Property Registration & Stamp Duty in Delhi (DORIS (Delhi Online Registration)): Charges and Process (2026)

How-to Guide · Delhi Property Registration

Updated for 2026 · Claw Editorial

To register a property in Delhi, you book a slot on the DORIS portal (Delhi Online Registration, now run through the NGDRS system), pay stamp duty and the registration fee, and go to the Sub-Registrar office with the buyer, the seller and two witnesses. The Sub-Registrar checks the papers, takes biometrics and photos, and registers the deed. In 2026 stamp duty is commonly quoted at 6% for men, 4% for women and 5% for joint buyers, plus a 1% registration fee. Before you pay anything, check the title, the encumbrance and any court cases on the property and the seller.

01Why registration needs care

Registration is the step that makes a sale legal on paper. A sale deed for immovable property above a small value has to be registered, and the stamp duty has to be paid on it. If either is missed, the deed can be hard to use in court or with a bank.

Most buyers in Delhi focus on the money part: how much duty to pay, and how to book a slot. That is important. But registration does not prove that the seller has a clean title. The Sub-Registrar records your deed. The office does not check whether a court case is pending on the property or whether the seller is fighting a dispute.

So the safe order is simple. First check the title and cases. Then pay the duty. Then register.

02Stamp duty vs registration fee

People often mix these two up. They are separate payments.

• Stamp duty: a state tax on the document. It is the larger payment. It is a percentage of the property value on the deed.
• Registration fee: the charge for entering the deed in the official records. In Delhi it is a smaller percentage, with a small flat amount for other items such as pasting charges.

Stamp duty is paid before or at the time of registration, and it is usually paid online as e-stamp. The registration fee is paid at registration. You need both receipts to complete the process.

03Delhi stamp duty and registration charges (2026)

These are the rates commonly published for a sale deed of a residential property in Delhi in 2026. Rates can change by government notification, so confirm on the official portal before you pay.

The lower rate for women is the main rebate. Other concessions may apply to certain cases, so ask the Sub-Registrar office or check the official notice for your type of transaction.

Quick example. For a property valued at Rs 1 crore, a male buyer would pay about Rs 6 lakh in stamp duty and Rs 1 lakh as registration fee. A female buyer would pay about Rs 4 lakh in stamp duty and Rs 1 lakh as registration fee. Check your exact figure on the official calculator.

04Circle rate and valuation

Delhi has a minimum rate for land and buildings in each area. It is called the circle rate (some people say ready-reckoner rate). The government sets it by locality and category of colony.

Stamp duty is charged on the higher of two values: the price in your agreement, or the value worked out from the circle rate. So if you buy at a price below the circle rate, you still pay duty as if it were the circle rate value.

Always write the real price in the deed. A deed that shows a false price creates problems later, for loans, for tax and for any dispute.

05Documents you need

Keep these ready before you go to the Sub-Registrar office. The office may ask for more depending on the property.

• Draft sale deed, with the property description and the agreed price.
• Proof of ownership of the seller, such as the previous title deed or chain of documents.
• Identity and address proof of the buyer and seller (Aadhaar, PAN and passport-size photos).
• Two witnesses with identity proof. They must be present at the office.
• Proof of payment of stamp duty and registration fee.
• No-objection or society and builder papers where they apply (for flats and DDA or society properties).
• Encumbrance proof or a statement that the property is free of dues. See our guide on how to download an encumbrance certificate.
• Latest tax and utility receipts, which many buyers collect as extra proof.

06Step-by-step: how to register a property in Delhi

1. Do your checks first. Confirm the seller owns the property, check the land record, the encumbrance and any court cases. See the section below.
2. Draft the sale deed. Use a lawyer or deed writer. The deed should name both parties, describe the property, state the true price and list all conditions.
3. Enter the deed details on the portal. Use the DORIS or NGDRS Delhi portal to fill in the deed data. Upload the details as asked.
4. Pay stamp duty and registration fee. Use the online calculator, pay the duty (e-stamp) and the fee, and save the receipts.
5. Book an appointment. Choose a Sub-Registrar office and a date. Delhi has several Sub-Registrar offices, and the correct one depends on where the property is located.
6. Visit the Sub-Registrar office. The buyer, the seller and two witnesses must attend with originals and photocopies of the documents.
7. Verification and biometrics. The officer checks the papers, and takes photos and thumb impressions of all parties.
8. Registration. The Sub-Registrar signs and registers the deed. You get a registration receipt.
9. Collect the registered deed. You are told when to collect it, or it is issued as per the portal. Keep the original safe.
10. Mutation. Apply to change the name in the civic and revenue records, so the property shows you as the owner.

Before you buy, it is wise to get an encumbrance certificate to confirm the property is free of loans and charges.

07Check the property before you register

Once you register, the deed is yours. If the property turns out to be in a dispute, you now own the problem. Do these checks before you pay duty.

Title and chain of ownership

Ask for the old deeds. Make sure each transfer is clear and the seller has the right to sell.

Encumbrance

Check that there is no loan, mortgage or charge on the property that has not been cleared.

Court cases on the property and the parties

This is the check that people skip. A civil suit, a partition case, a tenancy dispute or a recovery case can sit in a court for years. It will not show on the registration portal. You search by the names of the seller and the owners, and by the property details.

08Where Claw fits

Claw is an all-in-one legaltech platform for Indian advocates, law firms, and corporate legal teams, combining AI-based case search, an AI legal assistant (Legal GPT), case management, and compliance automation across all Indian courts and tribunals.

For a property purchase, the useful part is the litigation check. Claw covers 9,102 forums and over 30 crore judgments, and results come in under 5 seconds. Its name-tolerant search helps when a seller’s name is spelled in different ways across court records. You can search the parties by name and see if there are cases that touch the property.

Claw does not register property and is not the government portal. Registration happens only on the official system. Claw helps you before that step.

Before you register, create a free Claw account to check property litigation, title disputes and the parties by name. Claw has a free plan for individual advocates; teams and enterprises are on paid plans.

09Sources and further reading

• NGDRS Delhi (property registration portal): ngdrs.delhi.gov.in
• Delhi Revenue Department: revenue.delhi.gov.in
• Claw: clawlaw.in

Rates and portal steps change by notification. Always confirm the latest figures on the official portal. This guide is general information, not legal advice. Last verified October 2026.

10Frequently asked questions