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Stamp Duty and Registration Charges in Andhra Pradesh (2026 Guide)
Work out what a land sale deed in Andhra Pradesh costs to register, which market value it is charged on, and how to get through IGRS AP and the Sub-Registrar Office.
A land sale deed in Andhra Pradesh attracts stamp duty of 5%, transfer duty of 1.5% and a registration fee of 1%, a total of 7.5%. The charge is worked out on the higher of the sale price or the market value set by the Registration and Stamps Department. Because that market value has been revised in stages since 2022, checking the current value for your exact survey number is the first step in budgeting a land purchase.
At a glance
Every rate below comes from the Government Orders cited in the Comptroller and Auditor General's compliance audit of the Andhra Pradesh Registration and Stamps Department (report for the period ended March 2023). The department's portal also has "Duty and Fee Rates" and "Duty Fee Calculator" pages with the live tables.
| Item | Detail | Source |
|---|---|---|
| Stamp duty on sale (conveyance) | 5% of market value or consideration, whichever is higher | G.O. Ms. No. 394, 26 November 2014, cited by CAG |
| Transfer duty | 1.5% | G.O. Ms. No. 150, MA&UD Department, 6 April 2013, cited by CAG |
| Registration fee | 1% | G.O. Ms. No. 463, 17 August 2013, cited by CAG |
| Combined | 7.5% | Sum of the above |
| Latest statewide market value revision | Effective 1 February 2025 | Registration and Stamps Department press release |
| Official portal | registration.ap.gov.in (IGRS AP) | Registration and Stamps Department |
| Slot booking at SROs | Launched 4 April 2025, starting with the main registrar offices in 26 districts | Announcement by the Minister for Revenue, Registration and Stamps |
The three components on a sale deed
A sale deed in Andhra Pradesh carries three separate charges, each set by its own order.
- Stamp duty, 5%. Levied under Article 47-A of Schedule I-A to the Indian Stamp Act, 1899, as it applies in Andhra Pradesh. Under G.O. Ms. No. 394 of 26 November 2014, it is charged on the market value or the consideration, whichever is higher.
- Transfer duty, 1.5%. This is a local-body levy collected along with stamp duty. The CAG report traces it to G.O. Ms. No. 150 of 6 April 2013, issued by the Municipal Administration and Urban Development Department. We could not confirm from an official table whether the same 1.5% applies in every gram panchayat area. Check the "Duty and Fee Rates" page or the "Duty Fee Calculator" on the portal for your village.
- Registration fee, 1%. Charged under the Registration Act, 1908, at the rate fixed by G.O. Ms. No. 463 of 17 August 2013.
"User Charges" are listed separately on the portal; we could not confirm the current amounts.
We found no official order changing these three rates after the CAG audit period. The 2025 and 2026 changes reported in the news were to market values, not to the percentages.
Market value basis and recent revisions
Market values, often called basic rates, are fixed under the Andhra Pradesh Revision of Market Value Guidelines Rules, 1998. Rule 5 says urban values are to be revised on 1 August every year and rural values every second year. You can look up the current basic rates on the portal under "Market Value (Basic Rates)".
The revisions that matter for current deals:
- Up to March 2022: the government decided not to revise market values during the Covid pandemic.
- 6 April 2022: a partial revision for the 13 newly formed districts.
- June 2023: a special revision in about 2,318 areas with heavy registration activity, where the department's values differed widely from open-market prices.
- 1 February 2025: a statewide rationalisation of values across 16,997 villages and 9,054 urban wards. Values went down in 158 villages and 145 wards and were left unchanged in 68 villages.
- 1 February 2026: higher values for land within the Rajamahendravaram Urban Development Authority (RUDA) limits in East Godavari district.
We could not confirm the G.O. numbers for the 2025 and 2026 revisions. Because values vary by village and by the type of road a parcel faces, take the figure from the portal for your exact survey number rather than from an average. A 2021 circular allows separate, higher rates for land abutting national and state highways and some district roads.
Worked example
A plot inside a municipality. The market value on the portal is Rs 46 lakh and the agreed price is Rs 50 lakh, so duty is charged on the higher figure, Rs 50 lakh.
| Component | Rate | Amount |
|---|---|---|
| Stamp duty | 5% | Rs 2,50,000 |
| Transfer duty | 1.5% | Rs 75,000 |
| Registration fee | 1% | Rs 50,000 |
| Total | 7.5% | Rs 3,75,000 |
The example leaves out user charges, which we could not confirm. For agricultural land in a gram panchayat area, use the portal's "Duty Fee Calculator" to confirm the transfer duty line before relying on the same total.
IGRS AP portal and slot booking
The Registration and Stamps Department portal at registration.ap.gov.in is often called IGRS AP (Inspector General of Registration and Stamps). The menus useful to a land buyer, as seen on the live portal, are:
- Market Value (Basic Rates), to look up the value for a village and survey number.
- Duty and Fee Rates, Stamp Duties, Registration Fees and User Charges, for the current rate tables.
- Duty Fee Calculator, to estimate the total.
- Encumbrance Search (EC), to see registered transactions on the land.
- Prohibited Properties, for land that cannot be registered.
- Create a Document, for preparing the deed data online before you visit.
- Sub-Registrar Office and Village Directory, to find which office has jurisdiction over your village.
- Anywhere Registration, a listed service. We could not confirm whether it covers agricultural land sales.
The State launched online slot booking at Sub-Registrar Offices on 4 April 2025, starting with the main registrar offices in 26 districts, with other offices to follow in phases. We could not confirm from an official manual the exact booking screens or whether there is a booking fee. Book through the portal and keep the confirmation.
After registration, the change of ownership has to show in the revenue record for agricultural land. See our MeeBhoomi Andhra Pradesh guide for checking the Adangal (เฐ เฐกเฐเฐเฐฒเฑ) and 1-B records.
Step by step at the Sub-Registrar Office
- Confirm the seller's name and extent in the MeeBhoomi Adangal and 1-B for the survey number, and get the earlier title deeds.
- Run an Encumbrance Search on the portal and check the Prohibited Properties list.
- Look up the market value under "Market Value (Basic Rates)". Duty is charged on this value or the deed price, whichever is higher.
- Prepare the deed. Use "Create a Document" or a draft from your advocate, and estimate the total with the "Duty Fee Calculator".
- Pay stamp duty, transfer duty, registration fee and user charges as the portal directs, then book a slot at the Sub-Registrar Office with jurisdiction over the village.
- Attend with the seller, the buyer, two witnesses, original identity documents and the deed. Photographs and thumb impressions are taken at the office.
- Collect the registered document. Then check that the land shows in your name in the revenue record, and follow up with the revenue office if it does not.
Under the Registration Act, a deed must be presented within four months of signing. A further four months is allowed on payment of a fine.
Use the portal, not a quote
A duty figure from a broker or an old calculator may predate the February 2025 or February 2026 revisions. Take the market value from registration.ap.gov.in on the day you sign.
What to check before you pay
- The survey number, extent and seller name in the deed match the Adangal and 1-B.
- The land is not on the Prohibited Properties list, which covers lands barred from registration such as government, endowment and assigned land.
- The encumbrance search shows no mortgage or earlier sale. See the encumbrance certificate guide.
- Your duty estimate uses the current market value, including any road-abutting rate.
- TDS under section 194-IA, where the land is not rural agricultural land and the consideration is Rs 50 lakh or more. See TDS 194-IA on land purchases.
- Whether you are eligible to buy agricultural land. Confirm your own case with a local advocate.
To compare with other states, see stamp duty and registration charges by state, and for the general sequence, the land registration process.
Frequently Asked Questions
What is the stamp duty on land in Andhra Pradesh?
What is the total cost to register a land sale deed in Andhra Pradesh?
Is the registration fee capped in Andhra Pradesh?
When were Andhra Pradesh market values last revised?
Where do I check the market value of a survey number?
Can I book a registration slot online in Andhra Pradesh?
Can I pay duty only on the price written in the deed?
How long after signing must the deed be registered?
Which lands cannot be registered in Andhra Pradesh?
Does TDS apply when buying agricultural land in Andhra Pradesh?
Sources
- Registration and Stamps Department, Government of Andhra Pradesh: official portal (IGRS AP)
- Comptroller and Auditor General of India: Compliance Audit Report (Revenue), Andhra Pradesh, Chapter IV, Registration and Stamps, period ended March 2023
- Deccan Herald (PTI): revised land values take effect from 1 February 2025
- The Hans India: market values revised for RUDA area from 1 February 2026, 26 January 2026
- Telangana Today: Andhra Pradesh special market value revision, 1 June 2023
- Deccan Chronicle: AP launches slot booking at registrar offices, 4 April 2025
