Property Mutation in UP After Registry: How to Apply (Dakhil Kharij)
Contents
You have signed the sale deed, paid stamp duty and collected the registered papers. Many buyers think the paperwork ends there. In Uttar Pradesh it usually does not. The seller’s name can stay in the official records until you apply for mutation, known locally as dakhil-kharij or namantaran.
This guide explains how mutation differs from registry. It covers who handles it in Noida, Greater Noida, Ghaziabad and the Yamuna Expressway belt, the documents and costs, realistic timelines, and what to do if your application is rejected. It is general information, not legal advice. Rules and rates change, and several figures below come from unofficial sources, so we have marked them clearly.
Registry vs mutation: the core difference
Registration proves a transfer happened. Mutation makes it official in the state’s working records. Those records are the ones that tehsildars, lekhpals and municipal offices actually use.
Mutation also has practical effects. For non-agricultural property it links to property tax records, building approvals and utility connections, and local bodies often won’t process requests until it is done.
| Point | Registry (sale deed) | Mutation (dakhil-kharij) |
|---|---|---|
| Where | Sub-Registrar office | Revenue department or local authorities |
| What it does | Records the transfer between seller and buyer | Puts your name in the authority, tax or revenue record |
| Costs | Stamp duty plus registration fee | Usually a smaller fee plus any authority dues |
| Who benefits | Proof of the transaction | Tax bills, loans, resale, utility connections |
One caution. Mutation does not settle who owns the property. Courts have described UP mutation under the old Land Revenue Act as summary proceedings that do not decide title. It supports your registry but does not replace it. The reverse also holds. One guide notes that ownership status is not affected even if mutation is delayed, but delay still causes practical trouble.
Authority transfer vs tehsil dakhil-kharij
This is where NCR buyers get confused. The office that updates your name depends on who controls the land.
UP’s land mutation framework sits in the Uttar Pradesh Revenue Code, 2006, under Sections 34 and 35. The Tehsildar runs this route. A Lucknow guide shows how the split works there: the Tehsildar handles rural land, the development authority handles its own properties, and the municipal corporation handles urban properties. The NCR districts follow a similar pattern, but check your own case with the local office.
| Property type | Likely mutation office | What to confirm |
|---|---|---|
| Flat or plot on Noida Authority land | Noida Authority (transfer, then mutation letter) | Authority approval and dues before registry |
| Greater Noida Authority property | Greater Noida Authority | Authority-specific documents |
| YEIDA plot or flat | YEIDA | Permission, no-dues, transfer charges |
| Ghaziabad flat or house (freehold, in municipal area) | Ghaziabad Nagar Nigam for house-tax records | Society NOC, latest tax receipt |
| GDA-allotted or leased property | GDA | GDA transfer entry and no-dues |
| Agricultural or revenue-record land | Tehsil (Revenue Code, khatauni) | Tehsildar and lekhpal process |
Sources do not give one clean rule for every plot type. Before you register, ask the seller and the authority which record applies to your property and what they need from you.
Noida: transfer, registry, then mutation letter
Noida land is leasehold, so the Authority is a party to every resale. The Transfer Memorandum (TM) charge is paid to the Authority because the land is leasehold, not freehold. Without paying it, buyers are not officially recognised by the Authority.
The stages are separate. The state’s Nivesh Mitra system lists Noida Authority services for property transfer and, separately, for issuing a mutation letter after receiving a copy of the Transfer Deed. A transfer permission is therefore not the same thing as the mutation letter.
- Check for dues and get the Authority’s transfer approval, paying the transfer charges. One guide says TM payment comes before the sale deed registration can be completed.
- Execute and register the deed at the Sub-Registrar office. Pay stamp duty and registration fee.
- Apply for the mutation letter. The Authority’s page says the transferee can apply on plain paper, with a certified copy of the Transfer Deed.
- Keep the mutation letter with your allotment and lease papers.
Documents vary by property category. One local guide lists a plain-paper application, the original allotment or transfer letter, a No Dues Certificate and the executed Transfer Deed. Check with the department handling your property.
Family transfers get different treatment. If the deed is executed by someone outside the blood relation, transfer charges are recalculated as in power-of-attorney cases, and the difference is recovered.
Online or offline?
The sources disagree here. One 2026 guide says Noida does not use the state-wide e-Nagar Sewa portal. It says transfers and mutation go through the Authority’s Property Management System. Older guides mention e-Nagar Sewa for Noida. Use the Authority’s current portal or customer office, and do not pay through unofficial links.
Greater Noida and Yamuna Expressway
For Greater Noida, we could not find a current official fee schedule. One property-services page says flat mutation needs an application, sale deed, possession letter and proof of mutation charges. It also says charges vary, so you should check with the authority. Treat that as a checklist, not a rate card.
For YEIDA plots, permission matters more. Transferring a plot to anyone other than a legal heir is not allowed without YEIDA’s prior written permission, and that permission may require transfer charges. The permission takes effect only after the charges are deposited and other requirements are met. YEIDA’s listed services include transfer of plots or flats, transfers within blood relations, mutation after an allottee’s death and no-dues certificates.
On YEIDA charges, sources conflict. One buyer FAQ from 2021 quotes 5% of the current allotment rate. A recent property blog says 2.5% of circle rate. Ask YEIDA for the exact figure for your sector. Do not rely on either number.
If you are comparing areas before you buy, our Greater Noida guide and Yamuna Expressway guide cover the locations. The documentation checks above apply to any resale you consider there.
Ghaziabad: Nagar Nigam and GDA
For a freehold flat or house in a municipal area, mutation usually means getting your name into the Nagar Nigam house-tax records. One Ghaziabad guide advises applying for mutation with the Nagar Nigam after collecting the registered deed, so house tax bills come in your name. The Nagar Nigam website has an online mutation application link. Another guide points to the e-Nagar Sewa portal.
A Ghaziabad guide lists these documents: the latest property tax receipt, the sale deed, a no-objection certificate, identity documents, an affidavit on stamp paper and, for inheritance, a death certificate. Another practitioner list adds passport photos, a possession letter, previous sale deeds and an indemnity bond. Requirements differ by ward and case, so confirm the list before you apply.
For GDA-linked property, check the authority’s role first. Some GDA properties, especially leased ones, need the authority’s permission or a transfer entry. A missing step can hold up registration. One source says leased GDA properties are mutated at the GDA office.
Our Ghaziabad guide and Noida guide list localities where these authority differences apply.
Costs: what you pay and when
Registry costs are well documented. UP stamp duty is 7% of the higher of market value or circle rate for male buyers, with a 1% registration fee. For a flat priced below ₹1 crore in a woman’s name, duty falls from 7% to 6%. This follows a July 2025 Cabinet decision.
Worked example, registry cost. Take a flat in Noida with a sale price of ₹70 lakh and a circle-rate value of ₹65 lakh. The applicable value is the higher figure, ₹70 lakh. A male buyer pays ₹4.9 lakh stamp duty and ₹70,000 registration. That totals ₹5.6 lakh. A sole woman buyer at 6% would pay ₹4.2 lakh duty plus ₹70,000, which is ₹4.9 lakh.
Worked example, Noida transfer charge. One guide says the residential TM charge is 2.5% of the circle rate, reduced from 5%. Another says TM charges range from 2.5% to 50% of the original allotment price depending on flat age, location and type. A third says blood-relative transfers pay 50% of the applicable charge. If the 2.5% circle-rate rule applied to a ₹65 lakh circle value, the charge would be ₹1,62,500. That is an illustration only. Because the sources disagree, ask the Authority for a written calculation.
Worked example, YEIDA plot. A recent blog quotes YEIDA transfer charges of 2.5% of circle rate for a 120 sq m plot. At circle rates of ₹24,600 to ₹36,260 per sq m, this works out to about ₹0.74 to ₹1.09 lakh. Confirm the rate and the plot size before relying on it.
| Cost item | Who charges it | What we found |
|---|---|---|
| Stamp duty | UP stamp department | 7% (6% for sole woman buyer up to ₹1 crore) |
| Registration fee | Sub-Registrar | 1% of property value |
| Noida transfer (TM) charge | Noida Authority | Sources range from 2.5% of circle rate to higher slabs; verify |
| YEIDA transfer charge | YEIDA | Sources conflict (2.5% of circle rate vs 5% of allotment rate); verify |
| Ghaziabad mutation fee | Nagar Nigam / GDA | Dated forum posts say 1% of valuation; unverified, so check locally |
| Revenue (tehsil) mutation fee | Tehsil | One guide lists a nominal ₹50 for agricultural land; check locally |
Pay only through official channels and keep every receipt.
How long does mutation take?
For revenue-record mutation, the rules set targets. The UP Revenue Code Rules, 2016 say undisputed cases should be decided within 45 days of registration of the case and disputed cases within 90 days. If a case runs over, the reason must be recorded. A government order also directs that non-disputed mutation be completed within 45 days of registration. It followed Allahabad High Court criticism of delays.
Real timelines can be longer. A Lucknow consultancy puts clean municipal mutations at 30 to 50 days, and says objection cases can run from six months to years in the revenue courts. Those are estimates for Lucknow, not NCR. Pending dues also add time.
On when to apply, a Hindi guide says the Code sets no fixed deadline for mutation after registry, but warns that waiting increases risk, such as loans or disputes in the seller’s name. Apply promptly. For authority properties, follow any time limit in your transfer permission. For instance, one guide says blood-relation transfer deeds must be executed within 60 days of approval.
Step-by-step: how to apply
- Collect your registry papers. Keep the registered deed, previous deeds in the chain, and possession and allotment letters.
- Clear dues. Get no-dues or tax receipts from the authority, society or Nagar Nigam.
- Confirm the right office. Use the table above and ask the sub-registrar or authority.
- File the application. Use the authority portal, e-Nagar Sewa (where it applies) or the tehsil. Upload or submit the checklist documents.
- Track it. On e-Nagar Sewa you can track under Citizen Services using your receipt number. Revenue court cases can be tracked on vaad.up.nic.in with a case number.
- Collect the order. Keep the mutation letter, new tax bill or updated khatauni extract.
If mutation is rejected: what to do
Start with the written order. It should state the reason, such as missing documents, unpaid dues or a competing claim.
If the defect is fixable, correct it and reapply. Common fixes are clearing dues, adding a missing NOC or fixing a name mismatch.
If you disagree with the decision, use the appeal route. The text of the Revenue Code we found says a person aggrieved by an order of the Collector or Sub-Divisional Officer may appeal to the Commissioner within thirty days of the order. The Commissioner’s decision is final, subject to Section 210. Section 210 is the power to call for records. It is the basis for revision before the Board of Revenue, and a 2023 High Court judgment mentions a revision filed under Section 210.
We could not confirm which forum hears an appeal against a Tehsildar’s order in each situation, or whether the same 30-day window applies. Read the appeal clause in your own order and take advice from a local revenue lawyer. If your property is under an authority or Nagar Nigam, write to that body first. Its internal grievance route is separate from the revenue courts.
If the delay is the problem, rather than a rejection, quote the 45-day and 90-day targets in a written reminder. Keep proof of the date you applied.
Checklist before you buy
- Ask whether the authority’s transfer permission is needed, and get it in writing.
- Get a no-dues certificate and tax receipts from the seller.
- Ask for the full chain of previous deeds.
- Budget separately for registry costs and authority or mutation charges.
- Apply for mutation soon after registry and keep the acknowledgement.
You can use our projects directory to filter by city, then ask the authority how transfers work for the specific property type you are considering.
Frequently asked questions
Is mutation the same as registry in UP?
No. Registry records the sale at the Sub-Registrar office, while mutation updates the authority, municipal or revenue record in your name. Both are needed for a clean record.
How long does dakhil-kharij take in UP?
The UP Revenue Code Rules, 2016 set 45 days for undisputed cases and 90 days for disputed ones. Real timelines can run longer, especially where there are objections or pending dues.
Can I apply for mutation online in Noida or Ghaziabad?
In Ghaziabad, the Nagar Nigam site lists an online mutation application. In Noida, one recent guide says the Authority's own system handles it, while older guides mention e-Nagar Sewa. Confirm the current portal with the Authority.
Do I need Noida Authority permission before registering a resale flat?
Noida land is leasehold, and guides say the Transfer Memorandum charge is paid to the Authority, usually before the sale deed is registered. After registry you apply for a mutation letter with a certified copy of the Transfer Deed.
What if my mutation application is rejected?
Read the written reason, fix any document or dues problem, and reapply. If you disagree, the Revenue Code text we found allows an appeal to the Commissioner within 30 days of a Collector or SDO order. Confirm the correct forum for your case with a local lawyer.
Does mutation prove I own the property?
Not on its own. UP courts treat mutation as summary proceedings that do not decide title. Your registered deed and the lease or allotment chain are the main proof of ownership.
Sources
- Mutation in Uttar Pradesh: What It Actually Does and How to Get It Done (Landeed)
- Land Mutation in UP: Secure Your Property Ownership Easily (EzyLegal)
- Dakhil Kharij Lucknow 2026 — Property Mutation Process Guide (DSD Properties)
- Dakhil Kharij Lucknow 2026: Property Mutation Fees, Process & Online Steps (LDA Consultancy)
- UP Dakhil Kharij Online 2026 (UP Bhulekh Guide)
- What is Dakhil Kharij? Process, Documents & Status Check (Square Yards)
- Uttar Pradesh Revenue Code Rules, 2016 (Board of Revenue UP)
- UP Govt Sets 45-Day Deadline For Land Mutation In Non-Disputed Cases (Free Press Journal)
- Sec 29 to 42, Uttar Pradesh Revenue Code, 2006 (Vidhi Judicial)
- Ravindra Kumar vs State of U.P. (Legitquest, 12 July 2023)
- Indian Kanoon: search results on section 34 of U.P. Land Revenue Act
- Noida Authority Property Transfer & Mutation Guide 2026 (Pulse of Noida)
- Noida Authority: Issue of Mutation Letter
- Noida Authority Online: Your Complete Guide to Digital Civic Services (Pulse of Noida)
- Transfer Charges in Noida 2026 (NoBroker)
Updated 20 October 2026. This article is general information, not legal or financial advice; check current rules and project details before you decide.
