Complete Guide to Hyderabad Sub-Registrar Offices: Directory with Addresses & Contact Details

Property registration in Hyderabad has become more streamlined than ever before. Whether you're buying your first home or investing in real estate, understanding the registration process and knowing the right Sub-Registrar Office (SRO) can save you time, money, and unnecessary hassles.

Why Property Registration Matters in Hyderabad

Property registration in Hyderabad is not just a legal formality—it's your shield against fraud and disputes. Under the Indian Registration Act, 1908, registering your property establishes legal ownership, updates government records through mutation, and protects your investment.

The Telangana Registration and Stamps Department oversees this process through various Sub-Registrar Offices across the city. Since August 2024, you can register your property at any Hyderabad SRO, regardless of the property's location—a game-changing convenience for buyers, especially when considering essential steps for successful home investment.

Complete List of Sub-Registrar Offices in Hyderabad

Here's your comprehensive directory of key Sub-Registrar Offices in Hyderabad and Secunderabad for 2025. This information is compiled from the Telangana Registration and Stamps Department and verified sources.

Main Hyderabad SROs

Secunderabad SROs

Additional SROs in Nearby Areas

For properties near Hyderabad in Ranga Reddy District:

• Hayat Nagar: Ranga Reddy District, Hyderabad - 501505, (040) 2420-1844
• Kapra: Ranga Reddy District, Hyderabad, (040) 2713-1644
• Vanasthalipuram: Ranga Reddy District, Hyderabad, (040) 2412-1433
• Narapally: Ghatkesar, Ranga Reddy District, (08415) 255-116

Important Note: Hyderabad has 105 registration offices total, with 11 in Hyderabad district and 31 in Ranga Reddy district. Always verify current details on registration.telangana.gov.in.

Toll-Free Helpline: 1800-599-4788 or 82476-19983 (Call/WhatsApp)

Office Timings and Appointment Guidelines

• Standard Working Hours: Monday to Saturday, 10:00 AM to 5:00 PM
• Lunch Break: 1:30 PM to 2:00 PM
• Closed: Sundays, public holidays, and government-notified days

Pro Tip: Book your appointment through dharani.telangana.gov.in to skip long queues. Arrive 15-30 minutes early for biometric verification and smooth document submission.

Essential Documents for Property Registration

Getting your documents ready is half the battle won. Here's your complete checklist:

Primary Documents

Sale Deed

• Typed on non-judicial stamp paper
• Drafted by a licensed advocate with complete property details
• Must be signed by buyer, seller, and two witnesses before the Sub-Registrar

Identity Proof (for buyer, seller, and witnesses)

• Aadhaar Card (mandatory for biometric verification)
• PAN Card, Voter ID, Passport, or Driving License

Address Proof

• Aadhaar Card, Voter ID, utility bills, or ration card

Property-Related Documents

Title Documents

• Original Title Deed proving seller's ownership
• Encumbrance Certificate (EC) from dharani.telangana.gov.in
• Property Card with verified details

Approvals and Clearances

• NOC from housing society or competent authority (HMDA/GHMC)
• Building Approval Plan for constructed properties
• Completion Certificate for new buildings
• Pattadar Passbook for agricultural land

Financial Documents

• Property tax receipts (up-to-date)
• Mutation records from GHMC
• Stamp duty, transfer fee, and registration fee payment proof

Additional Requirements

• Passport-size photographs (2 each for buyer, seller, witnesses)
• E-Assessment slip from Dharani portal
• Power of Attorney (if applicable)
• Company documents for corporate transactions

Step-by-Step Registration Process

Step 1: Verify Property Title

Check the title deed, encumbrance certificate, and property records on dharani.telangana.gov.in. Engage a property lawyer to verify ownership and ensure there are no pending disputes.

Step 2: Draft the Sale Deed

Hire a licensed advocate to prepare the deed on stamp paper, including complete property details like survey number, exact location, area, and transaction terms.

Step 3: Online Submission via Dharani Portal

• Visit dharani.telangana.gov.in
• Fill the e-registration form with applicant, seller, buyer, and property details
• Generate e-assessment slip for accurate fee calculation

Step 4: Pay Registration Fees

• Stamp Duty: 5.5% of property value (based on higher of market value or transaction value)
• Transfer Fee: 2% of property value
• Registration Fee: 0.5% of property value (capped at ₹30,000)

Pay through net banking, GRAS portal, or authorized banks via the Dharani platform.

Step 5: Book Your Appointment

Schedule a convenient slot at any Hyderabad SRO through the Dharani portal. This flexibility saves time and reduces travel hassles.

Step 6: Visit the SRO

• Buyer, seller, and two witnesses must attend
• Complete biometric verification (Aadhaar-based E-KYC)
• Submit all original documents and photocopies

Step 7: Complete Registration

The Sub-Registrar verifies documents, assigns a document number, and uploads the registered deed to the Dharani portal for free download.

Step 8: Collect Documents and Apply for Mutation

Originals are returned the same day or within 2-7 days. Apply for mutation at GHMC to update ownership records using the registered deed.

Cost Calculation Made Simple

Let's understand the costs with a practical example:

Property: 1,000 sq ft apartment in Jubilee Hills
Market Value: ₹75,00,000
Transaction Value: ₹70,00,000

Since market value is higher, calculations are based on ₹75,00,000:

• Stamp Duty: ₹75,00,000 × 5.5% = ₹4,12,500
• Transfer Fee: ₹75,00,000 × 2% = ₹1,50,000
• Registration Fee: ₹75,00,000 × 0.5% = ₹37,500 (capped at ₹30,000)

Total Registration Cost: ₹4,12,500 + ₹1,50,000 + ₹30,000 = ₹5,92,500

Timeline and Important Deadlines

• Registration Deadline: Complete within 4 months of sale agreement execution
• Delay Penalty: Apply for condonation within the next 4 months; fines can go up to 10 times the registration fee
• Processing Time: 7-15 days depending on document completeness
• Document Return: Same day or within 2-7 days

Common Mistakes That Can Cost You

Avoid These Pitfalls

• Incomplete Documentation: Always verify title deeds, NOCs, and tax receipts beforehand to prevent rejection.
• Payment Delays: Pay all fees within 6 months of transaction to avoid hefty penalties.
• Missing Witnesses: Ensure two witnesses with valid ID proofs are present during registration.
• Skipping Online Submission: Using the Dharani portal reduces errors and saves queue time.
• Ignoring Mutation: Update GHMC records post-registration to avoid future tax or legal complications.

Expert Tips for Smooth Registration

Professional Guidance

Engage experienced lawyers or documentation services like Koteshwara Associates or Sainath Documentation for document verification and legal advice.

Utilize Technology

Maximize the Dharani portal for e-registration, online payments, and appointment booking. The Telangana Registration mobile app provides additional support.

Check for Benefits

Verify if any stamp duty rebates are available, especially for women buyers, though some concessions expired in 2024.

Accessibility

Most SROs are well-connected via public transport. For example, Banjara Hills SRO is just 3 km from Jubilee Hills Check Post metro station.

Hyderabad Real Estate Market Insights

Current Market Trends

• Ready Reckoner Rates: For 2025-26, Hyderabad's government rates range from ₹30,000-₹80,000 per sq meter for residential properties in prime areas like Banjara Hills and Secunderabad.
• Market Prices: Average ₹8,000-₹18,000 per sq ft, often exceeding government rates in premium locations.
• Investment Hotspots: Areas around IT corridors, metro stations, and HMDA development zones offer excellent growth potential.

Future Outlook

Hyderabad's real estate market is poised for growth with metro expansions, IT sector development, and infrastructure projects. The streamlined registration process and flexible SRO selection make property transactions more convenient than ever. For investors looking at broader opportunities, consider exploring smart cities in India for real estate investment or investing in second homes across India.

Conclusion

Property registration in Hyderabad has never been more user-friendly, thanks to the Dharani portal and the flexibility to register at any of the 105 offices across the city. With stamp duty at 5.5%, transfer fees at 2%, and registration fees capped at ₹30,000, proper planning and documentation are crucial for a smooth transaction.

By following this comprehensive guide, verifying details on registration.telangana.gov.in, and avoiding common pitfalls, you can navigate Hyderabad's dynamic real estate market confidently and secure your property investment efficiently. For those considering properties in other major cities, explore opportunities in Mumbai real estate, Pune real estate, or Bangalore real estate.