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Buying A Home? Here's How You Register Property In Mumbai

Blox Social
Posted on
Sep 27, 2023

Owning a residential property in Mumbai is a significant accomplishment, both personally and financially. Real estate properties are always in high demand, and it is a dream for every Mumbaikar to own one. However, it is crucial to register your property to establish your legal ownership of it. By paying the registration fee and stamp duty and completing the registration process, you ensure that you are the legal owner of the property.

Registration of property in Mumbai

Sections 28 and 30 of the Registration Act, 1908 authorise the Sub-Registrar of any district to register the sale of an immovable property that lies within the jurisdiction of the office. So, when you purchase a flat, apartment, or building in Mumbai, you must first find out the relevant sub-registrar's office for the location of your new home. The registration fee and the stamp duty can be paid online for convenience and expediency, but the registration of a property in Mumbai will involve visits to the sub-registrar's office as well.

Stamp duty and registration charges in Mumbai

The Bombay Stamp Act 1958, also known as the Maharashtra Stamp Act, mandates the payment of stamp duty for any flat, apartment, or property in the Mumbai suburbs. The amount of stamp duty to be paid depends on the location and value of the property, as well as the gender of the owner. You can refer to the table provided here to determine the exact amount that needs to be paid.

Area in Mumbai

Stamp duty (when the buyer is a man)

Stamp duty (when the buyer is a woman)

Registration charges

Within the municipal limits

6% of property value

5% of property value

1% of property value

Within municipal council/ panchayat/ cantonment area within MMRDA

4% of property value

3% of property value

1% of property value

Within gram panchayat

3% of property value

2% of property value

1% of property value

Things to remember – 

  • A woman who buys property in Mumbai is liable to pay a lower stamp duty than male homebuyers. However, if a woman jointly buys property with a man, the stamp duty on the property will be the same as for male homebuyers.
  • If a property is acquired as a gift, a gift deed will have to be registered with the sub-registrar. The stamp duty on such a property is 3% of the property value.
  • The property value is defined as the negotiated price for the property or the ready reckoner rate for the location and type of property, whichever is higher. 

Property Registration Process

The Inspector General of Registration and Controller of Stamps (IGR) is responsible for the registration of any property in Mumbai. This can be done by visiting the local sub-registrar's office. 

  1. Collect the property registration form. 
  2. Fill in the property details, such as address and property value.
  3. Fill in the personal details of the buyer and the seller.
  4. Submit the form to the sub-registrar for verification. 
  5. Once the application is verified by the sub-registrar's office, you can pay the registration fee and stamp duty payment online.
  6. Print the e-challan or the receipt for the payment.
  7. Visit the sub-registrar's office for the execution of the registration deed.

Process of paying stamp duty and registration fees online

  • Login to the Government Receipt Accounting System portal at 
  • To the left of the site, you will find a link that reads ‘New User Registration’. Click this link and register yourself by filling in your personal information. 
  • Login to the system using your newly registered ID and password
  • Choose the option “Citizen”. Here, you will have the option to pay the registration fee, stamp duty, or both.
  • When you select one of these options, you will get a form. Select the district and the appropriate sub-registrar's office.
  • Fill out the property details, such as the address and the property value.
  • You will also need to fill in your (buyer’s) and the seller’s information.
  • Next, you can make the payment through net banking, credit or debit card, and e-wallet.
  • Save the receipt or the e-challan.

When you visit the sub-registrar's office with the e-challan, you will need the following documents to complete the registration process - 

  • Buyer and seller's Aadhar cards, photographs, and PAN numbers
  • Original sale deed and a verified copy
  • Sale agreement between buyer and seller
  • Construction completion certificate
  • Property register card
  • Municipal card
  • NOC for the land acquisition (in accordance with the Land Ceiling Act)

The entire process, from the collection of forms to receiving the registration deed with the property registration number, may take more than a month. However, once this is done, the authenticity of your ownership is established, and public records are updated by the sub-registrar's office. 

Real Estate