Property Registration & Stamp Duty in Rajasthan (Epanjiyan (IGRS Rajasthan)): Charges and Process (2026)

How-to Guide · Rajasthan Property

Updated for 2026 · Claw Editorial

To register a property in Rajasthan, you book a slot on Epanjiyan (IGRS Rajasthan), pay stamp duty and the registration fee, appear with the parties and witnesses before the Sub-Registrar, and collect the registered deed. Stamp duty is commonly quoted at about 6% for men and joint buyers and 5% for women buyers, plus a 1% registration fee, but rates change, so confirm them on the official portal. Before you pay anything, also check the title, the encumbrance and any court cases on the property and the seller.

The short answer

Process: prepare details on Epanjiyan, pay duty and fee, book a slot, attend the Sub-Registrar office with witnesses, collect the deed.
Commonly reported charges: about 6% stamp duty (5% for sole women buyers) plus about 1% registration fee. Confirm on the official portal.
Duty is on the higher of the deed price and the DLC rate.
Do this first: check title, encumbrance and court cases on the property and the parties before you pay.

01Where property registration happens in Rajasthan

Property documents in Rajasthan are registered under the Registration Act, 1908, at the office of the Sub-Registrar that covers the area where the property sits. The state runs an online system called Epanjiyan (IGRS Rajasthan) for this work. You use it to prepare the document details, pay the dues, and book your appointment. The official portal is epanjiyan.rajasthan.gov.in.

Note that the portal does not replace the visit. The buyer, the seller and the witnesses still have to be present at the Sub-Registrar office on the booked day for identification and signing.

This guide is about a sale deed, the most common case. Gift deeds, leases and other documents follow a similar path but can carry different duty.

02How to register a property in Rajasthan, step by step

Agree the sale and fix the value. Check the DLC rate (explained below) for your area. The duty is worked out on the higher of the sale price and the DLC value.
Get the sale deed drafted. The deed should describe the property, the parties, the price and the title clearly. Use an advocate or deed writer you trust.
Enter the details on Epanjiyan. Fill in the property details, party details and the sale amount on the portal, and let it compute the duty and fee.
Pay the stamp duty and registration fee. Payment is made online through the portal. Keep the receipt or challan.
Book a slot. Choose a date and time at the Sub-Registrar office that has jurisdiction over the property.
Attend with the parties and witnesses. The buyer, the seller and witnesses go with original ID proofs. Photographs and biometrics are taken.
Collect the registered deed. After the Sub-Registrar completes the process, you receive the registered document. Store the original safely.
Apply for mutation. Registration does not by itself change the revenue or municipal records. Apply separately for mutation so your name appears in the land record.

Order matters

Do your title and litigation checks before step 4. Once duty is paid and the deed is signed, it is hard to undo a bad purchase, and stamp duty refunds are slow.

03Stamp duty and registration charges in Rajasthan (2026)

The table below shows the commonly reported charges on a sale deed for urban and rural property. Treat it as a guide and confirm the figures on the official portal before you pay, since the state revises rates and rebates from time to time.

Buyer type	Stamp duty	Registration fee	Other
Male buyer or joint buyers	About 6% of value	About 1% of value	Labour cess may apply on the duty
Sole woman buyer	About 5% of value	About 1% of value	Labour cess may apply on the duty
Women from SC, ST or BPL groups (where the rebate applies)	Lower, about 4% after rebate	About 1% of value	Check eligibility and proof needed

The value used is the higher of the price in the deed and the DLC rate. So if you pay Rs 50 lakh but the DLC value is Rs 60 lakh, the charges are worked out on Rs 60 lakh.

04Stamp duty vs registration fee

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

Stamp duty is a state tax on the document. It gives the deed legal value as evidence. A deed that is not properly stamped can be refused as evidence until the shortfall and penalty are paid.
Registration fee is a charge for entering the deed in the public record. It is what makes the transfer a registered transaction that third parties can find.

Stamp duty is the bigger amount. Both are usually worked out as a percentage of the same value.

05What is the DLC rate (circle rate)?

The DLC rate is the minimum value the state assigns to property in an area, based on location, type of property and use. It plays the role that the ready reckoner or circle rate plays in other states. Registering below this value is not allowed, because duty is charged on the higher figure.

Look up the DLC rate for your locality before you finalise the price. It can differ a lot between two nearby roads, and between plots, flats and agricultural land.

06Documents you need

The draft or final sale deed.
Identity proof of the buyer, the seller and the witnesses (Aadhaar and PAN are commonly used).
Seller’s title documents: the previous deed, patta or allotment, and mutation records.
Proof of payment of stamp duty and registration fee.
Recent photographs of the parties and witnesses.
Site or building plan and property details such as khasra, plot or flat number and boundaries.
Any No Objection Certificate or approval that applies to the property type, such as for society flats or converted land.

For the land record side, see our guide on how to check Rajasthan land records online. To confirm there are no loans or charges on the property, see how to download an encumbrance certificate.

07Check the property and the parties before you register

The registration process confirms who signed the deed. It does not prove that the seller has a clean title. A registered deed can still sit on top of a disputed claim.

Before you pay duty, run these checks:

Title chain: trace the ownership back through earlier deeds and land records.
Encumbrances: look for mortgages, loans or other charges on the property.
Court cases: search for suits, partition disputes, injunctions or recovery cases that name the property or the seller. A pending case can bind a later buyer.
The parties by name: check whether the seller, or the co-owners and family members, face litigation that could affect the sale.

A registered sale deed proves who signed. It does not prove the seller could sell.

For a fuller approach to this kind of checking, read our guide to litigation due diligence software in India. If you hold or manage property at scale, see how teams use litigation management for real estate. Search coverage differs by court and registry, so also see why search coverage gaps matter when you rely on any single search.

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, Claw helps with the dispute check, not the registration itself. It is not a replacement for Epanjiyan or for a title search by an advocate. Claw covers 9,102 forums and more than 30 crore judgments, and returns results in under 5 seconds, so you can look up the seller, co-owners or the property by name and see whether any case turns up.

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. Claw does not use customer case documents to train AI models.

09Sources and further reading

Epanjiyan (IGRS Rajasthan), official portal: epanjiyan.rajasthan.gov.in
Claw: clawlaw.in

Charges are shown as commonly reported and were last verified in October 2026. Always confirm current rates and rebates on the official portal or with the Sub-Registrar. This is general information, not legal advice.

10Frequently asked questions

How do I register a property in Rajasthan?

Enter the details on Epanjiyan (IGRS Rajasthan), pay the stamp duty and registration fee, book a slot, and attend the Sub-Registrar office with the seller and witnesses. You then receive the registered deed. Apply for mutation afterwards.

What is the stamp duty on a sale deed in Rajasthan?

It is commonly reported as about 6% for male and joint buyers and about 5% for sole women buyers, with a lower rate for some categories. Rates and rebates change, so confirm on the official portal before paying.

What is the registration fee in Rajasthan?

It is commonly reported as about 1% of the property value. Confirm the current figure on Epanjiyan.

Is stamp duty the same as registration fee?

No. Stamp duty is a tax on the document that gives it legal value as evidence. The registration fee is a charge for recording the deed in the public register.

What is the DLC rate in Rajasthan?

It is the minimum value the state sets for property in an area. Duty is charged on the higher of the deed price and this value.

Does registration prove the seller has a clean title?

No. Registration records the transfer. It does not guarantee title. Check land records, the encumbrance and any court cases on the property and the parties before you buy. A tool like Claw can search cases by name, and a free account lets you start the check.