PM-UDAY Registry in Unauthorised Colonies: Buying in Delhi Explained
Contents
Flats and floors in Delhi’s unauthorised colonies often cost less than similar homes in approved neighbourhoods. The catch is the paperwork. Many sellers still hold only a Power of Attorney and an agreement, not a registered title. This guide explains how the PM-UDAY unauthorised colony registry route works, what you actually receive, and what to check before you pay.
Timing note: today is 20 October 2026, and the fresh-application window is reported to close on 31 October 2026. Details are below.
What PM-UDAY is, in plain terms
PM-UDAY is the Pradhan Mantri Unauthorised Colonies in Delhi Awas Adhikar Yojana. The regulations were notified on 29 October 2019, with the Act following in December 2019, to recognise ownership rights for residents of 1,731 unauthorised colonies. The scheme covers ownership, transfer and mortgage rights.
It does not turn a colony into a planned, approved one overnight. It gives eligible residents a government-issued document that can then be registered, so the property can be sold, gifted or mortgaged in the normal way.
What changed in 2026
- On 8 April 2026, the government notified 1,511 unauthorised colonies in the first instance for regularisation. Colonies on restricted land, such as forest zones or Yamuna floodplains, remain excluded.
- The earlier need for an approved layout plan was dropped. Absence of a layout plan is no longer a barrier, and the colonies’ land use is treated as residential.
- The issuing authority is reported to have moved. Powers to issue conveyance deeds and authorisation slips shifted from the DDA to the Delhi government’s Revenue Department. Applications are routed through the MCD SWAGAM portal, from 24 April 2026.
- Progress has been slow. As of 31 March 2026, roughly 40,000 conveyance deeds and authorisation slips had been issued. The government’s own estimate is about 45 lakh residents.
Conveyance deed vs authorisation slip
You will see both terms in listings. They are not two names for the same thing.
- Conveyance deed (CD): issued for qualifying built-up properties on government land.
- Authorisation slip (AS): issued for qualifying properties on private land.
Both are for residential use. Beneficiaries can then get the document registered at the Sub-Registrar’s office. Two points matter for buyers:
- Time limit. A CD or AS must be registered with the Sub-Registrar within 3 months of issue. After that it expires. Ask to see the issue date.
- Footprint limit. For government land, one legal guide says the CD is limited to the built area in possession before 1 January 2015, backed by possession evidence. Check the deed against what is actually built.
What the document gives you, and what it does not
| Document | What it is | Can you rely on it for a purchase? |
|---|---|---|
| GPA + agreement to sell + Will (“GPA sale”) | Authority to act for the owner, plus an intention to sell | No. These do not convey title (see below). |
| PM-UDAY CD / AS, registered | Government-issued document recognising ownership, transfer and mortgage rights | Yes, as the base document. You then complete the transfer by registered deed. |
| Registered sale deed in your name | The deed that completes your purchase | Yes. This is your title document. |
The scheme’s aim is to let residents sell and buy properties without hindrance and take loans against them from banks and financial institutions.
Be clear about the limits:
- It is not permission to build more. Existing structures are regularised “as is”, but new construction or redevelopment must still follow norms.
- Some colonies get no ownership. A Delhi High Court hearing in 2026 recorded that colonies in Zone O were not covered. The Additional Secretary said no ownership is being granted to residents of the 91 colonies under discussion, and that fresh construction was not permissible. Do not assume a nearby colony’s status applies to yours.
- The colony list matters. Check the exact colony name and plot against the notified list, not just the locality name in the ad.
How the registry works for a buyer
In most resale deals there are two stages. First the seller secures a CD or AS. Then the sale itself is registered in your name.
- Seller applies online. The documentary base is a GPA, agreement to sell, and proof of payment and possession.
- Verification. Officials verify the documents on the e-portal, followed by a physical verification of the property.
- Execution and registration. Under the process described by 99acres, an officer executes the AS or CD, and the applicant then visits the Sub-Registrar office with the same two witnesses. The newer Delhi SOP is reported to use the NGDRS portal for registering titles. Procedures are still settling, so confirm the current steps with the Sub-Registrar.
- Sale deed to you. The seller sells to you by a registered deed, and you pay stamp duty and registration on that sale.
If the seller already has an old registered sale deed, they are not left out. The DDA’s FAQ says they apply too, and an authorisation slip is issued and registered by the Sub-Registrar.
The deadline you should know about
The Delhi Revenue Department set 31 October 2026 as the last date for fresh CD/AS applications. One property-news blog reported that as of 4 October 2026 the cut-off had not been extended and no extension had been announced. We could not confirm any later change.
What this means for you:
- If the seller has not yet applied, the window to do so is very short.
- Do not accept “it will be done after the deal” unless the agreement protects you if it is not.
- Check the official portal or the Revenue Department for any extension before you commit.
On costs, MCD approved a rebate of up to 75% on charges for regularising the built area of houses in PM-UDAY colonies. It applies to four charges: Compensatory Regulatory Charge, C&D Charge, Development Charge and Admin/IT Charge. It is reported as available to those who complete regularisation by 31 October 2026, and to stay in force if the deadline is extended. This is a seller or owner cost, but it can affect who bears what in negotiations.
Stamp duty and registration: a worked example
Stamp duty on the CD/AS itself is described in the DDA FAQ as levied on the amount of the conveyance deed or authorisation slip only, and very nominal. That FAQ is an older document, so confirm current charges.
The larger cost for you is the ordinary sale deed. Duty is charged on the market value or the applicable circle rate, whichever is higher. Commonly quoted general-area rates are 6% for a male buyer, 4% for a female buyer and 5% for a joint male-female purchase. The registration fee is an additional 1%.
Example: you agree a price of ₹45 lakh, but the circle-rate value of the property is ₹50 lakh. Duty is charged on ₹50 lakh.
| Buyer | Stamp duty | Registration (1%) | Total |
|---|---|---|---|
| Male | 6% = ₹3,00,000 | ₹50,000 | ₹3,50,000 |
| Joint (male + female) | 5% = ₹2,50,000 | ₹50,000 | ₹3,00,000 |
| Female | 4% = ₹2,00,000 | ₹50,000 | ₹2,50,000 |
Rates are not consistent across sources. One guide describes a two-slab system. It gives 6%/4%/5% up to ₹25 lakh and 7%/5%/6% above that, plus 1% registration. Other guides show a flat 6%/4%/5%. If the higher slab applies, a male buyer in the example above would pay 8% in total, or ₹4,00,000. Ask the Sub-Registrar or your advocate for the figure before you finalise your budget.
Home loans in these colonies
A registered CD/AS, followed by a registered sale deed, is what gives a lender something clean to take as security. The scheme’s own FAQ lists bank loans as one of its intended benefits. One guide adds that approaching banks is possible subject to the bank’s own valuation and policy.
We could not find a published list of lenders, loan-to-value limits or interest rates for these colonies, so we have not quoted any. Lenders set their own rules. Before you pay a token amount:
- Ask two or three lenders whether they currently lend in your specific colony, and what documents they need.
- Ask whether they will lend on a CD/AS-based chain or want the sale deed completed first.
- Get any in-principle approval in writing, and keep the property valuation separate from the seller’s asking price.
If a seller says “loan is no problem” without a bank letter, treat that as a claim rather than a fact.
Why a GPA-only purchase is risky
Many older deals in these colonies were done with a GPA, an agreement to sell and a Will. The Supreme Court addressed this in Suraj Lamp & Industries v. State of Haryana, decided on 11 October 2011. The Court held that such arrangements do not convey title and are not a valid mode of transferring immovable property. A sale can only be made through a duly stamped and registered deed of conveyance.
The Court made the ruling prospective, protecting transactions already completed before October 2011. A newer purchase on a GPA alone gets no such protection.
In practice, a GPA-only buyer faces these risks:
- No title. A GPA only lets someone act for the owner. It does not transfer ownership, and an agreement to sell only shows intention to sell later.
- Disputes. The true owner or their legal heirs may challenge the transaction.
- Loan refusal. A lender will want a title it can register a charge on.
- Missing the window. If the PM-UDAY application is not filed in time, you may have no clean route to a registered title.
PM-UDAY itself accepts GPA-type papers as a starting point. That is the legitimate way to convert them into a registrable document. It does not make the GPA a title. The conversion has to actually happen.
Due-diligence checklist before you pay
- Confirm the colony is on the notified list of 1,511 and not in an excluded category.
- Ask whether a CD/AS has been issued, and check its issue date against the 3-month registration limit.
- Ask for the full document chain. Confirm that the person selling is the person named in the latest ownership document.
- Match the built-up area on paper to the property you are visiting.
- Check property tax and electricity records and look for pending dues.
- Get a lender’s written view on the property.
- Pay in stages linked to milestones (CD/AS issued, sale deed registered), not one large advance.
- Have an advocate who works in Delhi property review everything before you sign.
When an unauthorised colony may not suit you
A registered title does not equal a planned neighbourhood. Roads, parking, water and fire access can be tight in older colonies. If you want a different kind of purchase, compare options in South Delhi or the wider New Delhi guide. You can also look at new projects in New Delhi, or use the all-projects page to filter by city. Compare price, paperwork and living conditions side by side.
Bottom line
In a notified colony, a registered conveyance deed or authorisation slip, followed by a registered sale deed, is the document trail to look for. A GPA alone is not. Timelines, charges and procedures are changing in 2026, so verify each point with the official portal and a local advocate. Do this before you commit money.
Frequently asked questions
What is PM-UDAY?
PM-UDAY is a central scheme under a 2019 Act that recognises ownership, transfer and mortgage rights for residents of Delhi's unauthorised colonies. It covers 1,731 colonies identified originally, of which 1,511 were notified for regularisation in April 2026.
What is the difference between a conveyance deed and an authorisation slip?
A conveyance deed is issued for qualifying properties on government land, while an authorisation slip is issued for qualifying properties on private land. Both are for residential use and must be registered with the Sub-Registrar.
How long do I have to register a conveyance deed or authorisation slip?
The official FAQ says it must be registered with the Sub-Registrar within three months of issue, or it expires and needs revalidation.
What is the last date to apply under PM-UDAY?
The Delhi Revenue Department's notice of 2 July 2026 set 31 October 2026 as the last date for fresh applications. One source reported no extension as of 4 October 2026, so check the official portal for any later change.
Can I get a home loan for a flat in a PM-UDAY colony?
The scheme confers mortgage rights, and residents can borrow against their properties from banks. Each lender sets its own policy, valuation and eligibility, so get written confirmation for your specific colony and documents.
Is a GPA enough to buy property in an unauthorised colony?
No. The Supreme Court held in Suraj Lamp (2011) that GPA, agreement to sell and Will transactions do not transfer title, and that only a registered deed of conveyance does.
What stamp duty will I pay on a resale in these colonies?
Commonly quoted Delhi rates are 6% for men, 4% for women and 5% for joint buyers, plus 1% registration, on the higher of price or circle-rate value. Some sources describe higher slabs above ₹25 lakh, so confirm the current rate with the Sub-Registrar.
Sources
- PM-UDAY scheme – DDA
- Frequently Asked Questions on UCs (DDA FAQ, Feb 2021)
- Frequently Asked Questions on UCs (DDA FAQ, Nov 2021)
- Delhi to regularise 1,511 unauthorised colonies — PIB Tracker
- Delhi eases property ownership in unauthorised colonies: Key details – Business Standard
- PM UDAY Property Registration Delhi 2026: Complete Guide – Property Advocates
- Delhi Notifies SOP for PM-UDAY – PM-UDAY Scheme blog
- PM-UDAY Yojana: Latest updates and application process – 99acres
- PM-UDAY and the 31 October deadline – PropWatch
- MCD clears 75% rebate on regularisation charges – Daily Pioneer
- MCD Approves 75% Rebate on PM-UDAY Regularisation Charges – Dainik Jagran English
- PM-UDAY Conveyance Deed Delhi 2026 – Delhi Property Registration
- Property Registration Charges in Delhi 2026 – Delhi Property Registration
- Stamp Duty in Delhi 2026 – Godrej Capital
- Delhi Circle Rate 2026: Zones, Stamp Duty & Lookup
Updated 20 October 2026. This article is general information, not legal or financial advice; check current rules and project details before you decide.
