Calculate what you’ll pay at the Sub-Registrar’s office, on a sale deed, gift deed, settlement, mortgage, lease/rent or any of the other documents Telangana registers. Rates are from the government’s own Ready Reckoner, not from a summary of it.
| Total payable at registration |
|---|
Two small charges the calculator doesn’t include, because they’re fixed and don’t vary with your property value: user charges of ₹500 and Haritha Nidhi (Green Fund) of ₹50. Add ₹550 to whatever the calculator gives you. They’re collected with the same challan.
The number most websites get wrong
Search for Telangana stamp duty and you’ll be told it’s 4%, giving a 6% total. Banks say it. Builders say it. Property portals say it.
It’s 5.5%, and the total is 7.5%. The 4% figure was superseded in July 2021 by G.O.Ms.No.59, and the government’s Ready Reckoner has said 5.5% ever since. Sites are still republishing the old number, and their worked examples inherit the error.
If you budgeted 6%, you’re short by 1.5% — ₹1.2 lakh on an ₹80 lakh flat.
What you pay on a sale deed
| Charge | Urban | Gram Panchayat |
|---|---|---|
| Stamp duty | 5.5% | 5.5% |
| Transfer duty | 1.5% | — |
| Registration fee | 0.5% | 2% |
| Total | 7.5% | 7.5% |
The total is identical. Only the split changes. A Gram Panchayat has no municipal body to collect transfer duty, so that 1.5% moves into the registration fee instead.
This surprises people who’ve been told rural registration is cheaper. It isn’t — not for a sale deed.
On an ₹80 lakh property that’s ₹6 lakh, plus mutation and the fixed charges.
The rule that catches buyers out
Duty is charged on the higher of the government value or your sale price. You cannot register below the government value, so it’s a floor.
This used to matter less, because government values sat well below market prices. That changed on 5 June 2026, when Telangana revised values across the state — open plots along the ORR rose by up to 100%, apartments by 10–20%. For many buyers the government value is now the higher of the two for the first time.
Our guide to the June 2026 land value revision covers which areas changed and by how much.
Gift deeds: what counts as family, and why it costs ₹1.6 lakh to get wrong
Gifting attracts far less duty than selling — if the recipient counts as family.
| Stamp duty | Transfer duty | Registration fee | |
|---|---|---|---|
| To a family member | 2% | 0.5% | 0.5% (min ₹2,000, max ₹25,000) |
| To anyone else | 5% | 1.5% | 0.5% (min ₹2,000, max ₹1,00,000) |
| To government or a local body | Nil | — | 0.5% (min ₹2,000, max ₹10,000) |
Here’s the trap. Telangana’s definition of “family” for this purpose is narrow: spouse, parents and children. That’s it.
Your brother is not family. Nor is your sister, son-in-law, daughter-in-law, nephew or cousin.
Gift your brother a ₹40 lakh property and select the family rate, and you’ve under-stamped by about ₹1.6 lakh, the stamp duty jumps 2% to 5%, and the transfer duty 0.5% to 1.5%. That’s one dropdown choice. The document gets impounded, and while impounded the property can’t be mortgaged, mutated or resold.
Settlement deeds work similarly and are often cheaper: 2% to family, 3.5% outside it, with no transfer duty either way.
Lease and rent: why every agreement is 11 months
This is the one where the term decides everything.
Under 12 months, registration isn’t compulsory at all. The Registration Act only requires it for leases of a year or more. That’s the entire reason Hyderabad rent agreements are written for 11 months — not tradition, statute.
For an 11-month agreement, a notarised document on stamp paper is enough. Stamp duty still applies at 0.4% of the total rent for the term — on ₹25,000 a month that’s about ₹1,100.
At 12 months, registration becomes mandatory, and the rate climbs with the term:
| Term | Stamp duty | Registration | Charged on |
|---|---|---|---|
| Under 1 year | 0.4% | 0.2% | Total rent for the term |
| 1–5 years, residential | 0.5% | 0.2% | Average annual rent |
| 1–5 years, commercial | 1% | 0.2% | Average annual rent |
| 5–10 years, residential | 1% | 0.2% | Average annual rent |
| 5–10 years, commercial | 2% | 0.2% | Average annual rent |
| 10–20 years | 6% | 0.2% | Average annual rent |
| 20–30 years | 15% | 0.2% | Average annual rent |
| Over 30 years | 3% | 0.2% | Market value |
Notice the 20–30 year bracket: 15%. That’s double the rate on a sale deed. A long lease is taxed close to a purchase, which is the point — it functions like one.
One thing worth confirming: whether your security deposit is added to the base. The official table says “total rent”; several sources include the deposit. Ask your Sub-Registrar before you budget.
Mortgage, partition, will and power of attorney
The documents people assume are expensive usually aren’t.
| Document | Stamp duty | Registration fee |
|---|---|---|
| Mortgage without possession | 0.5% | 0.1% |
| Mortgage with possession (urban) | 2% + 1.5% transfer duty | 0.1% |
| Deposit of title deeds | 0.5% (max ₹50,000) | 0.1% (max ₹10,000) |
| Partition among family | 0.5% (max ₹1,00,000) | ₹2,000 flat |
| Partition outside family | 2.5% | 0.5% (min ₹2,000, max ₹1,00,000) |
| Will | Nil | ₹3,000 flat |
| GPA to a family member | ₹1,000 flat | 0.5% (min ₹2,000, max ₹20,000) |
| GPA to anyone else | 1% | 0.5% (min ₹5,000, max ₹1,00,000) |
| Exchange deed (urban) | 5% + 1.5% transfer duty | 0.5% |
A will costs ₹3,000 to register, with no stamp duty at all — regardless of whether the estate is worth ₹20 lakh or ₹20 crore. It is the cheapest document in the table and the one most people never bother with.
Sale agreements are worth understanding before you sign: with possession, 5.5% stamp duty applies but it’s adjustable against the final sale deed — you’re not paying twice. Without possession it’s 0.5%, and that is not adjustable.
Mutation fee: the extra 0.1% on your challan
After registration, the property has to be transferred into municipal tax records in your name. That’s mutation, and it’s charged separately:
| Where | Mutation fee |
|---|---|
| Municipal corporation (GHMC and similar) | 0.1%, minimum ₹3,000 |
| Municipality | 0.1%, minimum ₹1,000 |
| Gram Panchayat | Not collected — a panchayat isn’t an urban local body |
It’s whichever is higher, so the minimum bites on smaller properties: below ₹30 lakh in a corporation, and below ₹10 lakh in a municipality, you pay the floor rather than the percentage.
The Sub-Registrar collects it with your registration challan and passes it to the local body — which is exactly why people mistake it for part of stamp duty. It isn’t. It’s a municipal charge for updating tax records, and it applies to transfers of ownership like sale and gift, not to a mortgage or lease.
User charges and Haritha Nidhi
Two small fixed charges are collected along with everything else:
- User charges: ₹500
- Haritha Nidhi (Green Fund): ₹50
₹550 in total, regardless of property value. They don’t scale, so they barely matter on a crore-rupee flat — but they’re real, they’re on the challan, and no calculator mentions them.
What about labour cess?
There is no labour cess on property registration. The official duty table has no cess column at all.
The charge people mean is the BOCWW cess — Building and Other Construction Workers’ Welfare cess — at 1% of construction cost, not 0.1% of property value. It’s paid by the builder at building-plan approval, not by you at the Sub-Registrar’s office.
Builders often pass it on through a clause in your agreement, which is why it turns up on a demand letter and gets confused with a registration charge. It’s a contract term, not a government levy on your registration.
How to find your government value
The portal depends on what you’re buying:
Flats, plots and commercial property → the IGRS unit rates page. Choose Non-Agriculture rates, then District → Mandal → Village.
Agricultural land → Bhu Bharati. Agricultural records moved off Dharani in 2025, so IGRS may return “no records” for farmland.
Where the two portals disagree, Bhu Bharati is the final word on land records. Land can show as clean on IGRS and prohibited on Bhu Bharati — check both before you pay anything.
Two traps. Hyderabad, Rangareddy and Medchal-Malkajgiri are separate districts on the portal; pick the wrong one and you get the wrong rate. And the portal sometimes publishes rates per square metre rather than per square yard — one square yard is 0.836 square metres, so mixing them up throws your figure out by about 20%.
Before you pay
- Never under-declare the sale price. The Sub-Registrar can impound the document and refer it for a penalty of up to ten times the deficit duty. While impounded, the property can’t be mortgaged, mutated or resold — a process that routinely runs six months or more.
- E-stamps are valid for 180 days. If values are revised between your e-stamp purchase and your appointment, your figure may no longer match.
- You can claim up to ₹1.5 lakh on stamp duty and registration under Section 80C, in the year you pay it.
- Telangana offers no concession for women buyers. Men and women pay identical rates on a sale deed, unlike several other states.
Frequently asked questions
What is the stamp duty in Telangana in 2026?
5.5% on a sale deed. With 1.5% transfer duty and 0.5% registration fee, the total is 7.5% in urban areas. In a Gram Panchayat it’s 5.5% stamp duty and 2% registration with no transfer duty — the same 7.5% total. Most websites still quote 4%, a rate superseded in July 2021.
Are registration charges lower in Gram Panchayat areas?
No. The total is 7.5% either way. Only the split differs, because a Gram Panchayat has no municipal body to collect transfer duty. What does differ is mutation: it isn’t collected in a panchayat at all.
How much is stamp duty on a gift deed in Telangana?
2% to a family member, 5% to anyone else, plus transfer duty and registration fee. Telangana counts only spouse, parents and children as family — a sibling is legally not family, so gifting a brother or sister attracts the 5% rate.
Do I need to register an 11-month rent agreement?
No. Registration is only compulsory for leases of 12 months or more. A notarised agreement on stamp paper is enough for 11 months, which is why almost every Hyderabad rent agreement is written that way. Stamp duty still applies at 0.4% of the total rent.
What is the mutation fee in Telangana?
0.1% of the registration value, or ₹3,000 in a municipal corporation and ₹1,000 in a municipality — whichever is higher. It’s collected at registration and isn’t charged in Gram Panchayat areas.
Is there a labour cess on property registration?
No. The BOCWW cess is 1% of construction cost, paid by the builder at building-plan approval. Some builders pass it on contractually, which is why buyers think it’s a registration charge.
What does it cost to register a will in Telangana?
₹3,000 flat, with no stamp duty, whatever the estate is worth.
Is stamp duty calculated on the sale price or the government value?
On whichever is higher. You cannot register below the government value, so if you’re paying less, duty is still charged on the government figure.
What are user charges and Haritha Nidhi?
Fixed charges collected with your registration: ₹500 user charges and ₹50 Haritha Nidhi (Green Fund) — ₹550 in total, regardless of property value.
Rates are from the official Telangana Ready Reckoner (G.O.Ms.No.59 and G.O.Ms.No.60, dated 20.07.2021) as published in July 2026. Rates and government values change, and the government has said it will review the June 2026 revision after about six months. This calculator gives an estimate, not a quote. Confirm your figure on the official IGRS duty calculator at registration.telangana.gov.in or with your Sub-Registrar before you pay, and consult a property lawyer for your transaction. This is general information, not legal or financial advice.
