Maharashtra IGRS — Property Registration Online, Stamp Duty & e-Search (2026)

Buying property in Maharashtra? Every sale deed, gift deed, or lease agreement must be registered with the Inspector General of Registration and Stamps (IGRS) department through the official portal — igrmaharashtra.gov.in. This guide walks you through the entire process: stamp duty, online e-Filing, slot booking, Sub-Registrar office visit, and property search.

See our property registration guide for general information.

What Is IGRS Maharashtra?

The Inspector General of Registration and Controller of Stamps (IGR) is the Maharashtra state authority responsible for:

• Registration of property documents (sale deeds, agreements, leases, gift deeds)
• Collection of stamp duty and registration fees
• Maintenance of property records (Index-II)
• Publication of Annual Statement of Rates (Ready Reckoner / ASR)
• e-Search facility for public property record access

The department operates through Sub-Registrar Offices (SROs) across all districts, with online services available at igrmaharashtra.gov.in.

Stamp Duty Rates in Maharashtra (2026)

Stamp duty in Maharashtra varies by location, property type, and gender of the buyer.

Stamp Duty for Property Sale (Conveyance Deed)

Note: The 1% concession for female buyers applies when the property is purchased solely in a woman's name or as the first-named buyer in joint ownership. The above rates include the base stamp duty + Local Body Tax (LBT) surcharge + metro cess where applicable.

Stamp Duty Breakdown (Example: Pune Municipal Corporation)

Registration Charges

Registration fee is capped at ₹30,000 regardless of property value. This is the same for all buyers.

Stamp Duty for Other Document Types

Documents Required for Property Registration

Prepare these documents before starting the online process:

Mandatory Documents

1. Original sale deed / agreement (drafted by your advocate)
2. PAN card of all parties (buyer and seller)
3. Aadhaar card of all parties
4. Passport-size photographs (2 each for buyer, seller, and witnesses)
5. Property card / 7/12 extract (for land)
6. Previous sale deed or chain of title documents
7. Stamp duty payment receipt (e-Stamp or franking)
8. Society NOC (for resale flats in cooperative housing societies)
9. Encumbrance certificate (recommended)
10. Two witnesses with valid photo ID

Additional Documents (If Applicable)

• Builder-Buyer Agreement (for new flats)
• RERA registration certificate
• Commencement Certificate / Occupancy Certificate
• Bank loan sanction letter (if loan-funded purchase)
• Power of Attorney (if signing through PoA holder)

Step-by-Step: Online Property Registration Process

Maharashtra uses the iSarita 2.0 system. Here's the complete flow:

Step 1: Pay Stamp Duty

You can pay stamp duty through:

• e-Stamp (e-SBTR): Purchase from authorised SHCIL centres or online via pay2igr.igrmaharashtra.gov.in
• Franking: Pay at authorised bank branches (HDFC, SBI, etc.)
• Physical stamp paper: Available at licensed vendors (less common now)

Tip: e-Stamp is the fastest and most secure method. You get a unique certificate number that can be verified online.

Step 2: Public Data Entry (PDE) — e-Filing

1. Visit pdeigr.maharashtra.gov.in
2. Register / login with your credentials
3. Select your district and Sub-Registrar Office (SRO)
4. Choose the document type (e.g., Sale Deed, Agreement to Sale)
5. Enter details:
   • Property description (survey number, CTS number, flat number, area)
   • Party details (buyer, seller — name, PAN, Aadhaar, address)
   • Consideration amount (sale price)
   • Stamp duty and registration fee details
6. Upload the scanned document (PDF of the drafted deed)
7. Submit and note the PDE number / token number

Step 3: Book Appointment Slot (eStepin)

1. After PDE submission, use the eStepin facility
2. Select your SRO and choose an available date and time slot
3. Confirm the appointment — you'll receive an SMS/email with the token
4. Print the appointment slip

Important: Walk-ins are generally not accepted. Slot booking is mandatory in most urban SROs.

Step 4: Visit the Sub-Registrar Office (SRO)

On your appointment date:

1. All parties must be present — buyer, seller, and 2 witnesses
2. Carry original documents plus one photocopy set
3. Carry valid photo ID (Aadhaar preferred) for biometric verification
4. The SRO staff will verify your PDE data and documents
5. Biometric capture — thumb impression and photograph of all parties
6. Document scanning — the original deed is scanned into the system
7. Pay registration fee (if not already paid online)
8. Receive the registration number and acknowledgment

Step 5: Collect Registered Document

• The registered document is usually available for collection within 15–30 minutes at computerised SROs
• You'll receive the original deed with the registration endorsement stamped on it
• A digital copy is stored in the IGRS database and accessible via e-Search

e-Search: How to Search Property Records Online

The e-Search portal lets you check property transaction history, previous owners, and encumbrance status.

How to Use e-Search

1. Visit esearchigr.maharashtra.gov.in
2. Select search type:
   • By document details (registration year, document number)
   • By party name (buyer or seller name)
   • By property details (survey/CTS number, village)
3. Select district and SRO
4. Enter search criteria and submit
5. Results show: document type, registration date, parties, property description

e-Search Fees

Tip: e-Search records are available from 2000 onwards for most SROs. For older records, you'll need to visit the SRO in person.

Ready Reckoner Rates (Annual Statement of Rates)

The Ready Reckoner (ASR) is the government-determined minimum property value used for stamp duty calculation. Even if your actual transaction price is lower, stamp duty is calculated on the Ready Reckoner value or the transaction value — whichever is higher.

How to Check Ready Reckoner Rates

1. Visit igrmaharashtra.gov.in/eASR
2. Select: Division → District → Taluka → Village/Zone
3. Choose property type (residential, commercial, industrial, land)
4. View the rate per square metre

Key Facts About ASR

• Published annually (usually effective from January each year)
• Rates vary by zone, road, and property type within the same city
• Mumbai typically has the highest rates in the state
• ASR rates generally increase 3–10% year-on-year

How to Check Encumbrance (Property Search)

Checking encumbrance ensures the property has no pending loans, disputes, or legal claims.

Methods to Check

1. e-Search portal — Search by property details to see all registered transactions
2. Encumbrance Certificate (EC) — Apply at the SRO with property details
3. Bank verification — If taking a home loan, the bank's legal team conducts independent encumbrance checks

What to Look For

• Any existing mortgage or charge on the property
• Pending litigation or court orders
• Multiple sale deeds for the same property (fraud indicator)
• Unpaid property tax liens
• Society dues or maintenance arrears

Common Issues and Solutions

1. PDE Rejection or Errors

Problem: Data mismatch between PDE form and actual documents. Solution: Double-check all names (as per PAN/Aadhaar), property details, and amounts before submission. You can edit PDE data before the SRO visit.

2. Slot Not Available

Problem: No appointment slots available at your preferred SRO. Solution: Try early morning (slots open around 10 AM for future dates). Consider nearby SROs in the same district — any SRO within the district can register your property.

3. Biometric Failure

Problem: Fingerprint not matching during biometric verification. Solution: Carry an alternate biometric method. If fingerprints are worn (elderly/labourers), the SRO may accept iris scan or manual override with additional ID proof.

4. Stamp Duty Shortfall

Problem: SRO says stamp duty paid is less than required (usually due to Ready Reckoner value being higher). Solution: Pay the deficit amount at the SRO. You can pay the additional stamp duty via demand draft or online.

5. Property Not Found in e-Search

Problem: Old transactions don't appear. Solution: Records before 2000 may not be digitised. Visit the SRO in person and request a manual search or certified copy.

6. Name Mismatch Between Documents

Problem: Name on sale deed differs from PAN/Aadhaar. Solution: Carry a gazette notification for name change, or an affidavit of name correction. Match the name exactly as per PAN card in the deed.

Important Contact Information

Frequently Asked Questions

Q: Can NRIs register property in Maharashtra? Yes. NRIs can register through a Power of Attorney (PoA) holder. The PoA must be notarised and apostilled from the country of residence. The PoA holder attends the SRO on behalf of the NRI.

Q: Is property registration mandatory for all agreements? Yes. Under the Registration Act, 1908, any document transferring immovable property worth more than ₹100 must be registered. Unregistered documents are not admissible as evidence in court.

Q: How long is a Leave & Licence agreement valid without registration? Leave & Licence agreements up to 60 months can be registered. However, agreements exceeding 12 months should always be registered for legal protection.

Q: Can I register property online without visiting the SRO? No. Physical presence at the SRO is mandatory for biometric verification of all parties. The e-Filing (PDE) and slot booking are done online, but the final registration requires an in-person visit.

Q: What happens if I don't pay stamp duty or pay less? The document can be impounded by the registrar. A penalty of up to 2% per month (maximum 400% of the deficit amount) can be levied under the Maharashtra Stamp Act.

Last updated: February 2026. Stamp duty rates and procedures may change — always verify current rates on the official IGRS portal before proceeding.