IGRS Telangana 2026 : Complete Guide to EC Search, Market Value and Property Registration

IGRS Telangana is the online portal of the Registration and Stamps Department, Government of Telangana. You’ll find it at registration.telangana.gov.in. From here you can search an encumbrance certificate (EC), check the government market value of land or a flat, book a slot to register a property, get a certified copy of a deed and work out your stamp duty.

Here’s the number most buyers want first. Registering a sale deed in Telangana costs 7.5% of the property value, charged on the market value or your deal price, whichever is higher. Below, we go through each service on the portal step by step.

IGRS Telangana at a Glance

What Is IGRS Telangana?

IGRS stands for Inspector General of Registration and Stamps. That’s the head of the department that registers property documents and collects stamp duty in Telangana. You’ll often see the portal called IGRS TS. Since the state’s official short form changed from TS to TG, people now also search for it as IGRS TG or TG IGRS. They all mean the same website.

You may also see IGRS written as “Integrated Grievance Redressal System” on some websites. That isn’t the name of this department. In Telangana, IGRS refers to the Inspector General of Registration and Stamps.

Before the portal, however, you had to visit a Sub-Registrar Office (SRO) for almost everything. Now, most checks happen online, and you only go to the SRO on the day you register.

Services on the IGRS Telangana Portal

First, it helps to know that the homepage splits its services into two groups.

The homepage also has a Ready Reckoner box for stamp duty and fees, and a Prohibition Grievances link where you can check the status of a complaint.

How to Search EC Online on IGRS Telangana

An encumbrance certificate shows every registered deal on a property, such as sales, gifts and mortgages. That’s why banks ask for it before a home loan, and every buyer should check it before paying an advance. Online EC records are available from 1 January 1983. For older records, you’ll need to contact the SRO.

1. Go to registration.telangana.gov.in.
2. Under Online Services, click Encumbrance Search (EC).
3. Read the note on the next page and click Submit.
4. Choose your search method, either By Document Number or By Property.
5. For a document search, enter the document number, year of registration and the SRO where it was registered.
6. For a property search, enter the property details asked for, such as the district, SRO and house or flat number.
7. Submit to see the list of registered transactions.

Documents Required for an EC in Telangana

So keep these details ready before you search or apply:

• Property details and address
• Registered deed number and date
• Details of earlier deeds on the property, if any
• Your ID and address proof, for a certified EC

How to Check Market Value on IGRS Telangana

The market value is the minimum value the government accepts for registration. Your stamp duty is charged on this value or your deal price, whichever is higher.

1. On the homepage, click Market Value Search under Online Services.
2. Choose Land Value or Apartment Value.
3. Select the district, mandal and village.
4. Click Submit to see the unit rates for that area.

However, market values in Telangana change from time to time. So check the current figure just before you register, especially if you agreed on the price some months earlier.

Stamp Duty and Registration Charges in Telangana (2026)

The portal’s Ready Reckoner shows the official rates. For a sale deed, here’s what you pay:

Also, all of these are charged on the market value or the deal value, whichever is higher. The stamp duty rates come from G.O.Ms.No.59, dated 20 July 2021.

Say you’re buying a flat in Hyderabad for ₹60 lakh. Stamp duty at 5.5% is ₹3.3 lakh, transfer duty at 1.5% is ₹90,000 and the registration fee at 0.5% is ₹30,000. So you’d pay ₹4.5 lakh in all.

How to Use the Ready Reckoner

1. On the homepage, find the Ready Reckoner (Stamp, TD, RF) box on the right.
2. Pick the Deed Name, for example Sale.
3. Pick the Document Name, for example Sale Deed (in other areas).
4. The box shows the stamp duty, transfer duty and registration fee for that document.

For other documents, the same box links to the full registration fee list and the stamp duty order.

How to Book a Slot for Property Registration (Pre Registration)

Slot booking now sits inside Pre Registration, so you’ll do everything in one place. Here, you enter the deed details, pay the charges and pick a time to visit the SRO.

1. On the homepage, click Pre Registration (with slot booking).
2. Log in with your mobile number, password and the captcha. If you’re new, click Sign Up first.
3. Enter the deed and property details, along with the details of the buyer, seller and witnesses.
4. Pay the stamp duty and fees online through the module.
5. Pick an available date and time at your SRO, and save the confirmation.

The portal also has a short video guide under the Pre Registration link, which is handy for first-timers.

How to Get a Certified Copy on IGRS Telangana

A certified copy is an official copy of a registered deed. Because it’s official, banks, courts and government offices accept it.

1. Click Certified Copy under Online Services.
2. Choose one of the two options. “Certified Copies of Registered Documents (On Payment)” takes you to the Meeseva portal. “Certified Copy of Document (New Registrations Only)” is for recently registered deeds and needs a login.
3. Enter the district, SRO, year and document number.
4. Pay the fee and download or collect the copy.

e-STAMPS: What It’s For Now

e-STAMPS is now meant only for non-registration payments. The portal clearly says that registration charges must be paid through the Pre Registration module. So if you’re registering a property, pay there, not through e-STAMPS. Use e-STAMPS for other payments, such as franking or other non-registration challans.

How to Check Prohibited Property in Telangana

Before you buy, note that some properties can’t be registered at all, such as certain government land, assigned land or land under legal restrictions. Check this before you pay any advance.

1. In the Browse section, click Prohibited Property.
2. Select the district, mandal and village.
3. Choose the search criteria, such as survey number, ward or block, and submit.

If the property appears on the list, don’t go ahead with the deal until you’ve taken legal advice. If you’ve filed a complaint about a property wrongly listed, use Prohibition Grievances on the homepage to check its status.

How to Know Your SRO

Every property comes under a specific Sub-Registrar Office, so you need to know yours. To find yours, click Property Registration in the Browse section, then Know Your SRO. Choose either the jurisdiction search, where you select your district, mandal and village, or the village directory. You’ll need the right SRO for EC searches, certified copies and slot booking.

Other Services on the Portal

The department also handles marriage registration (Hindu and Special Marriages), society and firm registration, and chit fund records. Builders now have a separate Builders & Developers module for group registrations, which helps when a whole project is registered unit by unit.

T-Registration Mobile App

The department also has a mobile app, called T-Registration. The portal’s news section mentions it for OTP problems: if your mobile OTP doesn’t arrive, check the DOTP in the T-Registration app.

Beware of Fake Messages

The portal also carries a clear warning. Pay only through the Pre Registration slot booking module, or through the eSTAMPS or Meeseva app for non-registration services. The department doesn’t send payment links by SMS. So don’t respond to messages in the name of “CARD REGISTRATION AND STAMP” or “Department of Stamps and Registration”.

What Happens If You Don’t Pay Proper Stamp Duty?

Under the Indian Stamp Act, a document that isn’t properly stamped can’t be used as evidence, and the authorities can charge a penalty on the shortfall. So pay the full stamp duty when you register, based on the market value or your price, whichever is higher.

IGRS Telangana Contact Details

Discover IGRS For Other States

Conclusion

IGRS Telangana has made property checks much simpler. Before you buy, check three things on the portal: the EC, the prohibited property list and the current market value. Then use the Ready Reckoner to work out your charges, book your slot through Pre Registration, and pay only through the official modules. If anything goes wrong, call 1800 599 4788 or message 8247619983 on WhatsApp.