How To · Telangana · Property and Mutation
How to Register Property and Apply for Mutation in Telangana
Buying property in Telangana takes two separate legal steps that people often confuse. First you register the sale deed with the Revenue Department and the Registration and Stamps Department, Telangana, which makes the transaction legal. Then you apply for mutation so the revenue record, the Pattadar Passbook and the ROR-1B (for agricultural land), is updated to show you as the holder. Registration alone does not change the land record, and skipping mutation is the most common reason a buyer later struggles to sell, mortgage or defend the property. This page explains both steps for Telangana: which portal to use, what documents you need, how stamp duty and the registration fee are worked out, how to apply for mutation and check the record, and what to do when a mutation is refused or an ownership or boundary fight begins. Last verified October 2026.
- Two steps: register the sale deed, then apply for mutation; registration alone does not update the record.
- Register at: Dharani (agricultural) / IGRS Telangana (non-agricultural) (https://dharani.telangana.gov.in).
- Record of rights: the Pattadar Passbook and the ROR-1B (for agricultural land), viewable on Dharani / Pattadar Passbook (ROR-1B) (https://dharani.telangana.gov.in).
- Stamp duty: charged on the higher of the market value fixed by the Registration and Stamps Department and the sale price; confirm the current rate.
- Disputes: a refused mutation or a title or boundary fight goes to a revenue or civil court.
01The two steps: registration and mutation
In Telangana, taking clean title to property is two jobs, not one:
- Registration records the sale deed with the Revenue Department and the Registration and Stamps Department, Telangana on Dharani (agricultural) / IGRS Telangana (non-agricultural). This is what makes the sale legally valid and creates the registered document.
- Mutation updates the revenue record, the Pattadar Passbook and the ROR-1B (for agricultural land), to show you as the new holder. This is what the government, utilities and future buyers rely on.
Telangana is unusual: for agricultural land, Dharani is a single integrated portal where registration and mutation happen in one slot-booked transaction, which removes the usual separate mutation step. Non-agricultural and urban property do not go through Dharani; they register through the Registration and Stamps Department and mutate through the municipality.
02Documents you need
Keep these ready for registration and mutation:
- The draft sale deed and the prior title documents (the seller's deed and the chain of title).
- Identity and address proof of buyer, seller and witnesses (Aadhaar, PAN).
- The latest Pattadar Passbook and the ROR-1B (for agricultural land) extract and the survey or plot number.
- Encumbrance certificate, the latest property-tax or land-revenue receipt, and an up-to-date no-dues position.
- Passport photos, PAN for the stamp-duty value threshold, and the e-stamp or payment proof.
A title check before you register is worth the effort: read the chain of registered deeds and the Pattadar Passbook and the ROR-1B (for agricultural land) together, because a mismatch between them is the usual root of a later dispute.
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03How to register the sale deed
- Prepare the deed and value the property. Work out the market value fixed by the Registration and Stamps Department for the property, because stamp duty is charged on the higher of that value and the actual price.
- Pay stamp duty and fee. Buy the e-stamp and pay the registration fee online through Dharani (agricultural) / IGRS Telangana (non-agricultural).
- Book a slot. Book an appointment at the Sub-Registrar office on Dharani (agricultural) / IGRS Telangana (non-agricultural) (https://dharani.telangana.gov.in).
- Execute and register. Buyer, seller and witnesses appear at the Sub-Registrar office with originals for biometric or photo verification; the deed is registered and a registration number issued.
- Collect the registered deed. Download or collect the registered deed once it is scanned and returned.
Confirm the exact portal steps on Dharani (agricultural) / IGRS Telangana (non-agricultural), which are updated from time to time.
04Stamp duty and registration fee
Stamp duty in Telangana is a percentage of the property value, charged on the higher of the market value fixed by the Registration and Stamps Department and the stated consideration, plus a registration fee. Rates differ by the type of property, the buyer and, in some cases, the gender of the buyer, and they change from time to time, so check the current rate on Dharani (agricultural) / IGRS Telangana (non-agricultural) before you pay.
| Charge | How it is worked out |
|---|---|
| Stamp duty | A percentage of the higher of the market value fixed by the Registration and Stamps Department and the sale price |
| Registration fee | A separate percentage or capped fee on the same value |
| Mutation fee | A small fixed fee charged by the revenue body for mutation |
Do not rely on a single headline percentage; the exact figure depends on your property and the current notification.
05How to apply for mutation
For agricultural land, Telangana does registration and mutation together on Dharani: you book a slot, the deed is registered, and the Pattadar Passbook is updated in the same flow, so there is no separate mutation filing. For non-agricultural and urban property, register through the Registration and Stamps Department (IGRS Telangana) and get the mutation done through the local body (for example GHMC).
- Apply for mutation with the registered deed, your identity proof and the Pattadar Passbook and the ROR-1B (for agricultural land) details.
- The revenue officer verifies the application, may call for objections, and then passes the mutation order.
- Once ordered, the Pattadar Passbook and the ROR-1B (for agricultural land) is updated to your name. Keep the mutation order and the updated record.
06Check the record and common problems
After mutation, verify the Pattadar Passbook and the ROR-1B (for agricultural land) on Dharani / Pattadar Passbook (ROR-1B) (https://dharani.telangana.gov.in) shows you as the holder. Common problems:
- Registered but not mutated. The deed is registered but the record still shows the seller. Apply for mutation; registration does not update the record on its own.
- Objection filed. A co-owner, heir or neighbour objects, and the mutation is held up until the revenue officer decides.
- Wrong area or boundary. The record or the map does not match the ground; a survey correction is needed.
- Old record not updated by survey. A resurvey record and the older record differ; check both and get them reconciled.
07When it becomes a dispute
Mutation and title problems do not always stay in the record office. A refused mutation, an objection by a co-owner or heir, a double sale, or a boundary fight is decided by a revenue court (in Telangana, the for agricultural land, the Tahsildar and the revenue grievance route under Dharani, with the RDO and Collector above; a title dispute goes to the civil court) or, for ownership and possession, by a civil court. Either way it becomes a formal case with a case number and hearing dates to follow.
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If your Telangana property turns into a mutation, title or boundary dispute before a civil or revenue court, you can create a FREE Claw account and track the suit by case or party number across the court or revenue authority that hears it. Claw covers 9,102 courts, benches and forums in India and returns results in under 5 seconds, and its judgment search spans 30 crore+ judgments, with Supreme Court decisions from 1950 and High Court decisions from 1990, so you can see how similar mutation and title fights have been decided. Claw does not train its AI models on your documents. This is general information and a tracking tool, not legal advice on your property.
08Sources and further reading
- Dharani (agricultural) / IGRS Telangana (non-agricultural) (registration): dharani.telangana.gov.in
- Dharani / Pattadar Passbook (ROR-1B) (land record and mutation): dharani.telangana.gov.in
- eCourts (case status): ecourts.gov.in
- Claw: clawlaw.in
This page is general information for readers in India, not legal advice. Portal steps, stamp duty and fees in Telangana change, so confirm against the official sources, and a title check for any specific property needs a lawyer.
09Frequently asked questions
What is the difference between registration and mutation in Telangana?
Registration records the sale deed with the Revenue Department and the Registration and Stamps Department, Telangana and makes the sale legal. Mutation updates the revenue record, the Pattadar Passbook and the ROR-1B (for agricultural land), to show you as the holder. You must do both; registering the deed does not update the land record by itself.
How do I register property in Telangana?
Value the property, pay stamp duty and the registration fee through Dharani (agricultural) / IGRS Telangana (non-agricultural), book a Sub-Registrar appointment, and appear with the seller and witnesses to execute and register the deed. Then collect the registered deed and apply for mutation.
How is stamp duty worked out in Telangana?
Stamp duty is a percentage of the property value, charged on the higher of the market value fixed by the Registration and Stamps Department and the actual price, plus a registration fee. Rates change and depend on the property and buyer, so check the current rate on Dharani (agricultural) / IGRS Telangana (non-agricultural) before paying.
How do I apply for mutation in Telangana?
For agricultural land, Telangana does registration and mutation together on Dharani: you book a slot, the deed is registered, and the Pattadar Passbook is updated in the same flow, so there is no separate mutation filing. For non-agricultural and urban property, register through the Registration and Stamps Department (IGRS Telangana) and get the mutation done through the local body (for example GHMC).
Is mutation separate from registration in Telangana?
For agricultural land, no. Dharani registers the sale and updates the Pattadar Passbook in the same slot-booked transaction. For non-agricultural or urban property, mutation is a separate step with the local body after registration.
What if my mutation is refused or someone else claims the property?
A refused mutation, an objection by a co-owner or heir, a double sale or a boundary fight is decided by a revenue court (for agricultural land, the Tahsildar and the revenue grievance route under Dharani, with the RDO and Collector above; a title dispute goes to the civil court) or, for ownership, a civil court. It becomes a formal case with a case number and hearing dates you need to track.