IGRS Telangana User Registration & EC Download

In Telangana’s booming real estate ecosystem—where property registrations consistently exceed 1.5 million annually—the Integrated Government Registration System (IGRS Telangana) has become the digital backbone for seamless, transparent transactions. With the state’s real estate market now valued at over ₹50,000 crore and expanding rapidly, leveraging the IGRS portal is no longer optional but a critical skill for buyers, sellers, and investors alike.

This definitive 2026 guide unpacks every feature, process, and recent update of the IGRS Telangana portal, empowering you to navigate property registration with confidence, compliance, and convenience.

IGRS Telangana User Login IGRS Telangana Citizen Registration IGRS Telangana Stamp Vendor Registration IGRS Telangana Sub-Registrar Office

Step-by-Step Login Process for 2026

Follow this updated procedure to access your account and services seamlessly.

IGRS Telangana
IGRS Telangana

1. Access the Official Portal

Open your preferred web browser and navigate to the official website: https://registration.telangana.gov.in.

2. Locate Your Service or Login Section

The homepage features several key sections:

  • Online Services: This dropdown or section typically hosts links for EC Search, Market Value Search, and Document Search.
  • Login/Register Button: Look for a prominent “Login” or “Citizen Login” button, often at the top right corner.
  • Property Registration Services: Direct links for application status checks or slot bookings.

3. Choose Your Access Method

A. For Registered Users:

  • Click on “Login” and enter your official Username and Password.
  • Initiate the security verification by clicking “Send OTP.” The One-Time Password will be sent to your registered mobile number.
  • Enter the OTP in the designated field and submit. Upon successful validation, you will be redirected to your dashboard to access full services.

B. For Guest Access (No Login Required):

For services like Encumbrance Certificate Search or Market Value Search, you can often proceed as a guest:

  • Under “Online Services,” select “EC Search” or “MV Search.”
  • The system may direct you to the Bhu Bharati sub-portal.
  • Here, you can directly input details like District, Mandal, Village, and Survey Number to view records without any login credentials. This is ideal for preliminary research.

Step-by-Step: How to Register a Property via IGRS Telangana (2026 Process)

Phase 1: Pre-Registration Preparation

Begin by gathering and digitizing these mandatory documents:

  1. Original Sale Deed (draft in prescribed format, signed by seller & buyer)
  2. Encumbrance Certificate (EC) for the last 30 years (obtainable via IGRS ‘EC’ service)
  3. Identity & Address Proof: Aadhaar (mandatory), PAN (if transaction > ₹5 lakhs), recent passport-size photos
  4. Property Proof: Latest municipal tax receipt, land records copy (ROR 1B), approved layout/building plan
  5. Passport-size photographs of buyer, seller, and two witnesses

Pro Tip: In 2026, ensure your Aadhaar is linked with your mobile number—all OTPs and biometric authentications will depend on it.

Phase 2: Online Application & Payment

  1. Create/Login to your account on the official IGRS Telangana portal.
  2. Select ‘Document Registration’ and fill in accurate details:
    • Property specifics (district, mandal, survey number, area)
    • Seller & buyer information (as per Aadhaar)
    • Transaction value and payment details
  3. Use the integrated Stamp Duty Calculator.
    • Current Levy Breakdown: 6.0% total (4.0% stamp duty + 0.5% registration fee + 1.5% transfer duty), calculated on the higher of sale value or government guideline value.
  4. Pay the total dues securely via net banking, UPI, or debit/credit card. The system generates a Payment Reference Number (PRN)—keep it handy.

Phase 3: Slot Booking & Final In-Person Verification

  1. Use the ‘Appointment Booking’ feature to reserve a slot at your jurisdictional Sub-Registrar Office (SRO).
  2. Visit the SRO on the scheduled date/time with all original documents and witnesses.
  3. Complete biometric verification (Aadhaar-based E-KYC) for all parties.
  4. The Sub-Registrar will verify details, witness the signing, and endorse the deed.
  5. Post-Registration: Download a digitally signed copy of the registered deed within hours via the ‘Certified Copy’ section on the portal. Physical copies are dispatched to your address.

Other Essential IGRS TS Services

  • Encumbrance Certificate (EC): Instantly check property ownership history and legal dues.
  • Market Value Search: Verify current guideline rates for any area in Telangana.
  • Stamp Duty Calculator: Precisely estimate government charges before transaction.
  • Document Status Tracker: Real-time updates on your application’s progress.
  • eStamp Payment: Purchase non-judicial stamp papers online.

Step-by-Step IGRS Ts Guide to Key Services

1. Obtaining an Encumbrance Certificate (EC)

An EC is a non-negotiable document for proving clear property title, listing all registered transactions like sales or mortgages.

  • Navigate: From the homepage, select ‘Encumbrance Search (EC)’.
  • Choose Method: Search by Document Number (if known) or by Property Details (district, mandal, village, survey/house number).
  • Set Period: Specify the years for your historical search.
  • Important Note for 2026: Online EC records are typically available for transactions registered after 1983. For older records, a physical visit to the Sub-Registrar Office (SRO) is still required.

2. Checking the Official Market Value (Circle Rate)

Stamp duty is calculated on the government’s circle rate, making this search essential for accurate cost planning.

  • Navigate: Use the ‘Market Value Search‘ function.
  • Select Type: Choose Non-Agricultural Land or Apartment Value.
  • Input Location: Enter exact details: District, Mandal, Village, and Locality.
  • Critical 2026 Update: A major revision of circle rates is effective from April 1, 2025. Prospective buyers and sellers must account for potential increases of 100-400% in some areas, which directly impacts stamp duty and registration costs.

3. Verifying Prohibited Properties

This step is crucial to avoid illegal transactions on restricted lands.

  • Navigate: Access the ‘Prohibited Properties’ section.
  • Search: Select the District, Mandal, and Village.
  • Review: The portal generates a list of all restricted properties (e.g., government, waqf lands) in that area—a key due diligence step.

Expert Advice for a Seamless Experience in 2026

  1. Plan for Revised Costs: Factor in the significantly revised circle rates effective April 1, 2025, for all financial planning related to property transactions this year.
  2. Ensure Data Accuracy: The most common cause for rejection is incorrect data entry. Double-check survey numbers, owner names, and property dimensions against your source documents.
  3. Prepare for Mandatory SRO Visit: Despite online procedures, a final in-person visit to the SRO for biometric verification is compulsory. Ensure all involved parties and two independent witnesses with original ID proof attend the pre-booked appointment.
  4. Use Verified Resources: Always cross-reference information from the official IGRS portal. For complex transactions, consider consulting a licensed legal or property professional.

Frequently Asked Questions (FAQs)

Q1: How secure are online payments made through the IGRS Telangana website?
A1: All financial transactions on the portal, such as stamp duty and registration fees, are processed through a protected government payment system. For your security, always verify that you are on the authentic site (https://registration.telangana.gov.in) before sharing any payment information.

Q2: Are Non-Resident Indians (NRIs) eligible to use the portal’s services?
A2: Absolutely. NRIs can utilize the portal for various functions, including Encumbrance Certificate searches and starting the property registration process. However, since physical presence is required at the Sub-Registrar’s Office (SRO) for final verification, NRIs often appoint a representative in India via Power of Attorney to complete this step.

Q3: What is the usual timeline to obtain a Certified Copy of a past registered document?
A3: For older documents requested through the ‘On Payment’ method, the Certified Copy is generally prepared and ready for download within 1 to 2 business days after your payment has been successfully verified by the SRO.

Q4: How do I address mistakes found in my Encumbrance Certificate or prepared deed draft?
A4: If you identify errors, halt the registration process immediately. Inaccuracies in an Encumbrance Certificate often stem from search criteria or base data discrepancies. For drafts, use the portal’s editing feature before finalizing. To resolve either issue, reach out to the relevant Sub-Registrar Office directly for guidance and official corrections.

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