Property Registration Process in Andhra Pradesh [2026 Guide]

The official portal for property registration in Andhra Pradesh is IGRS AP at registration.ap.gov.in, run by the Registration and Stamps Department. You enter the sale deed online through CARD PRIMME, pay the stamp duty challan, book a slot, and then visit the Sub-Registrar Office (SRO) with the seller and two witnesses. For a standard sale deed, budget about 7.5% of the market value: 5% stamp duty, 1.5% transfer duty and 1% registration fee.

Last verified 28 Oct 2026 against registration.ap.gov.in and the sources listed at the end.

In short

What is IGRS AP, and which website is official?

IGRS AP is the online service of the Registration and Stamps Department, Government of Andhra Pradesh. The official address is https://registration.ap.gov.in. People search for it as "igrs ap", "igrsap", "AP registration" or "stamps and registration AP". All of these mean the same portal.

From the home page you can reach:

• Document Entry & Registration (CARD PRIMME): public data entry for sale, gift and mortgage deeds
• Slot Booking Service: book your visit to the SRO
• CFMS Challan Create/Payment and Check/Verify CFMS Challan: pay stamp duty and fees
• Duty Fee Calculator: the official figure for your document
• Property Value: the government market value for your property
• Prohibited Properties: the Section 22-A prohibited-property search
• EC Search and Certified Copy: encumbrance certificates and copies of registered deeds
• Find SRO: the office for your village or ward

On 17 March 2026 the department issued a notification. It confirms that CARD PRIMME has run across the state since 28 September 2023. All Joint Sub-Registrars now process registration only through CARD PRIMME. PRIMME stands for "Property Registration Integration Mutation Made-Easy".

Do not confuse AP with Telangana. Dharani, now Bhu Bharati, is Telangana's system. In AP, registration is on registration.ap.gov.in and land records are on Meebhoomi. For the Telangana process, see our Telangana registration guide.

How do I register property in Andhra Pradesh? (step by step)

These steps follow the department's own CARD PRIMME user manual.

Step 1: Check the title before you pay anything

Do this before the deed is drafted. The SRO will not check title for you (see the section below). At minimum:

• Get an encumbrance certificate (EC) from EC Search on registration.ap.gov.in. See our AP EC guide.
• Run the Prohibited Properties search for the survey number.
• Check the Adangal and 1-B on Meebhoomi. The seller's name and extent must match the deed.
• Trace the title chain. Banks usually ask for 30 years. See 13-year vs 30-year title search.

Step 2: Create a login on CARD PRIMME

1. Open registration.ap.gov.in and click PRIMME (Document Entry & Registration).
2. Existing users log in with email, mobile number or Aadhaar and an OTP.
3. New users click New Registration, fill the mandatory fields and verify the OTP.

Step 3: Enter the document (Public Data Entry)

1. Click Documents, then New Document.
2. Choose data entry only, or data entry with document generation.
3. Select the type of registration (Sale, Mortgage, Gift) and the nature of document (for example, Sale Deed).
4. Select the Sub-Registrar Office. Enter the consideration value and the execution date and stamp paper details.
5. Add the link document: the seller's earlier registered deed (district, SRO, document number, year).
6. Add the executants (sellers) and claimants (buyers), plus any representative.
7. Enter the property schedule. Pick the jurisdiction district and SRO where the property is located. Choose Rural for agricultural land and Urban for a plot, house or flat.
8. Add covenants and attach enclosures.

Step 4: Pay stamp duty, transfer duty and fees

After the document is finished, use Payments in PRIMME or CFMS Challan Create/Payment on the portal. Keep the challan number. You can check it with Check/Verify CFMS Challan.

Step 5: Book the slot

Click Slot Booking, select the document, pick a date, and pick an available time slot. From Reports you can download the check slip, the slot acknowledgement, the slot booking slip, the English or Telugu document and Form 60/61.

Step 6: Visit the SRO on your slot

• The seller (executant) must be present to admit execution, or an agent with a power of attorney attested as the Registration Act requires.
• Bring two identifying witnesses. The registering officer may refuse registration without them.
• Bring originals of the title documents, ID proof, and the challan.
• The SRO verifies identity through Aadhaar e-KYC and completes registration with e-sign.

Step 7: After registration

• Collect the registered document, or download it as the SRO instructs.
• Check on Meebhoomi that the mutation went through. Meebhoomi offers "Mutation for Transactions" if you need to apply. See our mutation guide.
• Transfer the property tax, electricity and water connections to your name.

How much is stamp duty and registration fee in AP?

Example: a property with a market value of ₹50 lakh

• Stamp duty: ₹50,00,000 × 5% = ₹2,50,000
• Transfer duty: ₹50,00,000 × 1.5% = ₹75,000
• Registration fee: ₹50,00,000 × 1% = ₹50,000
• Total: ₹3,75,000, plus user charges, legal fees and any home-loan costs

Three things to know:

1. Always confirm with the official Duty Fee Calculator. Gift, settlement, partition and agreement-of-sale rates differ. Published guides disagree on some of them, including whether women buyers get any concession. Treat the calculator figure as final.
2. Market value, not your price. Stamp duty is charged on the higher of the two. If you disagree with the SRO's value, the department's FAQ explains the Section 47-A route. The SRO refers the document to the District Registrar after you deposit 50% of the deficit duty.
3. Underpaid duty follows the property. The department warns that AP law can create a charge on the property for deficit stamp duty in an earlier deed. The current owner may have to pay it. Check that every deed in the chain was properly stamped.

For other states, see our state-wise stamp duty guide.

How do I check the market value (guideline value) in AP?

Use Property Value on registration.ap.gov.in. Select district, mandal and village (rural) or ward and block (urban). AP revises these values periodically. A general revision of market values and building structure rates took effect in 2025. A further urban revision was reported effective 1 February 2026. Do not budget from an old printout. Check the live figure on the day you finalise the price. Background: guideline value and circle rate explained.

What documents are needed for property registration in AP?

From the seller

• Original title deed and the earlier link documents
• Encumbrance certificate
• Adangal / 1-B extract (agricultural land) or the latest property tax receipt (urban property)
• Aadhaar and PAN
• If the seller acts through an agent: the registered power of attorney. See GPA vs SPA.

From the buyer

• Aadhaar and PAN (or Form 60/61, which PRIMME generates)
• Passport-size photographs

For the property

• Approved building plan and occupancy certificate for buildings
• Land conversion order if agricultural land is used for non-agricultural purposes
• Society or association no-dues letter for flats

At the SRO: two identifying witnesses, the challan, the check slip and the slot booking slip.

What does registration NOT prove about title?

This is the most common misunderstanding. A registered sale deed proves that a transfer was recorded. It does not prove that the seller had good title to transfer.

The department's own Property Purchase FAQ says it plainly: "If the seller's title is defective, you will get only defective title."

How to check this yourself:

Section 22-A in brief. The AP amendment to the Registration Act bars registration of certain transfers. Examples: property whose transfer a statute prohibits, government land sold by persons not empowered to sell it, and endowment land beyond the stated limits. If your survey number is on the list, the SRO must refuse. If a deal is refused, see what to do when the SRO refuses under 22-A. Also read how to check the prohibited property list.

More on this: why registration does not prove ownership and why a clean EC is not enough.

If you want this checked before you pay, LegiScore prepares a title-search report for Andhra Pradesh properties. It covers the title chain, EC entries, prohibited-list status and court cases. Get a LegiScore title-search report →

What is Bhu-Aadhaar (ULPIN), and does it prove ownership?

The Unique Land Parcel Identification Number (ULPIN), called Bhu-Aadhaar, is a 14-digit alphanumeric code based on geo-coordinates. It gives a land parcel a permanent identity. By November 2025, ULPIN had been assigned to over 36 crore land parcels across 29 States and UTs, according to the Department of Land Resources.

A ULPIN identifies the land. It does not say who owns it or whether the title is clean. You still need the EC, the title chain and the 22-A check.

Frequently Asked Questions

What is the official IGRS AP website?

The official website is registration.ap.gov.in, run by the Registration and Stamps Department, Government of Andhra Pradesh. Document data entry happens on CARD PRIMME, which you open from the same portal.

How do I book a registration slot in Andhra Pradesh?

Log in to CARD PRIMME with an OTP and finish the document entry. Pay the challan. Then click Slot Booking, select the document, choose a date and an available time slot, and download the slot booking slip.

What is the total cost of registering a property in AP?

For a standard sale deed, about 7.5% of the market value: 5% stamp duty, 1.5% transfer duty and 1% registration fee. On a ₹50 lakh property that is about ₹3.75 lakh. Confirm the exact figure on the official Duty Fee Calculator.

Is there a lower stamp duty for women in Andhra Pradesh?

Published guides disagree, and we could not confirm a concession from an official source. Enter your document type on the official Duty Fee Calculator before you rely on any discount.

Can I register property in AP fully online?

No. Data entry, payment and slot booking are online. The parties must still appear at the SRO for Aadhaar e-KYC and execution, with two identifying witnesses.

What is the time limit to register a sale deed in AP?

Present it within four months of execution. After that, the District Registrar may allow it within another four months, with a penalty of up to ten times the registration fee. After eight months it cannot be accepted.

How do I get an encumbrance certificate (EC) in AP?

Use EC Search on registration.ap.gov.in, or apply at the SRO. Our AP EC guide explains the steps and how to read the entries.

What is the difference between registration and mutation?

Registration records the deed at the SRO under the Registration Act. Mutation updates the owner's name in revenue records (Adangal / 1-B on Meebhoomi) or municipal records. Check Meebhoomi after registration. If the change is not there, apply through "Mutation for Transactions".

Does a registered sale deed guarantee clear title?

No. The SRO records the transfer. It does not certify that the seller owned the property or that it is free of claims. Check the title chain, EC, prohibited list and court cases before you pay.

Can an NRI register property in AP without travelling?

An NRI can act through an agent holding a power of attorney. The power must authorise the agent to present the document and admit execution. The department's FAQ says that if the principal lives outside India, it must be attested by a Consul, Vice-Consul, Notary Public or Magistrate. See our NRI property buying guide.

Is Dharani used in Andhra Pradesh?

No. Dharani, now Bhu Bharati, is Telangana's land-records system. In AP, registration is on registration.ap.gov.in and land records are on Meebhoomi. Buying in Telangana? See our Dharani guide.

Sources

• Registration and Stamps Department, Government of Andhra Pradesh: registration.ap.gov.in. Home page services; Notification dated 17.03.2026 on CARD PRIMME; CARD PRIMME SOP & User Manual (2023); Registration FAQ; Stamp Duty FAQ; Property Purchase FAQ; Transfer Duty schedule; Market value proceedings dated 17.12.2024.
• Meebhoomi, Revenue Department, Government of Andhra Pradesh: meebhoomi.ap.gov.in
• Press Information Bureau, Year-End Review 2025: Department of Land Resources (1 Jan 2026), on ULPIN.
• Rate cross-checks: Ujjivan Small Finance Bank and Godrej Properties guides to AP stamp duty (2025-26); The Realty Today report on AP urban land values from 1 February 2026.