Dharani Telangana: Land Record & Registration Online

Dharani is the integrated land records and registration portal of the Telangana government. Through dharani.telangana.gov.in, you can check Pahani (land record), register property, obtain encumbrance certificates, and book registration slots. This guide covers the complete process.

Disclaimer: CitizenNest is an independent informational platform and is not affiliated with any government department. Always verify details on official government portals.

Key Terms in Telangana Land Records

How to Check Pahani (Land Record) Online

Step-by-Step Process

1. Visit dharani.telangana.gov.in
2. Click on "Known Your Land Status" or "Pahani"
3. Select your District (జిల్లా)
4. Select Mandal (మండలం)
5. Select Village (గ్రామం)
6. Choose search method:
   • Survey Number — Enter your survey number
   • Pattadar Name — Search by landowner name
   • Aadhaar Number — Search by linked Aadhaar
   • Khata Number — By account number
7. Enter the details
8. Click "Search" or "వెతకండి"
9. The Pahani will display with: pattadar name, extent, classification, survey number, and encumbrance status

How to Register Property on Dharani

Telangana has moved property registration to the Dharani portal:

Step-by-Step Process

1. Visit dharani.telangana.gov.in
2. Click on "Property Registration"
3. Create an account or log in with your credentials
4. Select registration type:
   • Sale Deed
   • Gift Deed
   • Mortgage
   • Partition
   • Settlement
5. Enter property details: survey number, extent, location
6. Enter buyer and seller details with Aadhaar numbers
7. Upload required documents (sale agreement, Aadhaar, etc.)
8. Pay stamp duty and registration fee online
9. Book a slot at the SRO (Sub-Registrar Office)
10. Visit the SRO on the booked date with both parties and witnesses
11. Complete biometric verification
12. The registered deed will be available for download on Dharani

Stamp Duty and Registration Fees

Note: Rates are indicative and may be revised by the Telangana government. Check the Dharani portal for current rates.

How to Get Encumbrance Certificate (EC)

1. Visit dharani.telangana.gov.in
2. Click on "Encumbrance Certificate" or go to registration.telangana.gov.in
3. Select SRO jurisdiction
4. Enter property details: document number, year, or survey number
5. Select the period for which EC is needed (e.g., last 15 years)
6. Pay the fee online (approximately ₹200 for first year + ₹100 per additional year)
7. The EC will be generated and available for download

How to Book Registration Slot

1. Log in to dharani.telangana.gov.in
2. Click on "Slot Booking" under Property Registration
3. Select SRO (Sub-Registrar Office) based on property location
4. Choose an available date and time
5. Enter the application reference number from your registration application
6. Confirm the slot
7. You'll receive an SMS with slot confirmation details
8. Visit the SRO at the appointed time with all parties and documents

Documents Required for Property Registration

• Sale agreement (signed by both parties)
• Aadhaar card of buyer, seller, and 2 witnesses
• PAN card (if property value exceeds ₹10 lakh)
• Encumbrance certificate (for the last 13-30 years)
• Latest property tax receipt
• Pahani/land record showing current ownership
• Passport-size photographs
• Power of Attorney (if applicable)

Important Tips

1. Complete Aadhaar linking — Both buyer and seller must have Aadhaar linked to their Dharani profile for registration.
2. Book slots early — Popular SROs have limited slots. Book as soon as your application is approved.
3. Check EC thoroughly — Get an Encumbrance Certificate for at least the last 15 years before buying property.
4. Pahani shows real-time status — Dharani's Pahani is updated after registration, unlike other states where mutation is separate.
5. Save your login credentials — You'll need your Dharani account for future transactions and document downloads.

Common Issues and Solutions

Related Guides

• See our Meebhoomi AP guide for Andhra Pradesh land records
• Check our Aadhaar card guide for Aadhaar services
• For encumbrance certificates in other states, see our property registration guide

FAQs

What is Dharani portal in Telangana?

Dharani (dharani.telangana.gov.in) is the integrated land records and property registration portal of the Telangana government. It combines land records (Pahani), property registration, encumbrance certificates, and mutation into a single online platform.

How can I check my land record in Telangana online?

Visit dharani.telangana.gov.in, click on "Know Your Land Status" or "Pahani", select your District, Mandal, and Village, then search by survey number, pattadar name, or Aadhaar number.

How do I register property in Telangana through Dharani?

Create an account on Dharani, submit a property registration application with buyer/seller details, upload documents, pay stamp duty online, book a slot at the SRO, and visit on the appointed date for biometric verification and completion.

What is the stamp duty for property registration in Telangana?

Stamp duty for sale deeds in Telangana is 4% of the property value, plus 0.5% registration fee. For gift deeds within family, it is 1%. These rates are subject to government revision.

How do I book a registration slot on Dharani?

Log in to dharani.telangana.gov.in, go to Slot Booking, select your SRO, choose an available date and time, enter your application reference number, and confirm. You'll receive an SMS confirmation.

What is an Encumbrance Certificate and how to get it in Telangana?

An Encumbrance Certificate (EC) shows whether a property has any pending loans, mortgages, or legal claims. Apply on the Dharani portal or registration.telangana.gov.in by entering property details and paying the fee online.

Is mutation automatic after registration on Dharani?

Yes, in Telangana, mutation is automatically processed after property registration through the Dharani portal. The Pahani is updated within 7-15 working days without a separate application.