IGRS Telangana – EC Search, Login, Market Value, Deed Details & Registration

IGRS Telangana (Integrated Grievance Redressal System) is the official gateway for non-agricultural property registration, Encumbrance Certificates (EC), and market value searches. As of January 2026, agricultural land records have fully migrated to the Bhu Bharati portal. IGRS TS remains the authority for urban apartments, plots, and historical deed retrieval in Telangana.

IGRS Telangana vs. Bhu Bharati: The 2026 Distinction

In 2026, property owners in Telangana must distinguish between two primary digital ecosystems. The old Dharani portal has been formally integrated into Bhu Bharati under the Record of Rights (RoR) Act, 2025.

• IGRS Telangana (Non-Agricultural): This remains your primary portal for Urban Assets. If you are buying a flat in Hyderabad, an open plot in a layout, or a commercial space, IGRS TS is where you search for Encumbrance Certificates (EC) and book your SRO slots.
• Bhu Bharati (Agricultural): Launched in mid-2025, this portal is exclusively for Rural Land Records. It features Bhudhaar (unique 11-digit IDs for land parcels) and is managed by the Tahsildar-cum-Joint Sub-Registrar. Use this for agricultural mutations, Pattadar Passbooks, and RoR (1B) downloads.

Pro Tip: If your land was recently “converted” from agricultural to residential (NALA), always verify the conversion status on Bhu Bharati before initiating registration on the IGRS portal.

2026 Comparison: IGRS vs. Bhu Bharati

Using the correct portal is the first step in successful legal due diligence. If you are dealing with a “converted” land (NALA), you may need to check the conversion status on Bhu Bharati before proceeding with an urban registration on IGRS.

IGRS Telangana Registration Process (Step-by-Step)

The registration process is the mandatory “Gatekeeper” step. Without a verified account, you cannot access high-value services like Public Data Entry (PDE) or Slot Booking. In 2026, this system is tightly integrated with Aadhaar-based E-KYC to ensure that every transaction is linked to a verified biological identity.

How to Register on the IGRS Portal

Setting up your account takes less than 2 minutes if you have your mobile linked to your Aadhaar ready.

• Visit the Official Gateway: Go to [registration.telangana.gov.in/].
• Locate ‘Sign Up’: Look for the “Login” button on the top right. A dropdown or pop-up will appear with the option “New User Registration”.

• Select Your Identity (User Category): This is where most users get confused. You must choose one of the following:
  • Citizen: For individuals buying, selling, or searching for their own property.
  • Stamp Vendor: Only for licensed professionals authorized to sell physical or digital stamps.
  • Department Staff: Reserved for internal SRO and Registration Department employees.
• Verification Flow: * Enter your Full Name (as per Aadhaar).
  • Input your Mobile Number. Click “Get OTP”.
  • Enter the 6-digit code received via SMS. Warning: If the OTP doesn’t arrive within 60 seconds, check if your number is on the DND (Do Not Disturb) list.

• Secure Credentials: Create a password (minimum 8 characters, including one special character and a number).
• Aadhaar Consent: You will be asked to provide your Aadhaar Number. This is used for the preliminary E-KYC check, which significantly speeds up your final SRO visit.

After Registration: Accessing Your Dashboard

Once logged in, you enter the “Transaction Hub.” Unlike the public-facing homepage, your personal dashboard offers advanced tracking tools that are essential for long-term property management.

• Public Data Entry (PDE) Module: This is where you draft your deed. You can save your progress and return to it later.
• Track Pending Deeds: If you have initiated a registration but haven’t visited the SRO yet, this section shows the status of your application (e.g., Pending Payment, Slot Confirmed, or Document Under Review).
• Payment History (The E-Challan Vault): A common user fear is losing a payment receipt. Your dashboard maintains a permanent record of all E-Stamps and registration fees paid. If a transaction fails but money is deducted, you can use the “Search Transaction” feature here to re-generate the receipt without paying twice.
• Download Center: After your SRO visit, your Digitally Signed Registered Deed and your updated Encumbrance Certificate (EC) will appear here for 100% paperless access.

Encumbrance Certificate (EC) Telangana: The Master Guide

Think of an Encumbrance Certificate (EC) as a property’s “financial health report.” It is an official document from the Registration and Stamps Department that lists every registered transaction (sales, mortgages, gifts, or court attachments) linked to a specific survey or house number. In 2026, a “Clear EC” is still the gold standard for verifying that a property is free from legal disputes or hidden debts.

Why the EC is Your “Truth Document”

Whether you are a buyer or a lender, the EC is non-negotiable for Title Verification:

• Loan Approval: No bank in India will sanction a home loan without a clear EC covering the last 13 to 30 years. It proves the property isn’t already pledged as collateral.
• Chain of Ownership: It helps you verify the “Link Documents”—ensuring the person selling to you actually has the legal right to do so.
• Revenue Updates: You need a valid EC to complete the Mutation process and update the property tax records in your name.

Understanding Form 15 vs. Form 16

When you search the IGRS portal, you will receive one of two forms. Knowing the difference is critical for your legal safety:

• Form 15 (Transaction History): Issued if the property has had any registered activity (sale, mortgage, partition, etc.) during the search period. It contains a detailed table of party names and deed types.
• Form 16 (Nil Encumbrance): Often called a “Nil EC,” this is a certificate of clean health. It is issued when no transactions have been registered for that property during the period you searched.

Step-by-Step: How to View & Download EC Online

The official portal is your primary tool. While “viewing” is free, downloading an official, digitally signed PDF for legal use requires a small fee.

• Access the Portal: Log in to the IGRS portal as a “Citizen.”
• Navigate: Select “Encumbrance Search (EC)” from the Online Services menu.

• Search Logic: You have two options:
  • By Document Number: (Recommended) Best if you have the previous registration number and year.
  • By Property Details: Use this if you only have the Survey Number, House Number, or Village details.
• Verification: Enter the search period (e.g., 1990 to 2026). Review the “Statement of Encumbrance” on your screen.
• Payment & Download: Pay the official fee (₹200 for up to 30 years; ₹500 for above 30 years). Once paid, download the PDF immediately from your dashboard.

The “1983 Limit” & Bhu Bharati Alert

This is where most users get stuck. To save time, remember these 2026 trust signals:

• The 1983 Digitization Limit: Online records in Telangana only go back to January 1, 1983. If your property hasn’t been transacted since 1980, the portal will show “No Records Found.”
  • The Fix: You must visit the Sub-Registrar Office (SRO) personally to apply for a Manual Search of the physical “Index Books.”
• Bhu Bharati Integration: As of 2026, agricultural land ECs are increasingly managed via the Bhu Bharati (formerly Dharani) portal. Ensure you are using the correct gateway based on your property type (Urban vs. Agricultural).

IGRS Telangana Market Value Search (Circle Rates)

The government of Telangana periodically revises “Guideline Values” to align with actual market trends. Following the April 2025/2026 revisions, some urban pockets in Hyderabad (like Gachibowli, Tellapur, and Kokapet) saw hikes of 30% to 50%. It is mandatory to check the latest unit rates before buying e-stamps or booking your registration slot.

How to Check Urban vs. Rural Market Values

The official IGRS portal ([suspicious link removed]) categorizes properties into “Land Value” (for plots) and “Apartment Value” (for flats). Here is the exact official navigation path:

1. Access the Portal: Visit the Market Value Search page on the official IGRS TS website.
2. Select Property Type: Choose between Land Value (for independent houses and open plots) or Apartment Value (for gated communities and flats).
3. Filter by Jurisdiction:
   • District: Select your district (e.g., Hyderabad, Medchal-Malkajgiri, or Rangareddy).
   • Mandal: Choose the specific administrative mandal.
   • Village/Locality: Select the exact village.
4. Enter Locality Details: For urban areas, you may need to select the Ward/Block or specific Locality Name from a dropdown to get the street-level unit rate.
5. Submit & View: Click “Submit” to see the unit rate (per square yard for plots or per square foot for flats).

Calculating Total Registration Cost (The Formula)

In 2026, the total cost of registering a property in Telangana is calculated using a structured levy system. The most important rule to remember is that Stamp Duty is always paid on the “Higher” value—either the Market Value (Govt rate) or the Consideration Value (Actual sale price).

The 2026 Fee Structure:

Crucial Note for 2026: While the base rates total 6.0% for most sale deeds, certain rural areas may have a slightly higher registration fee (up to 2%) depending on the specific Gram Panchayat category. Always use the IGRS Duty Fee Calculator for a final breakdown before making any payments.

By verifying these rates on the official portal before you draft your sale deed, you ensure a “Seamless” approval process at the SRO and avoid the common trap of under-stamping, which can lead to legal disputes or document impoundment.

Slot Booking & SRO Visit Protocols

The online slot booking system is the mandatory gatekeeper for property registration in Telangana. It was designed to eliminate crowds and middlemen, but it requires strict adherence to timing and documentation. A missed slot or a documentation error at the desk often results in a forfeited appointment and a delay of several days.

The Slot Booking Process: Avoiding Rejection

To book your slot, you must first complete the Public Data Entry (PDE) and pay the full Stamp Duty and Registration Fees via the [suspicious link removed].

• The 24-Slot Limit: Every Sub-Registrar Office (SRO) operates on a strict quota—typically 24 slots per day (extended to 48 in certain high-growth zones). These slots are released in real-time.
• The “Wait-Time” Reality: For high-volume offices like Rangareddy, Uppal, L.B. Nagar, or Serilingampally, slots often fill up 48 hours in advance.
• Human Tip: Never wait until the last minute. Book your slot 3–5 days in advance. If you plan a registration for a Friday, your PDE and payment should be finalized by the preceding Monday or Tuesday.

Mandatory Documents for the SRO Visit

When you arrive at the SRO, the registrar’s checklist is binary. If one item is missing, the biometric session cannot begin.

1. Original Sale Deed: The physical document to be registered.
2. Section 32A Photo Form: This is the most frequently missed document. Under Section 32A of the Registration Act, every party (seller, buyer, and witnesses) must affix their passport-size photograph and left thumbprint on a specific proforma sheet.
3. Aadhaar Card: Mandatory for all parties for E-KYC verification.
4. PAN Card: Required if the transaction value exceeds ₹5 Lakhs (Form 60/61 is the alternative if a PAN is unavailable).
5. Payment Receipt: The E-Challan or E-Stamp receipt showing the successful transfer of government dues.

Prohibited Properties Check (Section 22-A)

Section 22-A of the Registration Act is the government’s “Red List.” It prevents the illegal transfer of land that belongs to the state, religious bodies, or the poor. Buying a property on this list is a legal dead-end; the SRO software will physically block the registration, and your payment could be locked in a long refund process.

How to Verify Prohibited Survey Numbers

Before you even pay a token advance, you must check the Prohibited Properties List. You will need the following search criteria:

• Location: District, Mandal, and Village.
• Survey Number: The specific survey or sub-division number.
• Entity Categories: The list filters properties owned by the Waqf Board, Endowment Department (Temples), and Government Assigned lands (given to landless poor).

What to do if your property is on the 22-A List?

Wrongful inclusion in the prohibited list is a common issue in Telangana’s 2026 digital cleanup. If your private land is flagged, you cannot resolve it at the SRO. You must follow the Grievance Redressal path:

1. File an Application: Submit a formal request to the District Collector (or the CCLA).
2. Documentary Proof: Provide the registered “Link Documents” proving ownership prior to the prohibition date.
3. Verification: The Revenue Department will conduct a field verification.
4. Delisting: Once the Collector issues a “NOC” or a delisting order, the SRO database is updated, and the registration block is lifted.

Expert Insight: In 2026, the Prajavani Government Portal offers a digital tracking system for 22-A grievances. Use this to monitor your application status in real-time.

Certified Copy (CC) Services

A Certified Copy (CC) is an official replica of a registered deed (Sale, Gift, or Mortgage). In Telangana, the delivery method and cost depend entirely on the age of the document.

Certified Copies for New Registrations (Instant & Free)

If your property was registered recently (2025-2026), you do not need to pay for a copy.

• The Process: On the IGRS homepage, select “Certified Copy” and then “Certified Copy of Document (New Registrations Only).”

• Access: Enter your registered mobile number and the OTP. You can download the Digitally Signed PDF immediately. This is legally equivalent to a physical copy for bank loans and legal verifications.

Old Registered Documents (On-Payment Mode)

For older records, the IGRS portal acts as a bridge to the Meeseva system.

• Integration: Select “Certified Copies of Registered Documents (On Payment).” You will be redirected to the Meeseva portal.
• The Workflow: You must provide the SRO name, Document Number, and Year. Once you pay the requisite fee (based on the number of pages), the SRO office manually verifies and uploads the digital version within 1-2 working days.

Common Problems & Solutions

Property registration is complex, and technical glitches can be stressful. Here is the official troubleshooting protocol for 2026.

Fixing “Payment Success but No Challan”

This is the most frequent user panic point.

• The Golden Rule: Wait 10 minutes; do not re-pay. Often, the bank server and the IGRS portal take a moment to “handshake.”
• The Fix: Go to the “Search Transaction” tool on the portal. Enter your bank reference number or the date of payment. If the payment was successful, the portal will generate your E-Challan instantly. If it still shows “Pending” after 2 hours, contact your bank’s nodal officer for a reversal.

Correcting Names/Numbers in a Registered Deed

If you find a typo in the buyer’s name or a boundary measurement after the registration is complete, you cannot simply edit it online.

• The Solution: You must execute a Rectification Deed (also known as a Correction Deed).
• Requirements: Both buyer and seller must return to the SRO. If the mistake is clerical (like a spelling error), the stamp duty is nominal (approx. ₹100). If the mistake changes the property extent or value, additional stamp duty may apply.

“No Records Found” – The Troubleshooting Checklist

If your EC search comes back blank, run this check before visiting the office:

• Sub-division Check: Did you enter just the survey number (e.g., 102)? Try adding the sub-division (e.g., 102/A or 102/1).
• Jurisdiction Shift: In 2024-2025, several new SROs were created in Telangana. Ensure you are searching in the SRO that held the records at the time of registration, not necessarily the one closest to you now.

Helpline & Official Links

For official guidance, always use these verified channels. Avoid third-party “consultants” who ask for login credentials.

• Toll-Free Helpline: 1800-599-4788 (10:30 AM to 5:00 PM)
• Official Support Email: [email protected]
• WhatsApp Support: 9121220272 (Official Bot for status checks)

Frequently Asked Questions

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