All about Andhra Pradesh property and land registration

Buyers need to register the sale deed and other conveyance deeds in Andhra Pradesh with the Property and Land Registration Department. We provide a step-by-step process on how to do this

If you are buying any immovable property including flat, land or building in the state of Andhra Pradesh, the law mandates you to pay stamp duty on the transaction and register the document with the Andhra Pradesh Property and Land Registration department. In fact, the Andhra Pradesh registration and stamps department takes up registration AP of 5,000 to 6,000 properties on a daily basis. Annually, nearly 17 lakh to 18 lakh registration AP properties is done.

At the time of property registration, which could partly be done online, the buyer and the seller, along with two witnesses, need to visit the sub-registrar’s office where the property is located and get its registration AP done.

The AP Property and Land Registration office currently offers a number of services online including registration AP. Here is how to use these services and the procedure to register property in Andhra Pradesh.

Note that in view of the Coronavirus pandemic, all the information shared on the Andhra Pradesh Property and Land Registration website that can be reached at is updated and no physical visit to the office is required by citizens.


Search Encumbrance Certificate online in Andhra Pradesh

The Encumbrance Certificate is one of the important documents required for property registration AP. An applicant can easily download the certificate from the online portal, using following procedure:

Step 1: Visit the Registration and Stamps Department of Andhra Pradesh portal (click here).

Step 2: Click on ‘Encumbrance Search (EC)’ from the right menu.


All about Andhra Pradesh property and land registration


Step 3: You will be redirected to a new page. Read the disclaimer and click ‘Submit’.

Step 4: You will be redirected to a new page, where you will be able to search for the EC using following parameters:

  1. Document number or year of document registration.
  2. House number or apartment name situated in a city/ town/village.
  3. Survey number in a revenue village, optionally described by a plot number.

It is mandatory to select the district and sub-registrar’s office under all options.


All about Andhra Pradesh property and land registration


The Encumbrance Certificate will then be displayed on the screen.

For issuance of certified copies of EC, the following charges will be applicable:

Type of search and issuanceCharges
Conducting search and issue of EC upto 30 yearsRs 200 per certificate
Conducting search and issue of EC more than 30 yearsRs 500 per certificate


See also: All you need to know about Andhra Pradesh’s Meebhoomi portal


Types of Encumbrance Certificate (EC)

There are two types of encumbrance certificates: Form no 15 and Form no 16.

Form no 15

EC on Form no 15 contains a record of sale, lease, mortgage, gift, partition, release, etc. All of this will have to be registered with the competent authorities and placed on record in Book I that is maintained by the registering authorities for the specific period that the certificate is being asked for.

Form no 16

Form no 16 is issued when there is nothing by way of transactions for the time frame that the certificate is being sought for.


Stamp duty and registration charges in Andhra Pradesh

For all types of document registration AP, the applicant has to pay the stamp duty and registration charges on the transaction taking place.


Registration charges in Andhra Pradesh

Description of instrument/documentRegistration fee
Sale deed0.5%
Gift0.5% (minimum Rs 1,000 and maximum Rs 10,000)
Agreement of sale-cum-general power of attorneyRs 2,000
Development agreement-cum-general power of attorney0.5% (capped at Rs 20,000)
Power of attorney to sell / construct / develop / transfer immovable property0.5% (minimum Rs 1,000, capped at Rs 20,000)
Conveyance deed0.5%
Lease deed0.1%
Licence deed0.1%


Stamp duty charges in Andhra Pradesh

Type of transactionStamp duty charges
Sale of immovable property5%
Agreement of sale5%
Development agreement5%
Construction agreement5%
Agreement of sale-cum-GPA6%
Development agreement-cum-GPA1%
Construction agreement-cum-GPA1%
Lease agreements of less than 10 years0.4%
Lease agreements of more than 10 years but less than 20 years0.6%


Also read our article on Telangana land and property registration


How to check market value (basic rates) in Andhra Pradesh?

Applicants can check market value of non-agricultural and agricultural property online, from the official portal of Andhra Pradesh Land and Property Registration department. Here’s a step-a-step guide to find out market rates online:


Step 1: Visit Registration and Stamps Department of Andhra Pradesh portal (click here).

Step 2: Click on the ‘Market Value’ option on the left menu.


All about Andhra Pradesh property and land registration


Step 3: You will be redirected to a new page. Select the type of property, district, mandal and village from the drop-down menu.


All about Andhra Pradesh property and land registration


Step 4: The results will be displayed on your screen.


All about Andhra Pradesh property and land registration


Note that in view of the second wave of COVID-19, there will be no revision in the market values of properties that would have otherwise been implemented from August 1, 2021. According to the notification issued buy the Andhra Pradesh government, the currently existing market values of properties will hold true till March 31, 2022.


How to do property registration AP?

List of documents required

  • Passport-size photo of both the parties – the buyer and seller.
  • Photo identification (Voter identity card, passport, Aadhaar card).
  • Certified copy of the original old sale deed.
  • Copy of the latest property register card (From the City Survey Department).
  • Copy of municipal tax bill.


See also: All about Andhra Pradesh RERA


Here’s a step-by-step guide register property in Andhra Pradesh:

Step 1: Obtain all the important documents required for property registration AP.

Step 2: Check the market rate, stamp duty, registration fee and user charges applicable on different types of property. You can also calculate all the important charges through this online calculator.


All about Andhra Pradesh property and land registration


Step 3: Once all the documents are collected, visit the sub-registrar’s office with all the stakeholders for property registration AP.

Step 4: Generate the slot booking slip.

Step 5: Submit the deed at the sub-registrar’s office and sign the document, in the presence of the registrar to complete the property registration AP.


Property registration AP receipt

For each and every property that is being presented for registration AP, for each Power of Attorney presented for authentication and for each sealed cover deposited and for every fee or fine levied by a registering officer, a receipt shall be granted by the registration AP department. This receipt for the registration AP document will be handed over to the person who is presenting the document or his nominee, after getting signature of the person present there. If the receipt of the registration AP document is lost for some reason, the person who is needed to produce it can sign a declaration of loss and request for making another registration AP document receipt that can be obtained by signing the counterfoil.


Types of conveyance deeds in Andhra Pradesh

PurposeType of Conveyance Deed
InheritanceEntries in revenue records and predecessor’s title
PartitionDeed of Partition
GiftGift deed
SettlementSettlement deed
GrantGrant order
ReleaseRelease deed
MulegeniDeed of Mulgeni or permanent lease


How to search details of registration AP?

If you are a property buyer, you can search the previous registration AP details of the property you are planning to buy, to check the authenticity of the seller’s documents. Here is how to do it:

Step 1: Click here to go the Andhra Pradesh Registration Department’s website.

Step 2: You will be redirected to the Registration Details page where you will be able to search for the registration AP details of layout plans and apartments.



Step 3: Add the district, mandal, village, survey number and plot number, to fetch the details.

Step 4: Click on ‘submit’. The results will be displayed on the screen.


‘Anywhere Registration’ in Andhra Pradesh

Home buyers in Andhra Pradesh will now be able to register their property document in any sub-registrar office of the district. As per the new directives from the state government, all sub-registrar offices falling in the same district will have concurrent jurisdiction and can register any property situated in the district. This means that a property buyer can approach the SRO that is nearest to his residence or office and get the document registered.

Presently, there are 38 districts that fall under the ambit of anywhere registration AP. 


Andhra Pradesh property and land registration: Certified copy of registration document

This service is used to get the certified copy of registration AP document. It can be obtained by logging on to the MeeSeva online portal at . This is to get the duplicate copy of the registration AP, which was done at the SRO. This certificate acts as a supporting document and aids citizens in solving any legal problem related to land and property that they may be facing.


Property registration AP: Latest news

Update on September 14, 2021

Properties linked with fake challan scam have to pay remaining stamp duty, to become legally registered

As part of the investigations into the fake challan scam related to paying of stamp duty and registration charges, IGRS Andhra Pradesh authorities have started scanning all the documents registered during the period of the fraud – i.e., from March 2021. People whose documents are linked with the fake challan have to pay the deficit stamp duty amount that will be mentioned in the encumbrance certificate index to ensure that their property registration is valid legally.

Update on August 17, 2021

Stamps and property registration in Andhra Pradesh: Fake challans and stamp papers scam estimated at over Rs 5 crores

The Andhra Pradesh state exchequer was cheated of Rs five crores in the fake challans and stamp papers scam. In this connection, the state government has suspended six sub-registrars and filed 10 criminal cases. Recovery of Rs one crore out of this stamp duty and registration charges in Andhra Pradesh fraud has been successful. During the investigation, out of the 65 lakh property documents showing transactions from March 2021, 700 documents have been found erroneous and more are under the scanner.

Fake challans were issued to evade paying stamp duty and registration charges in Andhra Pradesh at Kankipadu SRO and Gandhi Nagar Vijayawada SRO, Patamata SRO, Mandavalli SRO in Krishna district, Gundala SRO and Nandigama SRO, among others. Rajat Bhargava, special chief secretary to the revenue department, asserted that in addition to the staff, stamp paper buyers will also be subjected to scrutiny.

Update on August 4, 2021

Guntur Municipal Corporation increases property tax

The Guntur Municipal Corporation (GMC) council has passed a new ruling, to increase the property tax by 0.13% on the registration value of residential properties and 0.30% tax on the registration value of commercial properties. The resolution will be in retrospective effect, from April 1,2021.

Land Registrations to be launched at Village Secretariat/ Ward offices

Chief minister YS Jagan Mohan Reddy has instructed that rthe process for land registrations be initiated at village secretariat/ward, where each will service around 2,000 people. Through this initiative, with real estate transactions in the secretariats’ limits, the government aims to monitor any illegalities in realty happening in the state.

Update on July 20, 2021

Stamps department fixes technical glitches

The Andhra Pradesh registration and stamps department has rectified all technical issues that forced it to suspend property registrations in Andhra from July 9 till July 11, 2021. The suspension of services was done, to enable data transfer from the old servers in Hyderabad to new servers of the ITC department at Mangalagiri.

Update on July 16, 2021

No hike in market prices till March 31, 2022

The Andhra Pradesh government has decided not to make any upward revision in the market value of immovable properties till March 31, 2022.  According to the notification published by the state government, the current market values will remain in force, without any revision, till March 31, 2022. Further, the government has postponed the date of implementing periodicity of revision till March 31, 2022, although as per provisions it should have been implemented from August 1, 2021.

Update on April 19, 2021

Property registration revenue drops in AP

If media reports are to be believed, registration of properties has declined dramatically across Andhra Pradesh, barring some districts like Visakhapatnam and Kurnool. This has come as a major blow to the exchequer. The state recorded cumulative collection of Rs 4,753 crores from April 1, 2020 to March 2, 2021, as against Rs 4,895 crores revenue through registration of properties, a shortfall of 2.89%.

However, some districts registered good growth in revenue collections for various reasons. This includes Srikakulam, Vizianagaram, Visakhapatnam, Prakasam, Anantapur and Kurnool. One of the main reasons is the state’s decision to set up an administrative capital in Visakhapatnam.

Update on March 22, 2021

AP Govt to hike stamp duty rates

As per the media reports, the Andhra Pradesh state government is planning to increase the market value of land and stamp duty this year. Since the market price of land has not been revised since the bifurcation of the state, the state still follows the rate revised on April 1, 2013. The move is being seen as a measure to boost revenues and control corruption in the property market, since the difference between market value and circle rates has increased manifold.

Update on February 23, 2021

Around 2.30 lakh property cards distributed under SVAMITVA scheme

The pilot phase of the central SVAMITVA scheme, which aims to provide an integrated property validation solution for rural India, has been completed in about 23,300 villages of nine states and property cards have been prepared and distributed/under distribution to about 2.30 lakh property holders. The scheme is being implemented in several states including Andhra Pradesh, along with Uttar Pradesh, Uttarakhand, Madhya Pradesh, Haryana, Maharashtra, Karnataka, Punjab and Rajasthan.

Update on January 28, 2021

Andhra Pradesh to video-record property registrations 

A pilot project for video recording of the property registration process will be soon launched by the Andhra Pradesh government, to put an end to fraudulent transactions. It will also ensure surveillance of the registration offices through a central monitoring system. The video recording of the transactions involving buyers and sellers, will also serve as an evidence and a second layer of protection. In the first phase, the project would be implemented on a pilot basis in 20 high revenue earning registration offices, such as Visakhapatnam, Vizianagaram, Vijayawada, Rajamahendravaram, Kakinada, Eluru, Tirupati, Guntur, Nellore, Kadapa and Kurnool.

Update on December 29, 2020

India’s biggest land resurvey begins in Andhra Pradesh

The Andhra Pradesh government has launched ‘YSR Jagananna Saswatha Bhoomi Hakku-Bhoomi Rakshana’, the land resurvey across the state for giving permanent land rights and to pave the way for dispute-free land holdings. The resurvey will be taken up by the state government using modern technology. To ensure transparency, the state government has entered into an MoU with the Survey of India.  The survey will be conducted over 1.26 lakh sq kms of area, covering 17,000 villages, in three phases. Around 5,000 villages will be covered in the first phase while 6,500 villages will be covered in the second phase. The remaining 5,500 villages will be surveyed in the third phase. The survey will be completed by August 2023. Each surveying team will have two surveyors. Each survey number will be filmed using drone cameras. Moreover, mobile tribunals will be set up, to resolve land disputes.



What is the land registration process in Andhra Pradesh?

For land registration, keep all the documents listed above handy, including the property card.

How do I find the link documents for property in AP?

You have to apply for all these services offline, through the municipal office.

What is the land registration fee in Andhra Pradesh?

Depending upon the type of deed, it may vary from 0.5%-1% of the transaction value.


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