IGRS UP: Property Registration, Stamp Duty and Property Search Guide
IGRS UP (igrsup.gov.in) is the official online portal of the Stamp and Registration Department of Uttar Pradesh. You use it to search registered property documents, check whether a property has existing loans or transactions against it, calculate stamp duty, buy e-stamps and book your property registration with the Sub-Registrar office. This guide explains what the portal does, how to use its main services, and what to check before you buy property anywhere in Uttar Pradesh.
- Full form: Inspector General of Registration and Stamps, Uttar Pradesh (head of the Stamp and Registration Department)
- Official website: igrsup.gov.in
- Run by: Stamp and Registration Department, Government of Uttar Pradesh
- Main uses: property registration, stamp duty calculation and payment, property and encumbrance search, certified copies, marriage and society registration
- Stamp duty (usual rate): 7% of the higher of deal value or circle rate value, plus 1% registration fee (concession for women: see below)
IGRS UP vs UP Bhulekh: what is the difference?
Many people search “IGRS UP Bhulekh”, but these are two separate portals run by two different departments:
- IGRS UP (igrsup.gov.in) is the Stamp and Registration Department’s portal. It holds registered documents: sale deeds, gift deeds, mortgages and other deeds registered at Sub-Registrar offices.
- UP Bhulekh (upbhulekh.gov.in) is the Revenue Department’s portal. It holds land records: khatauni (record of rights) and khasra for agricultural and rural land.
For most purchases you should check both: IGRS UP to see the registered transaction history, and Bhulekh to confirm ownership in the land records. See our guide to UP Bhulekh and khatauni.
Main services on igrsup.gov.in
- Property registration: fill in the registration application online, calculate charges, pay, and get an appointment slot at your Sub-Registrar office (SRO).
- Stamp duty calculator: works out stamp duty and registration fee from the district, area, property type, document type and value.
- E-stamp and e-stamp verification: buy e-stamps and check that an e-stamp certificate is genuine.
- Property search and encumbrance search: look up registered documents for a property to see past sales, mortgages and other deeds.
- Circle rate (market value) list: the government’s minimum value for land and buildings in each area, used to calculate stamp duty.
- Certified copies: apply for a certified copy of a registered document.
- Know your SRO: find the Sub-Registrar office for your area.
- Marriage, society and chit fund registration and stamp duty refund for unused stamps.
Service names and menu layout on the portal change from time to time, so look for these sections on the home page if a name differs.
How to search property registration details on IGRS UP
- Open igrsup.gov.in and go to the property search or encumbrance search section.
- Choose the district, tehsil and Sub-Registrar office where the property is located.
- Search by the property details (village or mohalla, khasra or plot number), by the name of the buyer or seller, or by the registered document number and year.
- Enter the captcha and view the list of registered documents for that property.
- For a legal check, apply for certified copies of the relevant deeds.
Older records may not all be online. If you cannot find a document, check at the Sub-Registrar office, or ask a property lawyer to do a title search.
How to check encumbrance on a property in UP
An encumbrance check shows whether a property has existing claims, such as a mortgage or a pending registered transaction. On IGRS UP, an encumbrance search lists registered documents for the property over the period you choose. Look for:
- Any mortgage or loan deed that has not been released.
- More than one sale of the same property.
- Gift, partition or power of attorney deeds that change who can sell.
If the seller has a home loan on the property, ask for the bank’s no-objection letter and loan closure papers before you pay.
Stamp duty and registration fee in Uttar Pradesh
Stamp duty in UP is charged on the higher of the agreed deal value or the circle rate value of the property. The usual rates are:
| Buyer | Stamp duty | Registration fee |
|---|---|---|
| Man | 7% | 1% |
| Woman | 7% minus 1% concession (see below) | 1% |
| Man and woman jointly | Usually between the two rates | 1% |
Women buyers: In July 2025, the UP cabinet approved a 1% stamp duty concession for property bought in a woman’s name, for property worth up to ₹1 crore. Earlier, this concession applied only up to ₹10 lakh. Check the exact current rate for your case with the stamp duty calculator on igrsup.gov.in before you pay.
Family transfers: UP charges a much lower fixed stamp duty on gift or transfer of property between close blood relatives. Check the current amount and eligible relations on the portal.
Example: for a flat with a deal value of ₹50 lakh and a circle rate value of ₹40 lakh, a male buyer pays stamp duty on ₹50 lakh: 7% = ₹3.5 lakh, plus 1% registration fee = ₹50,000.
How to register property in UP using IGRS UP
- Prepare the sale deed with all property details, usually drafted by a lawyer or deed writer.
- Calculate stamp duty on igrsup.gov.in and buy e-stamps for that amount.
- Fill in the registration application online: district, tehsil, document type, buyer and seller details, property details and value.
- Upload documents and pay the registration fee online.
- Book an appointment at your Sub-Registrar office.
- Visit the SRO on the appointment date with the buyer, seller and two witnesses, original documents and ID. Photos and biometrics are taken there.
- Collect the registered deed after the Sub-Registrar completes registration.
Documents usually needed
- Sale deed (draft) and e-stamp certificate
- Aadhaar and PAN of buyer and seller (PAN is required for higher-value transactions; Form 60 if there is no PAN)
- ID proof of two witnesses
- Passport-size photographs of buyer and seller
- Previous title documents of the property
- Khatauni or other ownership record, and site plan or map where needed
- Latest property tax or house tax receipt
- Bank NOC if there is an existing loan, and authority NOC (for example LDA or Awas Vikas) where required
Checks before you buy property in UP
- Search the registration history on IGRS UP and the land record on UP Bhulekh.
- For a new or under-construction project, check its UP RERA registration. See our UP RERA guide.
- For property in a development authority or housing board scheme, check the allotment and no-dues papers. See our guides to LDA Lucknow and Awas Vikas.
- Confirm whether the property is freehold or leasehold. See freehold vs leasehold.
Browse property in Lucknow and other cities on Housepartner.
Frequently asked questions
What is IGRS UP?
IGRS UP (igrsup.gov.in) is the online portal of Uttar Pradesh’s Stamp and Registration Department. It is used for property registration, stamp duty calculation, e-stamps, property and encumbrance search, and certified copies of registered documents.
What is the full form of IGRS UP?
For igrsup.gov.in, IGRS stands for Inspector General of Registration and Stamps, Uttar Pradesh. It is sometimes confused with the Integrated Grievance Redressal System (Jansunwai), which is a separate complaints portal of the UP government.
Is IGRS UP the same as UP Bhulekh?
No. IGRS UP holds registered documents such as sale deeds, while UP Bhulekh (upbhulekh.gov.in) holds land records such as khatauni. They are run by different departments.
How can I check property registration details in UP online?
On igrsup.gov.in, use the property or encumbrance search. Select the district, tehsil and Sub-Registrar office, then search by property details, party name or document number.
What is the stamp duty in Uttar Pradesh?
The usual stamp duty is 7% of the higher of the deal value or circle rate value, plus a 1% registration fee. Women buyers get a 1% concession on property up to ₹1 crore, as approved by the UP cabinet in July 2025.
How is stamp duty calculated in UP?
Stamp duty is charged on whichever is higher: the agreed sale price or the property’s value at the government circle rate. The stamp duty calculator on igrsup.gov.in works out the exact amount.
Do I need to visit the Sub-Registrar office to register property?
Yes. You can apply and pay online, but the buyer, seller and two witnesses must visit the Sub-Registrar office on the appointment date for verification, photos and biometrics.
Rates, rules and portal services change from time to time. Confirm the current stamp duty, fees and procedure on igrsup.gov.in or at your Sub-Registrar office before you pay. This guide is general information, not legal advice. Sources: Stamp and Registration Department, Uttar Pradesh (igrsup.gov.in); UP cabinet decision on stamp duty concession for women, July 2025.
