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Property Registration Process in Pakistan

property registration process in Pakistan

Investing in real estate is a significant step that brings excitement and responsibility. Whether you’re a first-time homebuyer or a seasoned investor, understanding the property registration process in Pakistan is crucial to ensure a smooth and legally sound transaction. This article aims to guide you through the ins and outs of the property registration process in Pakistan, from its importance to the step-by-step procedure.

Table of Contents

Property Rights in Pakistan

Property rights in Pakistan are a crucial aspect of the country’s legal framework governing land and property ownership. These rights establish legal ownership and control over real estate, enabling individuals and entities to possess, utilise, transfer, and safeguard their properties. Such rights are vital in fostering economic development, facilitating investments, and maintaining stability within the real estate sector.

The Constitution of Pakistan upholds and protects property rights, ensuring that individuals possess the authority to acquire, hold, and transfer property. This constitutional safeguard provides a foundation for property ownership and transactions in the country.

Several laws and regulations govern property ownership and registration in Pakistan to maintain transparency, safeguard property rights, and create a secure environment for property dealings. The primary legal framework for property registration is the Registration Act of 1908. This act sets forth guidelines that must be followed during property registration processes. Notably, the act dictates that all properties with a value exceeding PKR 30,000 must be registered.

The property registration process in Pakistan is overseen by the local Registrar’s office in the district where the property is situated. This office ensures the registration procedure is carried out according to established legal standards.

Why is Property Registration Process in Pakistan Important?

Property registration is not just a formality but is important in Pakistan’s real estate landscape. Here’s why property registration is crucial for any property owner:

Establishing Legal Ownership:

Property registration is the official way to establish your legal property ownership. It provides you with documented proof that you are the rightful owner of the property, which is vital for future transactions and legal security.

Right, to Sell and Transfer

Registering your property gives you the legal right to sell, lease, or transfer it. Any property transaction may be questioned without proper registration, leading to complications and disputes.

Protection from Fraud

Property registration acts as a shield against fraudulent activities. It safeguards you from illegal occupation, forged sales, and claims by individuals who might challenge your ownership.

Dispute Prevention

Registering your property reduces the likelihood of disputes arising over ownership. When ownership is clearly established through registration, the chances of conflicts with other claimants are significantly reduced.

Evidence of Transaction

The registration process creates an official record of the transaction, including the price paid for the property. This record can serve as valuable evidence in case of any legal issues that might arise in the future.

Read More: Pakistan Real Estate Glossary: Explaining Common Real Estate Terms

Documents Required for the Property Registration Process in Pakistan

Certain documents are essential to fulfil the legal requirements when doing the property registration process in Pakistan. In Pakistan, the registration of properties is overseen by the Board of Revenue, an institution founded in 1855 to manage land records, create cadastral maps, and facilitate property registration.

To facilitate the property registration process, the Board of Revenue has issued a comprehensive list of documents you will need for the property registry in Pakistan. The following documents are vital for a successful registration:

  • Sale Deed: The sale deed is a fundamental document that records the transfer of ownership from the seller to the buyer. It outlines the terms and conditions of the sale, details of the property, and the agreed-upon sale consideration.
  • Copy of CNIC: A copy of the CNIC for all parties involved is essential. This document serves as a form of identification and establishes the parties’ legal identities.
  • Mutation Certificate: The mutation certificate confirms the change of ownership in the land revenue records. It is essential for updating the ownership details and ensuring accurate records.
  • No Objection Certificate (NOC): A NOC from the relevant authority is necessary to verify that there are no legal objections or disputes related to the property. This certificate indicates that the property can be freely transferred.
  • Encumbrance Certificate: The encumbrance certificate proves the property’s free title, indicating no existing mortgages, liens, or claims against the property. It ensures a clear title for the buyer.
  • Power of Attorney (if applicable):  A valid power of attorney document is required to appoint someone to act on your behalf in the registration process. This document grants the appointed person the authority to represent you in the transaction.
  • Affidavit: An affidavit is a sworn statement by the parties involved, confirming the accuracy of the information provided and asserting their rightful claims to the property.

These documents collectively ensure the legality and transparency of the property registration process. By providing these essential documents, you contribute to a smooth and secure property transaction that safeguards the rights of all parties involved.

The Property Registration Process in Pakistan

After learning about the necessary documents, it’s time to understand the property registration process in Pakistan. Here’s a comprehensive step-by-step guide to the property registration process in Pakistan.

Step 1: Application for Registration

You must apply to the relevant Registrar’s Office to initiate the property registration process. This application should provide detailed information about the property, including its precise location, size, boundaries, and ownership particulars.

Step 2: Verification of Documents

After submitting your application, the Registrar’s Office verifies the submitted documents. This critical step aims to ensure the authenticity and legality of the property transaction. The documents you’ve provided are meticulously examined to ensure compliance with the stipulated registration requirements.

Step 3: Payment of Stamp Duty and Registration Fees

You must settle the stamp duty and registration fees upon successfully verifying the documents. These charges are calculated based on the property’s value or the amount stated in the sale deed. 

Remember that the stamp duty and registration fees may vary across different provinces in Pakistan. Payments are made at designated banks or authorised branches, and it’s imperative to obtain payment receipts for future reference.

Step 4: Execution of Sale Deed

After the stamp duty and registration fees payment, the focus shifts to executing the sale deed. This pivotal step involves the presence of the buyer, seller, and two witnesses at the Registrar’s Office. 

The sale deed serves as a legally binding document that solidifies the transfer of ownership from the seller to the buyer. Ensure that all parties involved, including the witnesses, sign the sale deed, and it is duly attested by the Registrar.

Step 5: Registration and Documentation

Following the execution of the sale deed, the Registrar proceeds to initiate the property registration process. The necessary documentation is prepared at this stage, typically including the sale deed, transfer deed, and other pertinent forms. 

The registration process entails the official recording of the property transaction in the Registrar’s records, confirming the successful transfer of ownership.

Step 6: Issuance of Registration Certificate

Upon the completion of the registration process, the Registrar issues a Registration Certificate to the buyer. This certificate is vital evidence to substantiate ownership and is required for future property transactions. 

It is important to safely retain the Registration Certificate, which is essential for subsequent property transfers and potential legal proceedings.

By navigating through these meticulous steps, you ensure the legitimate ownership of your property and establish a secure foundation for all future property-related activities.

Difference Between Registration and Transfer of Property

In property ownership, two distinct avenues facilitate the acquisition of property: registration and transfer or Inteqal. While these processes might seem similar, they encompass unique aspects that set them apart.

Here’s a table comparing the two terms.

AspectProperty RegistrationTransfer of Property Ownership
DefinitionOfficial registration of propertyTransfer of property ownership records
PurposeEstablish legal proof of ownershipUpdate property records for change
EffectConfirms legitimacy of ownershipVerifies transfer of ownership
Process NatureInitial registration of propertyUpdating records after ownership transfer
TimingDone at property purchase/acquisitionDone after sale, inheritance, etc.
Document SubmissionRequires submission for registrationRequires papers for ownership transfer
OutcomeProvides updated document reflecting the changeProvides updated document reflecting the change

Property Registration Procedures

Property registration is pivotal in ensuring your real estate investment’s legal ownership and protection.

The process varies between cities, with Karachi and Lahore being two significant urban centres in Pakistan. Let’s explore the property registration procedures in these cities:

Property Registration Process in Karachi

The property registration process in Karachi is efficient and can be completed relatively quickly. It takes approximately 14 days to complete, and the total cost for property registration in Karachi is around PKR 342,058.

StepsProcedureDurationCost (PKR)
Step 1Obtaining a Sales CertificateConduct an Online Title Search500
Step 2Create sale/purchase agreements via standardised online templates1 Day
Step 3Receipt of Payment is taken to the stamp office1 Day
Step 4Payment of Stamp Duty, Registration Fee.1 Day341,558
Step 5Receipt of Payment is taken to stamp office1 Day
Step 6Execution and Registration of the Deed before the Sub-Registrar3 Days

Property Registration Process in Lahore

Lahore boasts a well-developed urban landscape and a streamlined property registration process. The property registration process in Lahore takes around 15 days to be completed, and the total charges for property registration in Lahore amount to approximately PKR 343,408.

StepsProcessDurationCost (PKR)
Step 1Obtain the Fard (ownership and non-encumbrance certificate)Create sale/purchase agreements via standardised online templates150
Step 2Create sale/purchase agreement via standardised online templates1 Day
Step 3Payment of the stamp duty, capital value tax, and registration fee1 Day342,758
Step 4Execution and registration of a deed before the registration authority8 Days

Both cities, Karachi and Lahore, emphasise the importance of property registration to protect property owners and provide a secure environment for property transactions. While the registration procedures may differ in time and cost, the ultimate goal remains to establish your rightful ownership and legal authority over your property.

Read More: 5 Tips to Mitigate Risk in Real Estate Investment

Scams in the Registry of Property in Pakistan

Regarding property transactions in Pakistan, vigilance and caution are paramount. While the property market offers great opportunities, it is also susceptible to various scams and fraudulent activities. Knowing these potential pitfalls can save you from significant financial losses and stress. Here are some common scams related to property registration in Pakistan:

Fake Documents Scam

One of the most prevalent scams involves the sale of counterfeit or fraudulent documents. Scammers create fake title deeds, sale agreements, or other legal papers that appear authentic but are, in fact, forged or invalid. Unsuspecting buyers may be tricked into believing they are purchasing a legitimate property, only to find out later that their ownership is not legally recognised.

Multiple Ownership Claims

Properties with multiple ownership claims can be another source of scams. Fraudsters may sell the same property to multiple buyers, leaving each party believing they have legal ownership. This can lead to legal battles, disputes, and substantial financial losses for all parties involved.

Unethical Agents and Brokers

Not all property agents and brokers operate with integrity. Some may engage in unethical practices, such as charging exorbitant commissions, misrepresenting property values, or withholding crucial information from buyers and sellers. These practices can harm buyers and sellers financially and damage the reputation of the property industry.

Encroachment and Boundary Disputes

Scammers might manipulate property boundaries or create fake encroachment documents to make it seem like a property is larger than it is. Buyers who rely on such false information can end up with less property than expected or become entangled in boundary disputes.

Identity Theft and Impersonation

Scammers sometimes impersonate property owners or authorised representatives to conduct fraudulent property transactions. This can involve fake power of attorney documents or identity theft, leading to the illegal transfer of property ownership.

How to Avoid Scams in the Property Registration Process in Pakistan?

Here are some of the top-notch tips to protect your properties.

  1. Verify Documents: Always verify the authenticity of documents with relevant authorities to ensure they are genuine and legally binding.
  2. Title Search: Conduct a thorough title search to check for any existing claims or disputes over the property.
  3. Work with Reputable Professionals: Choose reputable real estate agents, lawyers, and brokers with a history of ethical practices.
  4. Visit the Property: Physically inspect the property and its surroundings to ensure it matches the information provided.
  5. Check Ownership History: Investigate the property’s history to avoid purchasing from multiple claimants.
  6. Use Registered Agents: Engage agents registered with relevant authorities to minimise the risk of fraud.
  7. Consult Legal Experts: Seek advice from legal experts to review documents and ensure your interests are protected.

By staying informed and taking precautions, you can confidently navigate the property registry process in Pakistan, safeguarding your investments and avoiding potential scams.

The Importance of Land Registry in Real Estate Transactions

The property registry holds immense significance for property owners and prospective buyers in Pakistan. Here are some key reasons it is essential:

Legal Protection

Registering property with the relevant authorities provides legal protection to the rightful owner. It establishes a public record of ownership, preventing fraudulent claims and disputes.

Transaction Security

The registry ensures the security of property transactions by validating the transfer of ownership through proper documentation and verification processes.

Mortgage and Financing

Financial institutions often require property registration as loan collateral. A registered property increases the chances of obtaining financing and reduces risks for lenders.

Market Stability

An efficient registry system contributes to the real estate market’s stability by enabling reliable property valuation and reducing the possibility of fraudulent practices.

Key Points to Remember

Here’s a summary of everything you must do while doing the property registration process in Pakistan.

  • Property registration is essential for establishing legal ownership and preventing disputes.
  • Verify the property’s title and assess its value before registration.
  • Pay stamp duty and registration fees based on the property’s value.
  • Prepare all necessary documents, including the sale deed and proof of payments.
  • Both parties and witnesses must be present on the registration date.
  • The registered sale deed formalises the ownership transfer.
  • Obtain certified copies of the registered documents for your records.


The property registration process in Pakistan is critical in ensuring your ownership rights and preventing legal complications. By understanding the step-by-step procedure and adhering to the legal requirements, you can confidently navigate the process and secure your investment in real estate. By adhering to proper due diligence, working with reputable professionals, and verifying the authenticity of documents, buyers and sellers can confidently navigate the property registry process and ensure a secure and transparent real estate transaction.


What is the process for registering a property sale in Pakistan?

The property registration process in Pakistan requires an Agreement: Parties agree on terms, Verification: Verify property title and tax status, Stamp Duty: Pay stamp duty, Property Valuation: Get property valued, Sale Deed: Prepare sale deed, Signing: Parties sign sale deed, Registration: Register at a local sub-registrar office, Witnesses: Witnesses sign, and Transfer: Title transferred.

What is the procedure of the Land Registry in Pakistan?

Land Registry in Pakistan requires Acquiring Ownership Certificate (Fard) – in 1 day, Generating Sale/Purchase Agreements via online templates – in 1 day, Settling Stamp Duty, Registration Fee, etc. – in 1 day, and Official Deed Registration and Execution – in 8 days.

What is the registration fee for property in Pakistan?

The payment structure for property transactions includes a charge of 100 per square yard based on the land area, a registration fee equivalent to 1% of the property’s value, and an additional 1% of the property value designated Town Tax Fees. These payments are processed at the Government Treasury or the National Bank of Pakistan. 

What is the difference between registry and inteqal?

The registry validates the property sale, yet it doesn’t update ownership on local records. Consequently, lacking “inteqal,” future property sales are hindered due to non-authentic ownership. Inteqal, distinct from a sale, transfers ownership effectively.

How can I register my property online in Pakistan?

To register your property online, visit the relevant platform, create an account, provide property details, upload required documents, pay fees online, and submit.

What are the registration charges for a property in Punjab?

In Punjab, the stamp duty stands at 7%, while registration fees amount to 1% of the buying price. Conveniently, these charges can also be settled online through the e-stamping website.

How can I check my land record in Pakistan?

To check your land record in Pakistan, visit the official website of your province’s appropriate land record authority, such as the Punjab Land Records Authority (PLRA) or the Sindh Land Record Authority (SLRA). Once on the website, choose the specific type of land record you wish to access, such as ownership details or mutation records. Provide the necessary information, including the property’s location, owner’s name, or property number. Initiate the search, and the system will retrieve the relevant land record information associated with the provided details.

What is House Registry in Pakistan?

Registration involves formally documenting property ownership under the owner’s name. Conversely, the transfer is shifting property ownership from one individual to another.

What is the procedure for registration of land in Punjab?

For property registration in Punjab, visit NGDRS Punjab. Pay stamp duty and book a slot at the local sub-registrar’s office.

What is the property transfer fee in Pakistan?

The property transfer fees in Pakistan vary based on the type of transaction and property size. For a 2-Kanal property, the transfer fee is 180,000 PKR for general transfers and 50,000 PKR for gift transfers. For commercial properties of the same size, the transfer fees are 90,000 PKR for general transfers and 30,000 PKR for gift transfers. These fees cover the costs of changing property ownership and ensuring legal compliance. 

Published by: Hammad Shah 

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