Which office registers my deed?

A deed about property must be registered with the Sub-Registrar in whose area the property, or part of it, lies.

Can the Sub-Registrar refuse a document?

A refusal must be recorded with reasons, and you get a copy free of charge. An appeal lies to the District Registrar.

Does registration make the deed legally valid?

No. The Sub-Registrar checks formal points such as stamp duty, identity and property description, not the legality of the transaction.

How do I get a certified copy?

Search and apply in your NGDRS login, pay online, then collect the copy at the Sub-Registrar office with a Rs 50 non-judicial stamp paper.

Topic guide

Registration Process in Goa

This guide is still being prepared and has not been reviewed. It shows only the parts we can state with confidence. Check the official portal before relying on it.

Property documents in Goa are registered online through NGDRS-Goa and completed in person before the Civil Registrar-cum-Sub-Registrar of the taluka where the property lies. The deed should be registered within four months of signing.

Definition

NGDRS-Goa: The National Generic Document Registration System used by the Goa Registration Department for draft approval, fee payment, appointments and certified copies.

When you need it

For any sale, gift, partition, mortgage or lease that must be registered under the Registration Act, 1908. The Registration Department notes that an unregistered document is not accepted as evidence of a land transaction.

Steps

Create a citizen account on NGDRS-Goa and upload the draft deed for Sub-Registrar approval; a pre-registration number is generated.
Make any changes the Sub-Registrar asks for.
Pay registration fees and any mutation fee online, and upload the scanned signed deed and other documents.
Book an appointment online; normal slots are free and tatkal slots cost Rs 10,000.
On the appointment day, the executing parties and witnesses appear with the original deed and supporting documents for admission.
The registered document is scanned and returned the same day.

What you need to search

Self-attested identity proof of all executing parties
PAN of executing parties, or Form 60
Certified copy of any power of attorney used
OCI/PIO card, or a FEMA committee order, for foreign nationals
Zoning certificate where valuation is needed
PDA or TCP NOC where applicable
TDS certificate where required (foreign seller, or consideration of Rs 50 lakh and above)

Fees

Appointment booking is free; a tatkal appointment costs Rs 10,000. Registering 4 to 8 months after execution needs condonation and a fine of 2.5 to 10 times the registration fee.

Registration Process fee. Source: registration.goa.gov.in, as of 2026-10-19.

Appointment booking is free; a tatkal appointment costs Rs 10,000. Registering 4 to 8 months after execution needs condonation and a fine of 2.5 to 10 times the registration fee. (source: https://registration.goa.gov.in/?page_id=1173, as of 2026-10-19. Verify with sub-registrar.)

Red flags

Middlemen selling appointment slots; appointments are booked only online
Unsigned drafts, or alterations not initialled by all parties
Property description without survey number, sub-division, area or boundaries
No PDA or TCP NOC where the Sub-Registrar requires one
A power of attorney that was not authenticated as required

Questions

Which office registers my deed?: A deed about property must be registered with the Sub-Registrar in whose area the property, or part of it, lies.
Can the Sub-Registrar refuse a document?: A refusal must be recorded with reasons, and you get a copy free of charge. An appeal lies to the District Registrar.
Does registration make the deed legally valid?: No. The Sub-Registrar checks formal points such as stamp duty, identity and property description, not the legality of the transaction.
How do I get a certified copy?: Search and apply in your NGDRS login, pay online, then collect the copy at the Sub-Registrar office with a Rs 50 non-judicial stamp paper.

Sources

NGDRS-Goa
Fee source — as of 2026-10-19

General information only, not legal advice.

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