IGRS Telangana: Property Registration, Encumbrance Certificate, Market Value & Stamp Duty
The IGRS Telangana portal is the government’s official website for property registration and related services, operated by the Registration & Stamps Department. It enables citizens to access Encumbrance Certificates (EC), verify property registration details, check market value (circle rates), pay stamp duty, book Sub‑Registrar Office (SRO) appointments, and download certified copies of documents.
Whether you are buying land, selling property, applying for a loan, or registering documents, IGRS Telangana ensures transparency and legal safety. This guide covers everything you need to know including Dharani vs IGRS, fees, timelines, prohibited properties, and loan approval processes.
What is IGRS Telangana?
IGRS (Integrated Grievance Redressal System) Telangana is a government‑run online registry system that records property transactions and stamp duty details across the state. It acts as a centralized database, helping buyers, sellers, and banks verify property information before finalizing deals.
With IGRS Telangana, you can:
- Search registered property details
- Download Encumbrance Certificates (EC)
- Check government‑approved property values (circle rates)
- Calculate stamp duty and registration charges
- Book appointment slots at Sub‑Registrar Offices
- Apply for certified copies of documents
- Verify prohibited properties before purchase
Official Website
👉 https://registration.telangana.gov.in
⚠️ Always use the official portal to avoid fraud or fake websites.
Why IGRS Telangana is Important
Property buyers often face risks such as:
- Hidden loans or mortgages
- Duplicate or fraudulent registrations
- Incorrect valuation of property
- Missing or forged documents
By verifying details on IGRS Telangana, you can avoid financial losses and legal disputes, making it a crucial step in property transactions.
Services Available on IGRS Telangana
1️⃣ Encumbrance Certificate (EC)
An EC shows whether a property has any financial or legal burden (loan, mortgage, or court case).
Why EC matters:
- Confirms property history
- Required for home loans and property loans
- Prevents disputes
How to check EC online:
- Visit the IGRS Telangana site
- Select Encumbrance Search
- Enter district, mandal, village, and property details
- Choose the time period (post‑1983 records available online)
- Submit to view EC records
📌 Nil EC means no encumbrances were found.
2️⃣ Market Value (Circle Rate) Search
Market value is the minimum rate fixed by the government for property transactions.
- Used to assess stamp duty and registration expenses.
- Can be checked for plots, flats, houses, and commercial properties
👉 Registration is based on whichever is higher – sale price or government‑fixed market value.
3️⃣ Stamp Duty & Registration Charges
Every property deal requires payment of:
- Stamp Duty
- Registration Fee (usually 1%)
- Transfer Duty (in some cases)
Benefits of online calculation:
- Avoids underpayment penalties
- Helps plan costs
- Speeds up registration
4️⃣ Property Registration Process
IGRS Telangana offers partial online registration to reduce paperwork.
Steps:
- Draft the sale/transfer deed
- Pay stamp duty via e‑Stamping
- Enter details online
- Book an SRO appointment
- Visit with documents & witnesses
- Complete biometric verification
- Registration is finalized and stored digitally
5️⃣ Slot Booking for SRO
Book appointment slots online to avoid long queues.
- Select your SRO
- Choose date & time
- Confirm and attend as scheduled
6️⃣ e‑Stamping
Pay stamp duty digitally instead of buying physical stamp papers.
- Secure, tamper‑proof, instantly downloadable
- Accepted across Telangana
7️⃣ Certified Copies of Documents
Apply online for certified copies of sale deeds or old property records.
- Useful for legal cases, lost documents, or loan verification
8️⃣ Prohibited Properties List
Check properties that cannot be registered due to government ownership, court orders, or disputes.
👉 This prevents buyers from unknowingly investing in restricted land.
Dharani vs IGRS Telangana
| Feature | IGRS Telangana | Dharani / Bhulekh |
| Property registration | ✅ Yes | ❌ No |
| Encumbrance Certificate | ✅ Yes | ❌ No |
| Stamp duty details | ✅ Yes | ❌ No |
| Land ownership records | ❌ No | ✅ Yes |
| Pattadar passbook | ❌ No | ✅ Yes |
👉 Best practice: Use Dharani for ownership verification and IGRS Telangana for registration & EC checks.
Role of IGRS in Loan Approval
Banks and NBFCs verify:
- Encumbrance Certificate
- Registration details
- Market value records
Any mismatch can delay or reject loan applications. Always cross‑check records before applying.
Fees & Timelines
- EC Fees: ₹200 (<30 years), ₹500 (>30 years), plus ₹25 service charge
- Registration Fee: ~1% of property value
- Stamp Duty: Varies by property type (approx. 6% total levy)
- Timeline for EC: 6–30 working days
- Certified Copies: Available via Meeseva or online for new registrations
Common Issues on IGRS Telangana
- Old records not digitized
- Errors in survey/document numbers
- Delay in EC updates
- Temporary site downtime
👉 For any pending issues, it is advisable to contact the local Sub‑Registrar Office.
Tips for Safe Use
- Match EC details with the sale deed
- Verify ownership separately on Dharani
- Check market value before negotiation
- Keep both digital & physical copies
- Never rely solely on verbal claims
Final Thoughts
The IGRS Telangana portal is a vital tool for property buyers, sellers, and loan applicants. It ensures transparency, reduces fraud, and provides legal clarity.
✅ Verify ownership on Dharani
✅ Verify registration & EC on IGRS Telangana
Following this two‑step process guarantees safer property transactions and peace of mind.
Visit Bhulekh India for more information, tools, and services related to property registration, encumbrance certificates, and land records.
FAQs
Includes property registration, Encumbrance Certificate search, market value verification, and stamp duty payment services.
Yes, banks demand EC for loan approval.
Yes, EC search is available without login.
Basic services are free; some may have nominal charges.
No. IGRS manages registration, Dharani manages land ownership records.
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