Stamp Duty and Registration in Telangana for Property Buyers

Last updated 12 Nov 2026

When you buy a home in Telangana, the price you pay the seller is not the whole cost. You also pay duty to the government when the sale deed is registered, and if you take a loan, a further duty may apply on the mortgage deed. These amounts are set by the state government and the registration department, and they change by order. This guide explains the structure, so you can budget sensibly and avoid surprises at the sub-registrar's office. It deliberately does not quote percentages, because the official calculator shows the current figures for your deed.

The short answer

Three charges usually apply to a sale deed in Telangana: stamp duty, transfer duty and a registration fee. The calculation is based on a "chargeable value", which is generally the higher of the price in the deed and the government's market value for the property. A loan adds a mortgage deed, which attracts its own duty and fee. Always run the official calculator for your deed type and property before you finalise your budget.

What the official portal shows

The registration department's portal offers a "Ready Reckoner" that, once you select a deed and document, shows Stamp Duty, Transfer Duty and Registration Fee as percentages, along with a Chargeable Value. It also lists a Duty Fee Calculator, a Market Value Search, and Downloads for market value forms. The page does not print the duty and fee rates until you choose a deed in the calculator, so we do not quote any rate here. Confirm the current figures on the portal.

The three charges

The portal's calculator shows each as a percentage of the chargeable value for the deed you select. The rates can differ by deed type (sale, gift, settlement, mortgage and others) and by location or category. Use the calculator rather than a broker's rule of thumb.

Market value and chargeable value

Market value, in this context, is the government's minimum value of a property by location, used for duty. It is not the price a valuer or a buyer thinks fair. The registration department publishes a market value search and downloadable forms.

Chargeable value is generally the higher of two numbers: the consideration stated in the deed, and the market value. If your deed price is lower than the market value, duty is still worked out on the higher figure. If you pay more than market value, duty is worked out on the price you pay. We state this as the general principle; confirm the exact rule for your deed type on the portal.

Market values are revised from time to time. Check the date of the value you see, and look again close to your registration date.

What a loan adds: the mortgage deed

When you take a home loan, the lender usually takes the property as security through a mortgage. In many cases this is a registered mortgage by deposit of title deeds with a memorandum (a MODT), or a registered mortgage deed. Read the glossary entry on MODT. A mortgage deed attracts stamp duty and a registration fee, and the structure differs from a sale deed. The portal's calculator lets you select the mortgage deed type, so use it for the exact figure. Lenders often pass on the duty and fee as a cost to the borrower, and they are set by the government, not by the lender.

Who pays and when

In a typical sale, the buyer pays stamp duty, transfer duty and the registration fee unless the agreement says otherwise. Payment is made before or at registration. The portal's flows mention slot booking for registration, so you book a time at the sub-registrar's office and attend with the seller, witnesses and identity documents. For an under-construction flat, the builder's agreement states who bears the charges. If a loan is taken, the lender asks you to show you have the funds for duty and charges besides the down payment. Read our guide on the home loan down payment.

A worked example

A buyer in Hyderabad agrees to buy a flat for ₹60 lakh. The government's market value for the flat's location and size, from the portal's market value search, comes to ₹66 lakh. The chargeable value is therefore the higher figure, ₹66 lakh.

The buyer opens the Ready Reckoner, selects the sale deed type and enters ₹66 lakh. The calculator shows the stamp duty, transfer duty and registration fee as percentages and rupee amounts. The buyer adds these to the budget, together with the down payment, the lender's processing and legal fees (set by the lender), and the mortgage deed cost. The lender asks for proof of funds for these before disbursal. In this example the figures are illustrative; the actual rupee amounts come from the official calculator, not from this guide.

How to budget

Ask the lender for the Key Fact Statement and compare offers on the APR. See our guide on Key Fact Statement and APR. For how the duty relates to the glossary term, see stamp duty.

Common mistakes

Using the deed price alone to estimate duty and ignoring the market value.
Using an old market value after a revision.
Quoting a percentage from a friend's earlier purchase. Rates differ by deed and time.
Under-stating the price in the deed to save duty. This is a legal risk and a lender's valuer will notice a mismatch.
Forgetting the mortgage deed cost in the budget.
Booking registration before the loan documents are ready, then waiting on the lender.
Paying agents to "arrange" stamp paper at a premium. Use official routes.

Getting the documents ready

At registration you usually need the sale deed draft, identity proofs, PAN, address proofs, photographs, the seller's title papers, the encumbrance certificate, and proof of the market value and duty paid. Read the guides on the encumbrance certificate and land records for loans before registration day. If the plot is in a new layout, check the approvals described in the HMDA vs DTCP guide.

How LOANZ 360 helps

LOANZ 360 is a loan aggregator, not a lender. Before an application reaches any lender, we compare your details with each partner lender's published eligibility criteria, so you apply only where you are likely to qualify. This helps avoid unnecessary credit enquiries; too many lender checks in a short time can lower your score. One advisor follows the file through documents, lender questions, sanction and disbursal, and you can see the status in your account. The lender explains its own charges in its Key Fact Statement.

Frequently asked questions

What charges apply when I register a sale deed in Telangana?

The registration department's calculator lists stamp duty, transfer duty and a registration fee, each worked out on the chargeable value. Use the calculator on the official portal for the current figures for your deed.

What is the chargeable value?

It is generally the higher of the price stated in the deed and the government's market value. Confirm the rule for your deed type on the official portal.

Is there duty on a mortgage deed?

Yes. A mortgage deed or MODT attracts duty and a fee, which differ from those on a sale deed. The official calculator lets you choose the mortgage deed type.

Where do I find the market value of my property?

The registration department's portal has a market value search and downloadable forms.

Does the lender set stamp duty?

No. The government sets stamp duty and fees. The lender may recover the mortgage deed costs from you and sets its own processing, valuation and legal charges.

Can I reduce duty by showing a lower price?

Not safely. Duty is worked out on the higher of price and market value, and understating the price creates legal and lending risk.

Can the loan cover the duty?

That depends on the lender and the loan type. Many lenders fund only part of the cost of the property, so plan to pay duty from your own funds unless the lender says otherwise.

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