IGRSUP Property Registration in UP: An Online Step-by-Step Guide

Every property sale in Uttar Pradesh, whether a flat in Noida, a plot on the Yamuna Expressway or a resale unit in Ghaziabad, ends at a sub-registrar’s office. The paperwork for that visit now starts online on IGRSUP, the portal of the state’s Stamp and Registration Department. This guide walks through the process in the order you will actually do it, explains what happens on the day, and covers the points that are specific to Noida, Greater Noida and Ghaziabad. For the rates themselves and worked examples of stamp duty, see our separate guide on stamp duty and registration charges in Noida and Greater Noida.

What IGRSUP does

IGRSUP (igrsup.gov.in) is run by the Inspector General of Registration, Uttar Pradesh. For property buyers its key services are:

• Online property registration application (sampatti panjikaran), which generates an application number and lets you book a slot at the sub-registrar office.
• A stamp duty and registration fee calculator, with a separate one for rent and lease deeds.
• Model deed formats in Hindi and English, including sale deeds, gift deeds, lease deeds, partition deeds and powers of attorney.
• e-Search of registered deeds by name, registration number or khasra, and online applications for certified copies and non-encumbrance certificates.
• A list of prohibited properties, and e-stamp verification by certificate number or QR code.
• A “know your office” facility to find which sub-registrar office covers your property.

The portal does not register a deed on its own. Registration is complete only after the parties appear before the sub-registrar, are identified, and the deed is scanned and returned.

The big change in 2026: Aadhaar-based authentication

The UP government announced that Aadhaar-based authentication would be compulsory for property registration at all sub-registrar offices from 1 February 2026. Buyers, sellers and witnesses are verified electronically through Aadhaar e-KYC, biometric authentication and Aadhaar-linked e-signatures, with the aim of stopping impersonation and forged registries. In practice this means every party and both witnesses should have an Aadhaar number with an up-to-date mobile number and working fingerprints. Elderly sellers whose fingerprints do not read well should check in advance how the office handles exceptions.

Before you start: what to have ready

Step-by-step: registering property through IGRSUP

Step 1: Work out the value and stamp duty

Stamp duty is charged on the higher of the agreed consideration and the value under the district’s circle rate (the valuation list published by the Collector). Use the IGRSUP calculator and the current valuation list for your sector or village. Stamp duty for a male buyer is commonly stated as 7 per cent and the registration fee as 1 per cent; for women buyers, IGRSUP’s list of stamp exemption orders gives a 1 per cent stamp duty concession on property valued up to Rs 1 crore (a state notification of 29 July 2025 raised the limit from Rs 10 lakh). Check how it applies to your deed, for example a joint purchase, on the calculator before paying.

Illustration only: for a flat where the circle-rate value and price are both Rs 80 lakh and the buyer is a man, 7 per cent stamp duty is Rs 5.6 lakh and a 1 per cent registration fee is Rs 80,000. Your actual figures depend on the valuation list, floor, facilities and buyer category.

Step 2: Fill the online application

On IGRSUP, choose property registration and start a new application. You enter the deed type, property details (district, tehsil, sub-registrar office, locality, area, covered area, floor), party details and the value. The system computes duty and fees and generates an application number. Keep this number; the sub-registrar’s staff will pull up your data from it.

Step 3: Buy the e-stamp

Stamp duty in UP is paid by e-stamp issued through the Stock Holding Corporation of India (SHCIL) system. You can pay online through the linked payment route or buy the e-stamp at an authorised collection centre listed district-wise on IGRSUP. Make sure the e-stamp shows the correct first party, second party, deed type and amount. Verify it on the portal using the certificate number or QR code.

Step 4: Pay the registration fee

The registration fee is paid online against the application, or as directed at the office. Keep the receipt with the application printout.

Step 5: Book the appointment

Choose a date and time slot at the correct sub-registrar office. IGRSUP notes that documents submitted before noon are usually returned the same day, so a morning slot is worth taking.

Step 6: Appear at the sub-registrar office

The seller, buyer and two witnesses must attend. Carry the original deed printed on the required paper with the e-stamp attached, the application printout, IDs and supporting documents. At the counter:

• Staff check the application against the deed and the e-stamp.
• Each party and witness is authenticated through Aadhaar, and photographs and thumb impressions are recorded.
• The sub-registrar asks the executants to confirm they have signed the deed and received or paid the consideration.
• The deed is scanned, given a registration number and endorsed.

Step 7: Collect the registered deed

The original registered deed is returned to the buyer, usually the same day. Check every page for the registration endorsement. Lenders need the original for loan disbursement or mortgage.

Step 8: After registration

• Apply for mutation with the authority (Noida, GNIDA, YEIDA or GDA) or the municipal body, or in the revenue records for land.
• Update the society’s records and transfer electricity and water connections.
• Download a certified copy later from IGRSUP if needed.

Noida and Greater Noida specifics

• Which office: Gautam Buddh Nagar has several sub-registrar offices across Noida, Greater Noida, Dadri and Jewar. In 2024 the state notified an additional office, Dadri 2, to handle Greater Noida West sectors and nearby villages. Use IGRSUP’s office finder for your sector.
• Leasehold land: most Noida, Greater Noida and YEIDA flats sit on authority leasehold land. The first sale is usually a tripartite sub-lease deed between the authority, the builder and the buyer. The builder must have cleared the authority’s dues for your flat; otherwise the deed cannot be executed.
• Resale: the authority’s transfer memorandum or transfer permission and the payment of transfer charges come before the sale deed. ADiHomes has a separate guide to transfer charges.
• Registry camps: the department has held registration camps in large societies where many deeds are pending. Ask your AOA if one is planned.

Ghaziabad specifics

• Which office: Ghaziabad has multiple sub-registrar offices covering city zones and outlying tehsils. Check the office finder rather than going by what a builder says.
• Title route: in GDA areas such as Raj Nagar Extension, Indirapuram and the NH-24 belt, the builder typically executes a sale or conveyance deed directly. Housing board (UPAVP) properties need the board’s documents and transfer permission.
• Completion status: ask for the GDA completion or occupancy certificate of the tower; registry delays usually trace back to this.

Common mistakes and red flags

• Undervaluing the property below the circle rate. The sub-registrar can refer the deed for valuation and you may face a deficiency demand with penalty.
• e-Stamp in the wrong name or deed type. A mismatch can delay or derail the appointment.
• Sending someone with a power of attorney without checking that the PoA itself is registered and current.
• Witnesses who cannot complete Aadhaar authentication.
• Paying cash to an agent who promises a “settled” registry. All official payments are through e-stamp and online fees.
• Skipping a check of the property on the prohibited property list and an encumbrance search.

As of October 2026

Rates, concessions, appointment rules and office jurisdictions change by notification. Before paying, recheck the IGRSUP calculator and the latest valuation list, and confirm the document list with the sub-registrar office. IGRSUP’s helpline is listed on the portal for queries.

Frequently asked questions

Sources

• IGRSUP: Stamp and Registration Department, Uttar Pradesh (official portal)
• IGRSUP: Stamp exemption and incentive policies (women’s concession)
• UP Stamp and Registration Department: notification of 29 July 2025 raising the women’s concession limit to Rs 1 crore
• Drishti IAS: UP government introduces Aadhaar-based property registration system
• Godrej Capital: Stamp duty and registration charges in Uttar Pradesh 2026
• Constro Facilitator: A new property registry office to be set up in Dadri (June 2024)
• PropNewsTime: Noida district plans new sub-registrar offices in Greater Noida, Dadri (2023)
• ADiHomes: Stamp duty and registration charges in Noida and Greater Noida
• ADiHomes: TDS on property purchase via Form 26QB

Updated 25 October 2026. This article is general information, not legal or financial advice; check current rules and project details before you decide.