Registering a property in Delhi: the NGDRS steps, start to finish

Section 54 of the Transfer of Property Act says a sale of immovable property worth ₹100 or more can be made only by a registered instrument, and that a contract for sale does not by itself create any interest in the property. In Suraj Lamp & Industries v. State of Haryana (2011), the Supreme Court applied this to the practice of selling through an agreement, a power of attorney and a will. It held that such 'GPA sales' do not convey title.

Delhi's Sub-Registrars run on NGDRS, the National Generic Document Registration System, at ngdrs.delhi.gov.in. The buyer can open an account, and so can an advocate or deed writer. The citizen manual sets out the entry in this order:

Account

Register as a citizen, advocate or deed writer, then log in with your password and a one-time code sent to your mobile.

General information

Choose the article (for example, Sale Deed) and the document title (such as a sale within an MCD area), then enter the number of pages and the date of execution, and pick the district and Sub-Registrar office. If the property was registered before, enter that earlier registration number to link the deeds.

Property

Select the district, sub-division, locality, area type, local body and usage, then enter the built-up area and floor. NGDRS works out the circle-rate value from these.

Parties

Seller and buyer, with ID, PAN or Form 60/61, and address. One party is set as the presenter, the person who presents the deed at the office.

Witnesses

Two witnesses are compulsory, entered with name, parentage, gender, occupation and address.

Fees

NGDRS calculates the stamp duty and fees from the value and each buyer's share.

Summary, payment, uploads

Download the pre-registration summary and check every line. Pay, then upload the parties' Aadhaar and original ID proofs.

Appointment

Submit, then pick a date, shift and time slot at the Sub-Registrar office. The same screen lets you reschedule.

The Revenue Department's page says the seller and the buyer must both be present with identity documents, such as a passport, voter ID (EPIC), driving licence or PAN card, and that two witnesses with identity documents must be present when the deed is presented. Carry the originals of what you uploaded and a printout of the pre-registration summary. The printout carries a declaration that the deed writer or advocate, the buyer and the seller sign.

• A deed has to be presented for registration within four months of the date it was signed (section 23 of the Registration Act, 1908). Sign close to your appointment, not weeks ahead.
• A sale deed that is never registered does not transfer the property, however much was paid (section 49).
• If the price is ₹50 lakh or more, the buyer deducts 1% income-tax TDS from the payment to a resident seller and deposits it. The income-tax law was re-enacted as the Income-tax Act, 2025 from 1 April 2026, so ask your CA for the current form before the payment date. A non-resident seller is taxed at different rates.

The registered deed transfers ownership. It does not prove that the property tax record has changed. Check that MCD's record shows the new owner, and apply for an e-Change of name if it doesn't, then have the UPIC moved. Leasehold DDA and L&DO property goes to the lessor first. The mutation guide covers each office.

This guide follows the NGDRS Delhi citizen manual (version 1.0) and the Revenue Department's registration page as last updated on 9 October 2026. Screens and fees on the live portal can differ from the manual. The pre-registration summary for your deed is the figure to rely on.

This is a general explanation, not advice on your property. Procedure, rates and thresholds differ by state and municipality and change over time. Kabir Real Estates provides advisory and due-diligence assistance and does not issue title certificates or formal legal opinions. Where a matter needs one, we will tell you so.