A sale deed transfers ownership of immovable property from seller to buyer. Stamp duty is 6% in Mumbai and about 7% in Pune, Pimpri-Chinchwad and Thane of the higher of sale price and ready reckoner value (1% less for women buyers), carries a 1% registration fee capped at ₹30,000, and must be registered at the Sub-Registrar office within four months of signing, with two witnesses.
What is a sale deed?
A sale deed (also called a conveyance deed, or a deed of assignment where a builder assigns rights) is the final document that transfers ownership of immovable property from seller to buyer in exchange for a price. Section 54 of the Transfer of Property Act and Section 17 of the Registration Act require it to be in writing, stamped and registered for property worth ₹100 or more — which means every property sale.
Once registered, the deed and its Index-II extract become your primary proof of ownership for loans, resale, mutation in municipal records and the 7/12 extract.
Documents required for sale deed
Seller
- Aadhaar and PAN card
- Previous title deed and Index-II
- Registered agreement to sale (if any)
- Latest property-tax and electricity bills
- Society NOC and share certificate
- Bank NOC / loan closure letter if the property was mortgaged
Buyer
- Aadhaar and PAN card
- Passport-size photographs
- Payment proof (cheques, RTGS, loan disbursement)
- Form 26QB challan for TDS, if applicable
Land / plot sales
- 7/12 extract and mutation entries (Ferfar)
- Property card or NA order
- Approved layout / measurement map
How the sale deed process works
- Title search
We verify ownership history, encumbrances and pending dues so you know exactly what you are buying.
- Draft the sale deed
Parties, property description with boundaries, consideration, payment acknowledgement, indemnities and possession clause.
- Valuation and stamp duty
We check the ready reckoner rate, calculate stamp duty and registration fee, and generate the e-challan.
- Execution at SRO
Seller, buyer and witnesses sign before the Sub-Registrar, with photographs and biometric capture.
- Index-II and mutation
You receive the registered deed and Index-II. We guide property-tax and electricity name change and 7/12 mutation.
Get your sale deed done without the guesswork
Send your details on WhatsApp. We share the exact document list and stamp-duty estimate before you pay anything.
Sale deed stamp duty and registration charges in Pune, Mumbai & Thane (2026)
| Area | Stamp duty (men) | Stamp duty (women) | Registration fee |
|---|---|---|---|
| Pune Municipal Corporation | ~7% (incl. metro cess & LBT) | ~6% | 1%, max ₹30,000 |
| Pimpri-Chinchwad (PCMC) | 5–7% by location | 4–6% | 1%, max ₹30,000 |
| Mumbai (BMC limits) | 6% (incl. 1% metro cess) | 5% | 1%, max ₹30,000 |
| Thane (TMC limits) | ~7% (incl. metro cess & LBT) | ~6% | 1%, max ₹30,000 |
| Palghar district | ~4–7% (corporation, council or gram panchayat) | 1% less | 1%, max ₹30,000 |
Duty is charged on the higher of the sale price and the ready reckoner (market) value. If an agreement for sale with possession has already been registered with full stamp duty, the later conveyance usually needs only a nominal amount. Rates change through budget notifications — we confirm the exact figure for your property before you pay. See our full Pune stamp duty guide.
What to do after the sale deed is registered
- Property tax name change with PMC or PCMC — we handle it.
- Electricity meter name change with MSEDCL — we handle it.
- Society transfer — share certificate endorsement and nomination.
- 7/12 or property card mutation for land and bungalows.
- Keep a certified copy — order an SRO certified copy for your records.
Why use Shivay Services for your sale deed?
Our legal team of practising advocates has handled property registrations at Haveli and Pune city Sub-Registrar offices for over 20 years. We prepare the document, verify the challans and fix the appointment so the SRO visit is short, and we stay with you until Index-II is in your hands.
Sale Deed Registration in Pune, Pimpri-Chinchwad, Mumbai, Thane & Palghar
We handle sale deed for clients across these cities. What differs locally:
| City | What to know locally |
|---|---|
| Pune | Stamp duty ~7% in PMC limits (6% for women), incl. metro cess & LBT. Registered at Haveli and Pune city Sub-Registrar offices. |
| Pimpri-Chinchwad | Stamp duty ~7% in PCMC limits (6% for women), incl. metro cess & LBT. Registered at Jurisdictional Sub-Registrar office for Pimpri-Chinchwad (Haveli / Maval / Mulshi as applicable). |
| Mumbai | Stamp duty 6% in BMC limits incl. 1% metro cess (5% for women). Registered at Mumbai City and Mumbai Suburban Sub-Registrar offices. |
| Thane | Stamp duty ~7% in TMC limits (6% for women), incl. metro cess & LBT. Registered at Thane district Sub-Registrar offices (Thane, Kalyan, Bhiwandi, Ulhasnagar, Ambernath). |
| Palghar | Stamp duty ~4–7% depending on corporation, council or gram panchayat limits. Registered at Palghar district Sub-Registrar offices (Vasai, Palghar, Dahanu and others). |
Frequently asked questions
What is the stamp duty on a sale deed in Pune?
In Pune Municipal Corporation limits the combined stamp duty is about 7% (6% for women buyers) of the higher of the sale price and ready reckoner value. In PCMC and rural areas it ranges between about 5% and 7%. Registration fee is 1%, capped at ₹30,000.
Within how many days must a sale deed be registered?
Under Section 23 of the Registration Act, a document must be presented for registration within four months of the date of execution. A late document may be accepted on payment of a penalty up to ten times the registration fee, within a further four months.
Who pays stamp duty on a sale deed — buyer or seller?
By default the buyer pays stamp duty and registration fee, unless the agreement says otherwise.
Is TDS applicable on property purchase?
Yes. If the sale consideration is ₹50 lakh or more, the buyer must deduct 1% TDS under Section 194-IA of the Income Tax Act and deposit it with Form 26QB. A higher rate applies if the seller is an NRI.
What is Index-II and why is it important?
Index-II is the extract from the Sub-Registrar’s register that summarises the registered document — parties, property, value and stamp duty. Banks, societies and municipal offices ask for it as proof of the transfer.
Can I register a sale deed online in Pune?
The data entry, stamp duty payment and appointment booking are done online through the IGR Maharashtra system, but both parties and witnesses must still appear at the Sub-Registrar office (or before a registering officer) to sign and give photographs and biometrics.
What if the seller is not available in Pune?
The seller can execute a power of attorney in favour of a trusted person, who then signs the sale deed. For a seller abroad, the POA is signed at the Indian consulate and adjudicated in Maharashtra within three months.
