A sale deed in Telangana costs 7.5 percent of the property value, calculated across three separate charges: a 5.5 percent stamp duty, a 1.5 percent transfer duty, and a 0.5 percent registration fee. The Registration and Stamps Department publishes these figures in three separate columns on a page it calls the Ready Reckoner. The total does not change when you buy property in a village. A sale deed in a Gram Panchayat carries a 5.5 percent stamp duty, zero transfer duty, and a 2 percent registration fee. The buyer pays 7.5 percent in a city and 7.5 percent in a village. Only the split between the three charges is different.

These rates were fixed in July and September 2021, and none has been revised since.

What if the property is not in Telangana?

If the property is in Maharashtra, read stamp duty on a gift deed in Maharashtra; for any other state, the national guide to gift deed stamp duty gives the rate for each state. If you want to know whether a registered gift can be taken back, read can a gift deed be revoked. If you would rather have WillJini prepare and register the deed, the service pages are for Hyderabad and the rest of India.

Related guides:

• Difference between a will and a gift deed in India
• How to apply for a legal heir certificate in Telangana
• Succession certificate in Telangana

What are the stamp duty and registration charges in Telangana in 2026?

The state collects three separate charges on property transfers. Stamp duty is the state levy. Transfer duty is a municipal levy. The registration fee pays for recording the document at the Sub-Registrar office.

The stamp duty rates were fixed by G.O.Ms.No.59 of the Revenue (Registration) Department, dated 20 July 2021, issued under section 9(1)(a) of the Indian Stamp Act 1899, with effect from 22 July 2021.

The registration fees come from the Table of Fees under section 78 of the Registration Act 1908, notified in the Telangana Gazette Extraordinary dated 2 September 2021 and in force from that date.

The transfer duty is a municipal levy. Section 105-A of the Telangana Municipalities Act 2019 levies it "in the form of a surcharge on the duty imposed by the Indian Stamp Act, 1899", on property "situated within the limits of a municipality", at a rate the Government fixes "not exceeding five per centum", on five instruments, a gift among them, "on the market value of the property which is the subject matter of the gift".

The Ready Reckoner prints the transfer duty on a sale at 1.5 percent in every area except a Gram Panchayat and at zero in a Gram Panchayat, where the registration fee is 2 percent instead of 0.5 percent.

What does each deed cost?

The Ready Reckoner and the Table of Fees set the charges by instrument and by area. Some documents carry a flat registration fee. Others carry a percentage with a floor and a ceiling. For a sale and for a gift, the transfer duty is in the table below. For any other document, the figure is in the transfer duty column of the Ready Reckoner, and you need it before you total the bill. The department publishes no stamp duty rate for a release at all, so for a release the table gives the registration fee and you ask the Sub-Registrar's office what duty applies.

Other registration services carry fixed fees under the Table of Fees. A will enquiry costs Rs 5,000. Depositing or opening a sealed cover containing a will costs Rs 5,000. Authentication of a special power of attorney costs Rs 3,000. Registering a general power of attorney other than for the sale of immovable property costs Rs 5,000. Private attendance by the registering officer costs Rs 10,000 for up to five persons, or Rs 5,000 for a person aged 75 or above or a physically challenged person. A certified copy costs Rs 500. An encumbrance certificate costs Rs 500 for a search up to 30 years, and Rs 1,000 beyond that.

Who counts as family for the 2 percent gift rate?

A gift or a settlement is charged at 2 percent only if the person receiving the property is on the list below. If they are not, the stamp duty is 5 percent on a gift and 3.5 percent on a settlement. The definition comes from the Explanation under Article 49 of Schedule I-A, as substituted by the Indian Stamp (Andhra Pradesh Amendment) Act 1989, Act 22 of 1989, in the department's gazette compilation. The Explanation reads: "For the purpose of this article 'family' means father, mother, husband, wife, brother, sister, son, daughter and includes grand-father, grand-mother, grand child, adoptive father or mother, adopted son or daughter."

The Table of Fees carries its own definition of a family member for the registration fee caps, and it is the same list: the same nine relationships and the same four extensions. In some states the two lists differ. In Telangana they are the same, so the answer you reach applies to the stamp duty and to the registration fee alike.

A daughter-in-law, a son-in-law, a nephew, a niece, an uncle, an aunt and a cousin are on neither list. A gift to any of them carries 5 percent stamp duty, 1.5 percent transfer duty in any area except a Gram Panchayat, and a registration fee capped at Rs 1,00,000 instead of Rs 25,000.

How is the duty calculated, and on which value?

For a sale deed, the department calculates the duty on the higher of the consideration amount or the market value of the property. The consideration is the price the buyer actually pays. The market value is the figure the Government's guidelines assign to property in that location.

On a gift there is no price, so the duty is charged on the market value alone, and not on a figure the family puts in the deed. You look the value up on the department's Market Value Search: choose Unit Rates or Non-Agriculture Rates, then Land Value or Apartment Value, then the District, the Mandal or Division, the Village, and the Locality or Ward-Block. It covers all 33 districts, and the department's own line on it is that "the information provided online is updated, and no physical visit is required." A Market Value Certificate from the department carries a CARD user charge of Rs 100.

On a Rs 60,00,000 flat transferred by sale deed in a municipal corporation area, the stamp duty at 5.5 percent is Rs 3,30,000. The transfer duty at 1.5 percent is Rs 90,000. The registration fee at 0.5 percent is Rs 30,000. A CARD document registration user charge adds Rs 500 for a document up to 15 sheets. The total bill for the sale deed is Rs 4,50,500.

The registration fee on a gift to a family member reaches its Rs 25,000 ceiling at Rs 50 lakh of market value and does not rise above it, so the fee on a Rs 60 lakh flat gifted to a daughter is Rs 25,000, and so is the fee on a Rs 6 crore flat. Below Rs 4 lakh of value it does not fall below the Rs 2,000 floor.

On a Rs 1 crore flat in a municipal corporation area gifted to a daughter, the family pays a 2 percent stamp duty of Rs 2,00,000. The 0.5 percent transfer duty is Rs 50,000. The registration fee is capped at Rs 25,000. The total bill is Rs 2,75,000.

If the owner gifts the same Rs 1 crore flat to a daughter-in-law or a nephew, who are outside the family definition, the stamp duty is 5 percent, Rs 5,00,000; the transfer duty is 1.5 percent, Rs 1,50,000; and the registration fee is capped at Rs 1,00,000. The total is Rs 7,50,000, the same bill as a sale deed at 7.5 percent. A will over the same flat carries nil stamp duty, nil transfer duty and a Rs 3,000 registration fee.

What can hold a registration up at the Sub-Registrar?

Under section 47-A of the Indian Stamp Act 1899 as in force in Telangana, the Sub-Registrar can hold your document back if he does not accept the value the deed puts on the property. That Act is the Act as it stood on 2 June 2014, continued by section 101 of the Andhra Pradesh Re-organisation Act 2014.

The officer checks the value on a conveyance, an exchange, a gift, a partition, a settlement, a release, an agreement relating to construction, development or sale, and a power of attorney for sale or development. Under section 47-A(1), if the officer "has reason to believe that the market value of the property" has "not been truly setforth in the instrument", or that the value under the Government's guidelines "has not been adopted by the parties", the officer "may keep pending such instrument" and refer it "to the Collector for determination of the market value of the property and the proper duty payable thereon".

The officer cannot make that reference until the party deposits an amount equal to half the deficit duty he has worked out. The proviso says that "no reference shall be made by the registering officer unless an amount equal to fifty percent of the deficit duty arrived at by him is deposited by the party concerned". The Collector can also look at a deed after it has been registered. Under section 47-A(3) he may, of his own motion, call for the instrument within two years of the date of registration and examine whether the market value and the duty were right.

The department's service standards are in its Citizen's Charter, issued under G.O.Rt.No. 1094 of the Revenue (Registration.I) Department on 12 July 2013, and they have not been re-issued since. Under that charter, after registration "the document will be scanned, certified and returned to the parties" within 24 hours, and the Sub-Registrar carries a penalty of Rs 50 per day for a breach. A 47-A reference by the Sub-Registrar is to be made within 7 days, with a penalty of Rs 100 per day. The District Registrar is to dispose of a referred document within 45 days, with a penalty of Rs 50 per day. A grievance at a Sub-Registrar office goes to the District Registrar, who is to respond within 1 hour and redress it within 24 hours; the next steps are the Deputy Inspector General and then the Commissioner and Inspector General, who has 7 days.

How do you register, and which portal?

Which portal you use depends on whether the property is agricultural or not.

For non-agricultural property, the deed goes through the department's Pre Registration module, which includes booking a slot for the appointment, on the department's own site at registration.telangana.gov.in. The same site carries e-STAMPS for payments other than registration, and the Market Value Search, where you look up the value the duty is charged on.

For agricultural land, the portal is Bhu Bharati, "the official website of the Revenue Department, Government of Telangana". On Bhu Bharati you enter the details, pay, download the e-Challan and the transaction summary, and book a slot, and the portal forwards the file to the department login. When you apply for mutation there, the fourth step is "Meeseva (eKYC)". If you have a link to Dharani from an older article, it will not open.

What else do you pay after registration?

Registering the deed does not by itself change the municipal or revenue record, and it does not settle the income tax position of the person receiving the property.

At the counter, the department levies a CARD user charge, from 2 September 2021: Rs 500 for a document of up to 15 sheets, Rs 1,000 for more than 15 sheets.

After registration, the buyer or the donee applies for mutation to bring the ownership record up to date, at a separate office. The department's Ease of Doing Business fee page lists the mutation charges for each office. At the Land Records office, mutation costs Rs 2,500 per acre under G.O.Ms.No.117. At an Urban Local Body, it costs 0.1 percent of the registration value or Rs 1,000 in a Municipality, and Rs 3,000 in a Municipal Corporation, whichever is higher, under G.O.Ms.No.183. In Panchayat Raj, it costs 0.1 percent or Rs 800, whichever is higher, under G.O.Ms.No.46. The electricity department charges Rs 25 plus 18 percent GST for mutation. The water board charges nil.

If the property is gifted, the person receiving it may owe income tax on it. The Income-tax Act 1961 was repealed by the Income-tax Act 2025, Act 30 of 2025, which came into force on 1 April 2026. Under the 2025 Act, if you receive immovable property without paying for it and its stamp duty value is more than Rs 50,000, the whole stamp duty value is taxed as your income for the year, under the head income from other sources.

The charge does not apply to property received from a relative, on the occasion of marriage, under a will, by way of inheritance, or in contemplation of the donor's death. For an individual, the Act defines relative as the spouse, a brother or sister, a brother or sister of the spouse, a brother or sister of either parent, any lineal ascendant or descendant of the individual or of the spouse, and the spouse of any of those.

The income tax list is wider than the stamp duty family list, and the two are applied separately. A daughter-in-law pays 5 percent stamp duty plus 1.5 percent transfer duty at registration because she is not on the Article 49 list, and pays no income tax on the gift because she is the spouse of a lineal descendant. A nephew pays the 5 percent and the 1.5 percent, and is then taxed on the whole stamp duty value, because he is on neither list.

What does handing it over look like?

WillJini publishes a four-step process for a gift deed on its Hyderabad service page. First, WillJini shares a questionnaire. Second, a draft of the gift deed is prepared and finalised on your feedback. Third, WillJini handles the stamp duty and the registration; registration is mandatory for immovable assets, and notarisation suffices for movable assets. Fourth, the title transfer is completed, and the gift is disclosed in the year-end tax filing, which WillJini says remains the parties' obligation.

The work starts with "reviewing donor, donee, and property ownership details" and "drafting a legally structured Gift Deed". For Hyderabad WillJini says "the process includes preparing the deed, completing the required stamping and execution, and registering it at the Sub-Registrar office with jurisdiction over the property", with "execution before the Sub-Registrar with two witnesses". WillJini looks the value up before the deed is drafted, because on a gift the duty is charged on the market value alone, and if the Sub-Registrar does not accept the value in the deed he refers it to the Collector and the party has to deposit half the deficit duty first. WillJini also checks the person receiving the property against the family list, because a gift to a daughter-in-law is charged at 5 percent, not at 2 percent.

WillJini's Hyderabad page says that "Gift Deed registration in Hyderabad generally requires original deed, identity proofs, PAN details, ownership proof for real estate gifts, photographs, and witness identification", and that "if the property is jointly owned, the donor can transfer only their lawful share unless all owners participate in the Gift Deed". To the question whether the donor can keep lifetime rights after gifting the property, it answers "yes, but only if those rights are clearly drafted into the Gift Deed before registration". WillJini prices the work on a case to case basis, and a WillJini lawyer calls you back within 24 hours.

FAQs

What is the stamp duty and registration charge in Telangana in 2026?

A sale deed carries a 7.5 percent total charge in both a city and a village. In any area except a Gram Panchayat, this breaks down into a 5.5 percent stamp duty, a 1.5 percent transfer duty, and a 0.5 percent registration fee. In a Gram Panchayat, the stamp duty remains 5.5 percent, the transfer duty drops to zero, and the registration fee rises to 2 percent.

Is stamp duty in Telangana calculated on market value or agreement value?

For a sale deed, stamp duty is calculated on the higher of the consideration amount or the market value. The consideration is what the buyer pays; the market value is the figure the Government's guidelines assign to property in that location. For a gift deed, there is no consideration amount, so the duty is calculated directly on the market value. You look up the market value on the department's Market Value Search portal.

Is the sale deed stamp duty 4 percent or 5.5 percent in Telangana?

The stamp duty on a sale deed is 5.5 percent. The 4 percent rate is the former rate, replaced with effect from 22 July 2021. The total bill for a sale deed today is 7.5 percent when you include the transfer duty and the registration fee.

Are registration charges different in Hyderabad and Gram Panchayat areas?

The total charge on a sale deed is exactly the same, at 7.5 percent, but the components shift. A property in a Hyderabad municipal corporation area carries a 1.5 percent transfer duty and a 0.5 percent registration fee. A property in a Gram Panchayat carries zero transfer duty and a higher 2 percent registration fee.

What is the stamp duty on a gift deed to a family member in Telangana?

A gift to a family member carries a 2 percent stamp duty. In a municipal area, it also carries a 0.5 percent transfer duty, and the registration fee is 0.5 percent subject to a minimum of Rs 2,000 and a maximum of Rs 25,000. In a Gram Panchayat, the transfer duty is zero, and the fee is 0.5 percent plus 0.5 percent, subject to the same Rs 25,000 maximum. The person receiving the gift has to be on the Article 49 family list for this rate.

How much does it cost to register a will in Telangana?

Registering a will costs a flat Rs 3,000 under the Table of Fees. A will carries nil stamp duty and nil transfer duty. A separate service for a will enquiry costs Rs 5,000, and depositing or opening a sealed cover containing a will also costs Rs 5,000.

What is transfer duty in Telangana?

Transfer duty is a municipal levy charged under section 105-A of the Telangana Municipalities Act 2019. The Act levies it as a surcharge on the stamp duty, on five instruments, a gift among them, on property within the limits of a municipality. The Ready Reckoner prints it at 1.5 percent on a sale and at zero in a Gram Panchayat.

Is there income tax on a gifted property in Telangana?

Yes, if the recipient is not defined as a relative under the Income-tax Act 2025 and the property's stamp duty value exceeds Rs 50,000. The donee is taxed on the entire stamp duty value under income from other sources. The income tax list of relatives is wider than the stamp duty family list, so a daughter-in-law pays the higher stamp duty and no income tax.