Form I & XIV Goa and Stamp Duty 2026: Land Records, Rates and Mutation
Checked against official government sources. General information, not legal or financial advice.
Before you buy land or a flat in Goa, check two things. First, check the Form I & XIV, Goa’s record of rights for every survey number, available online from the Directorate of Settlement and Land Records (DSLR). Second, check the stamp duty you will pay. Goa charges stamp duty in value slabs: 3% up to ₹50 lakh, rising to 4%, 4.5%, 5% and 6% for higher values, as restated in a government order of July 2026. Goa has no lower rate for women. Stamp duty is charged on the deal value or the government’s minimum land rate, whichever is higher. These minimum rates were raised sharply in Tiswadi, Salcete and Mormugao talukas in November 2024. This guide explains how to read Form I & XIV, how to check land records and maps online, and how to work out stamp duty in Goa.
- Land record: Form I & XIV (record of rights and crop inspection register) for each survey number
- Issued by: Directorate of Settlement and Land Records (DSLR), Goa, and the taluka Mamlatdar offices
- Stamp duty: 3% up to ₹50 lakh; 4% up to ₹75 lakh; 4.5% up to ₹1 crore; 5% up to ₹5 crore; 6% above ₹5 crore
- Women buyers: no separate concession in Goa
- Minimum land rates: sharply raised in Tiswadi, Salcete and Mormugao in November 2024
- Registration fee: charged separately; confirm the current amount with the sub-registrar
In this guide
What is Form I & XIV in Goa?
Form I & XIV is Goa’s main land record, kept for every survey number and sub-division. Form I is the record of rights. It shows the occupant (owner), the area, the land type and any tenant or mundkar rights. Form XIV is the crop inspection register, showing how the land is used and cultivated. Together they work like the 7/12 extract in Maharashtra, the khatauni in Uttar Pradesh and the RTC in Karnataka. Banks and lawyers ask for a recent Form I & XIV in almost every land or plot deal in Goa.
How to check Form I & XIV online
- Go to the Goa government’s land records services from the DSLR website (dslr.goa.gov.in) or the state’s online services portal.
- Choose Form I & XIV (land records).
- Select the taluka and village.
- Enter the survey number and sub-division number.
- View the record and check the occupant’s name, area, land type and the “other rights” columns.
The online view is for information. For a certified copy to use in a sale, a loan or a court matter, apply at the Mamlatdar office or through the state’s online services.
⌂Looking for a property?See homes, plots and shops listed by owners and agents.BrowseCheck the survey plan and mutation
- Survey plan: the DSLR issues survey plans and maps. Compare the plot boundaries and area with what you see on the ground and with the sale deed.
- Mutation: after a sale, inheritance or partition, the new owner’s name is entered in Form I & XIV through a mutation at the Mamlatdar office. Check that the seller’s name has actually been mutated, not just that a deed exists.
- Tenant and mundkar rights: look closely at the “other rights” column. Tenancy or mundkar claims can limit what the owner can sell.
- Land use: check the zoning in the Regional Plan or Outline Development Plan. Orchard, paddy or no-development zones restrict construction, and a conversion sanad is needed for non-agricultural use.
Stamp duty in Goa
| Value of property | Stamp duty |
|---|---|
| Up to ₹50 lakh | 3% |
| Above ₹50 lakh up to ₹75 lakh | 4% |
| Above ₹75 lakh up to ₹1 crore | 4.5% |
| Above ₹1 crore up to ₹5 crore | 5% |
| Above ₹5 crore | 6% |
These slabs were restated in a Goa government order reported in July 2026, which replaced a 2017 order and reduced the duty on deemed conveyance for housing societies. The same rates apply to men, women and joint buyers. Stamp duty is charged on the deal value or the minimum land rate value, whichever is higher. Registration fees are charged separately, and published guides quote different figures. Confirm the exact amount for your deed with the sub-registrar before you pay.
How to calculate stamp duty in Goa: example
Illustration only: a flat in Margao with a deal value of ₹80 lakh:
- The value falls in the ₹75 lakh to ₹1 crore slab, so stamp duty is 4.5%
- Stamp duty: ₹3.6 lakh
- Registration fee: extra, as charged by the sub-registrar
The value in this example is assumed. If the minimum land rate value of the property is higher than the deal value, duty is charged on that higher value.
Minimum land rates in Goa
Goa notifies minimum land rates per square metre for each village and area. Revenue officials use them to check whether a sale deed shows too low a value. In November 2024 the government raised these rates sharply in Tiswadi, Salcete and Mormugao talukas, by more than 250% in many places:
- Tiswadi: about ₹5,000 to ₹25,000 per sq m, up from about ₹600 to ₹6,000
- Salcete: about ₹5,000 to ₹20,000 per sq m
- Mormugao: about ₹8,000 to ₹25,000 per sq m
- Taleigao and Bambolim: up to ₹25,000 per sq m
These figures are as reported at the time. Rates differ by village and road, so check the rate in force for your survey number before you agree the price.
Before you buy property in Goa
- Get a recent certified Form I & XIV and the survey plan, and match the owner, area and survey number with the sale deed.
- Check the title chain for at least 30 years and get an encumbrance search from the sub-registrar.
- Confirm the zoning, the conversion sanad (for non-agricultural use) and any coastal regulation zone (CRZ) limits.
- For flats and new projects, check the registration on the Goa RERA website and the completion or occupancy certificate for ready homes.
- After registration, apply for mutation so Form I & XIV shows your name.
Read our guides to the encumbrance certificate, checking property documents, property mutation and filing a RERA complaint. Browse property listed in North Goa, Margao and Vasco da Gama, and compare with the ready reckoner rate in Mumbai, the guideline value in Chennai and our stamp duty in India guide.
Frequently asked questions
What is Form I & XIV in Goa?
It is Goa’s land record for each survey number. Form I is the record of rights showing the occupant, area and other rights, and Form XIV is the crop inspection register showing land use.
How do I get Form I & XIV online?
Use the land records service of the Directorate of Settlement and Land Records, Goa. Select the taluka and village, and enter the survey and sub-division numbers. For a certified copy, apply at the Mamlatdar office or through the state’s online services.
What is the stamp duty in Goa?
Stamp duty is 3% up to ₹50 lakh, 4% up to ₹75 lakh, 4.5% up to ₹1 crore, 5% up to ₹5 crore and 6% above ₹5 crore, on the deal value or the minimum land rate value, whichever is higher.
Do women pay less stamp duty in Goa?
No. Goa has the same stamp duty for men, women and joint buyers.
What are minimum land rates in Goa?
They are the government’s minimum values per square metre for each area, used to check undervaluation in sale deeds. They were raised sharply in Tiswadi, Salcete and Mormugao in November 2024.
How do I get mutation done in Goa?
After registering the sale deed, apply to the Mamlatdar of the taluka for mutation. Once approved, your name is entered in Form I & XIV.
What should I check before buying land in Goa?
Check Form I & XIV, the survey plan, the title chain, tenant or mundkar rights, the zoning, the conversion sanad and any CRZ limits.
Land records, minimum land rates, stamp duty and registration fees are set by the Government of Goa and can change. Check the current record with the DSLR or Mamlatdar office and the exact charges with the sub-registrar before paying. This guide is general information, not legal or tax advice. Sources: Directorate of Settlement and Land Records and Department of Revenue, Goa; reports on the November 2024 minimum land rate revision; July 2026 reports on the Goa stamp duty order; 2026 guides on Goa stamp duty.
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