table of Fees – Revision (in force from 01.09.2013)Revenue (Regn-I) Department, Government of Andhra Pradesh (on the Registration and Stamps Department website), Category (1): item 1 Sale 0.5%; item 2 Gift 0.5% (minimum ₹1,000, maximum ₹10,000) (17-08-2013) · read on 31-10-2026
    5. Document Registration (procedure for documents transferring immovable property)Registration and Stamps Department, Government of Andhra Pradesh, Steps 1–7 (preparation through the Public Data Entry module, presentation, verification of prohibited properties, ROR 1-B and tax receipts, check slip, photos and fingerprints, document number, scanning, digital signing); Conditions (four months, penalty, eight months; documents signed outside India) · read on 31-10-2026
    6. Document Registration – Requirements and PrecautionsRegistration and Stamps Department, Government of Andhra Pradesh, Onus on the purchaser; attesting blanks and alterations; full property description; assigned, government, wakf, endowment and scheduled-area lands; four months; persons competent to present (attested power of attorney); section 32A photographs and fingerprints; route map; address proofs; pattadar passbooks and title deeds · read on 31-10-2026
    7. Registration Act: ChecklistsRegistration and Stamps Department, Government of Andhra Pradesh, Aadhaar cards of vendors, vendees and two witnesses, passport for an NRI; PAN cards; link documents; ROR (1-B) for agricultural land; photograph of house or site; route map; tax receipt · read on 31-10-2026
    8. FAQs on Registration ActRegistration and Stamps Department, Government of Andhra Pradesh, Q2 (inheritance: mutation at the Mandal Revenue Officer or the local body), Q19 (documents prohibited under section 22-A as amended in A.P.), Q22 (time limit), Q23 (office hours), Q25, Q26 (executant does not appear: District Registrar, civil court), Q27, Q28 (witnesses), Q29 (document writers), Q32 (attestation of a special power of attorney) · read on 31-10-2026
    9. Frequently Asked Questions on Stamp Duty MattersRegistration and Stamps Department, Government of Andhra Pradesh, Q12 (who pays: the purchaser in a sale), Q18 (market value; reference under section 47-A after depositing 50% of the deficit; District Registrar; civil court within 60 days) · read on 31-10-2026
    10. Property Purchase – PrecautionsRegistration and Stamps Department, Government of Andhra Pradesh, Title, inspection of the property, power of attorney, original documents and colour photocopies, tax receipts, encumbrance certificate, assessment register entry (mutation on application), certified copies of link documents · read on 31-10-2026
    11. Notification, 17.03.2026: CARD PRIMME online applicationRegistration and Stamps Department, Government of Andhra Pradesh (Special Chief Secretary, Revenue (Registration)), CARD PRIMME in use across the State from 28.09.2023; all Joint Sub-Registrars process registrations only through it (17-03-2026) · read on 31-10-2026
    12. SOP & User Manual: PRIMME (Registration Made Easy), 2023Registration and Stamps Department, Government of Andhra Pradesh, Index 1(a)–20(f) (login by email, mobile or Aadhaar with OTP; new document; sale, mortgage or gift; office; consideration; stamp papers; link documents; parties; schedule (Rural for agricultural land, Urban for a plot, house or flat); slot booking; check slip, acknowledgment, English and Telugu documents, Form 60/61, slot booking slip); page 6 (Documents, Payments, Slot Booking, Reports); page 20 (SOP at the Sub-Registrar end: PRIMME report, check slip, photos and thumb impressions, CFMS challans); page 29 (the office's duty screen for a sale: stamp duty, transfer duty and registration fee payable) · read on 31-10-2026
    13. CARD PRIMME: Login – Public Data EntryRegistration and Stamps Department, Government of Andhra Pradesh, CARD PRIMME process flow (slot, payment, check slip, Form 60/61 if PAN is not available); sixteen-digit application ID to take to the office; data entry does not mean the document is accepted · read on 31-10-2026
    14. Anywhere RegistrationRegistration and Stamps Department, Government of Andhra Pradesh, Joint Sub-Registrars of a registration district: any property in the district can be registered at any of their offices · read on 31-10-2026
    15. Photographs and fingerprints as per section 32A of Registration Act, 1908 (C&IGR&S Circular Memo No G1/8539/99, 19-04-2000)Registration and Stamps Department, Government of Andhra Pradesh, The form: left thumb impression in black ink, passport size photograph (black & white), name and permanent postal address of the presentant, seller or buyer · read on 31-10-2026
    16. G.O.Rt.No.1094, 12.07.2013: revised Citizen's Charter of the Registration and Stamps DepartmentRevenue (Registration.I) Department, Government of Andhra Pradesh (on the Registration and Stamps Department website), Service standards items 1 (registration of document: 24 hours), 6 (Sub-Registrar's reference under section 47-A: 7 days) and 17 (District Registrar: 45 days); note on 24 hours; grievance redress (District Registrar for Sub-Registrar offices); indicative expectations (section 32-A form, ID proofs, link documents, municipal tax receipts, pattadar passbooks) (12-07-2013) · read on 31-10-2026
    17. Prohibited Properties (search by district, mandal, village and door number)Registration and Stamps Department, Government of Andhra Pradesh, Urban Properties; Rural Properties · read on 31-10-2026
    18. The Registration Act, 1908 (as published by the department)Registration and Stamps Department, Government of Andhra Pradesh, Section 72 (appeal to the Registrar within thirty days of a Sub-Registrar's order refusing registration, other than for denial of execution); 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 31-10-2026
    19. Foreign Exchange Management (Non-debt Instruments) Rules, 2019 (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) (NRI or OCI: purchase, gift from a relative, inheritance, transfer; payment through banking channels or a non-resident account), rule 25 (spouse), rule 28 (holders of a Long Term Visa), rule 31 (citizens of certain countries) (17-10-2019) · read on 31-10-2026
    20. 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), Paras 1.1 (lease up to five years), 1.2 (section 6(5) of FEMA), 3.1–3.3 (NRI and OCI: purchase, gift, inheritance, transfer, payment from NRE / FCNR(B) / NRO accounts), 4 (spouse), 9 (citizens of certain countries; not OCIs), 10.4, 10.5; Annex (Government of India press release, 1 February 2009: states to check eligibility under FEMA before registering; travel documents and visa) (01-09-2022) · read on 31-10-2026
    21. Notification S.O. 1050(E), 4 March 2021: rights of an Overseas Citizen of India CardholderMinistry of Home Affairs, Government of India (The Gazette of India, Extraordinary), Para (4)(iii): parity with NRIs in the purchase or sale of immovable property other than agricultural land, farm house or plantation property (04-03-2021) · read on 31-10-2026
    22. Promoting Inclusive Legal SystemNational Legal Services Authority (NALSA), NALSA Helpline Number 15100 · read on 31-10-2026
    23. EC & CC ServiceRegistration and Stamps Department, Government of Andhra Pradesh, "Certified Copy(CC)": certified copies of registered documents online; CC User Manual · read on 01-11-2026