Property Registration & Stamp Duty in Uttar Pradesh (IGRSUP): Charges and Process (2026)

How-To · Uttar Pradesh · Property Registration

Updated for 2026 · Claw Editorial

To register a property in Uttar Pradesh, you book a slot on the IGRSUP portal, pay stamp duty and the registration fee, appear with the seller and two witnesses at the Sub-Registrar office, and collect the registered deed. Stamp duty is commonly 7% for a man and 6% for a woman buyer, and the registration fee is 1%, but rates change, so confirm them on the portal. Before you pay anything, check the title, the encumbrance and any court cases on the property and the parties.

01Why property registration goes wrong in Uttar Pradesh

Most buyers think registration is the hard part. It is not. The paperwork is routine. The real risk sits before the Sub-Registrar office: a seller who does not have clear title, a plot already under dispute, or a property that has been sold twice.

Registration does not prove ownership

A registered sale deed is strong evidence of a transaction. It does not cure a defect in the seller’s title. If the seller never owned the land, or if a court case is pending on it, your registered deed will not protect you. You pay full stamp duty and still end up in litigation.

Duty is a large cost

In Uttar Pradesh the combined stamp duty and registration fee is roughly 7% to 8% of the property value. On a property worth Rs 50 lakh, that is a few lakh rupees paid on day one. That money is hard to recover if the deal later fails on a title problem.

Rules change often

The state has changed rebates and circle rates several times in recent years. A figure from an old blog or a broker may already be out of date. Always read the final amount on the official portal before you pay.

02Stamp duty vs registration fee: what is the difference

People use the two terms as if they mean the same thing. They are two separate payments, and you pay both.

• Stamp duty is a tax paid to the state on the document. It gives the sale deed legal validity as evidence. It is the bigger amount.
• Registration fee is a charge for recording the deed in the public register at the Sub-Registrar office. It makes the transaction a public record.

Both are worked out on the same base value: the higher of the sale price in the deed and the circle rate value of the property. Paying stamp duty on a lower value to save money is a common mistake. It can lead to a notice, a demand for the shortfall and a penalty later.

03Stamp duty and registration charges in Uttar Pradesh (2026)

The table below shows the commonly applied rates for a sale deed of urban or rural property. Rates for gift deeds, partition and other documents differ, so check the portal for those.

The women rebate has been described as applying up to a property value of Rs 1 crore after a state cabinet decision in 2025. Treat the limit as something to confirm on the portal before you rely on it. Some towns and special cases also carry other charges or exemptions.

04Circle rate: the value your duty is based on

The circle rate is the minimum value per unit area that the district sets for land and buildings in each locality. It is also called the collector rate or ready reckoner rate in other states. In Uttar Pradesh it is notified district by district and by area.

If your agreed price is lower than the circle rate value, duty is charged on the circle rate value. If your price is higher, duty is charged on your price. So always work out the circle rate value first. It tells you the minimum duty you must plan for.

Circle rates depend on the type of property: agricultural land, residential plot, flat or commercial space. They also depend on road width and location. Find the rate for your exact locality on the official portal or at the Sub-Registrar office, and note the date you checked it.

05Documents you need to register a property

Keep these ready before you go for the appointment.

• Draft sale deed, prepared on the correct value and signed by the right parties.
• Proof that stamp duty and registration fee are paid.
• Seller’s title documents: the earlier chain of deeds, and the khatauni or other record that shows the seller’s name.
• Identity proof and address proof of the buyer and seller, such as Aadhaar and PAN.
• Recent passport size photographs of the parties.
• Two witnesses with their identity proof.
• Encumbrance certificate for the property, to show there is no pending loan or charge.
• Property map or site plan, and utility bills where relevant.
• For a flat, the builder’s allotment letter, approvals and society no-objection letter.

If a party signs through a power of attorney, bring the registered power of attorney and its identity proofs too.

06Step-by-step: how to register a property on IGRSUP

IGRSUP is the portal of the Uttar Pradesh Stamp and Registration Department. The usual flow is as follows. Screens and labels can change, so follow the options shown on the live portal.

1. Check the circle rate for your property and work out the base value for duty.
2. Prepare the draft deed with the correct names, property description, price and boundaries. Have a lawyer review it.
3. Enter the deed details on the IGRSUP portal. The system calculates stamp duty and registration fee for your case.
4. Pay stamp duty and registration fee online through the portal, and keep the receipt.
5. Book an appointment slot at the Sub-Registrar office that covers the area of the property.
6. Visit the office on the booked date. The buyer, the seller and two witnesses must be present with original identity proofs. Photographs and biometric details are taken.
7. Sub-Registrar verifies and registers the deed. You sign in front of the officer.
8. Collect the registered deed and keep a certified copy safely.
9. Apply for mutation (dakhil kharij) so the revenue record shows your name as the owner. Registration alone does not update the land record.

Do step nine. Many owners skip it and find years later that the record still shows the old owner. See our guide to Uttar Pradesh land records to confirm the update.

07What to check before you register: title, encumbrance and court cases

This is the step that saves buyers the most money. Do it before you pay duty, not after.

1. Title chain

Ask for every earlier deed that leads to the seller. Check that each transfer is registered and that the names match. A broken chain is a warning sign.

2. Encumbrance

An encumbrance certificate shows registered loans, mortgages and charges on the property for a period. It will not show everything, but it is a basic check. See how to download an encumbrance certificate.

3. Land record

Match the seller’s name and the plot details with the official record. Read how to check Uttar Pradesh land records online.

4. Court cases

A property can be tied up in a civil suit, a partition case, a recovery case, or a land acquisition proceeding that no registry shows. The seller’s name may also appear as a party in other disputes. Search the property and the parties by name across courts. If land acquisition is a worry, read our guide on land acquisition dispute tracking.

Registration records the sale. It does not tell you whether a court is already deciding who owns the property.

08Where Claw fits

The portal helps you pay and register. It does not tell you about litigation. That is the gap Claw covers.

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 buyer, this means you can search the seller, the property and the parties by name and see whether cases exist. Claw tracks cases across 9,102 forums and searches over 30 crore judgments, with results in under 5 seconds. If a case turns up, you can track it and get alerts on hearings. Claw has a free plan for individual advocates. Enterprise plans are paid and on quote.

Before you register, create a FREE Claw account to check property litigation, title disputes and the parties by name. For tools that watch live cases, see the best litigation tracking software in India.

09Sources and further reading

• IGRSUP, Uttar Pradesh Stamp and Registration Department: igrsup.gov.in
• Claw: clawlaw.in

Rates and rules in this guide were last verified in October 2026. Stamp duty, rebates and circle rates are set by the state and can change. Confirm the figures on the official portal. This guide is general information, not legal advice.

10Frequently asked questions