How to Apply for Mutation of Property Online in Telangana (Name Change Guide 2026)

March 2, 2026

Apply for mutation of property online Telangana

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Imagine this: You bought a plot in 2023. You have the Registered Sale Deed in your locker. You feel safe. In 2026, you decide to sell it. The buyer checks the online records and says, “Sir, the government records still show the previous owner’s name. I cannot buy this.”

You are shocked. “But I have the Sale Deed!” Yes, you have the Deed, but you missed the most important post-purchase step: Mutation.

Must Read : This article is part of our Ultimate Property Registration Guide 2026. After your registration is successful on the Bhu Bharati portal, your next immediate task is Mutation.

In this guide, we explain what Mutation is, why your ownership is “incomplete” without it, and how to apply for it online in Telangana (for both Agricultural and Non-Agricultural land).

What is Mutation? (The “Revenue” Record)

Many people confuse Registration with Mutation. Let’s clear the confusion.

Registration (Sub-Registrar Office): This transfers the Civil Ownership. The Sale Deed proves you paid money and bought the property.
Mutation (Revenue/Municipal Office): This transfers the Fiscal Responsibility. It tells the government, “Change the name in your tax records. From today, I will pay the Property Tax.”

Why is it Critical?

Proof of Possession: While the Sale Deed proves ownership, Mutation proves you are in legal possession.
Electricity & Water: In 2026, you cannot get a new electricity meter or water connection without a Mutation proceeding (Property Tax IN – PTIN).
Future Sale: No intelligent buyer will touch your property if the MRO Records (1B) or Municipal Records show the old owner’s name.

Scenario A: Automatic Mutation (The “Easy” Way)

If you bought Agricultural Land through the Bhu Bharati / Dharani Portal after 2020, you are lucky.

The Process:

Instant Mutation: The moment the biometric registration is completed at the MRO office, the system triggers an “Auto-Mutation.”
e-Passbook: The digital passbook is updated instantly with your name.
Physical Passbook: The printed green passbook is sent to your home via Speed Post within 7 days.

You do NOT need to apply separately. Check Status: Just log in to the portal and check your “Khata Number.” If your name is there, it’s done.

Scenario B: Non-Agricultural Property (Plots/Flats)

This is where the problem starts. For open plots and flats in Municipalities (GHMC, HMDA limits), Mutation is NOT always automatic.

When do you need to Apply Manually?

Old Registrations: If you bought the property before the “Instant Mutation” system started (pre-2020).
Gift / Will Deeds: Sometimes, transfers within the family (Gift Deed) are not auto-updated in municipal tax records.
System Errors: Technical glitches often mean the Sub-Registrar data doesn’t reach the Municipal office.

If your Property Tax receipt still comes in the old owner’s name, you must apply for “Mutation of Title” immediately.

Step-by-Step Guide: How to Apply for Mutation of Open Plots / Flats

If your property is in a Municipality (like Shadnagar, Shankarpally) or Corporation (GHMC), you must use the CDMA Portal (Commissioner & Director of Municipal Administration).

Step 1: Visit the CDMA Telangana Portal

Go to the official website: https://bhubharati.telangana.gov.in/ Look for the service named “Mutation of Title” or “Property Tax Assessment (New/Revision)”.

Step 2: Enter Details

You will need to provide:

Previous PTIN: The Property Tax Identification Number of the seller (find this on their old tax receipt).
Document Details: Your Registered Sale Deed Number and Year.
Owner Details: Your Name, Aadhaar, Mobile Number, and Address.

Step 3: Upload Documents (PDF Format)

Keep these scanned and ready:

Registered Sale Deed: The complete document (all pages).
Link Documents: The previous owner’s deed (if asked).
Latest Property Tax Receipt: Showing tax paid up to date by the seller.
Encumbrance Certificate (EC): Proof of current ownership.
Market Value Certificate: To calculate the fee.

Step 4: Pay the Mutation Fee

The standard mutation fee in Telangana Municipalities is 0.1% of the Registration Value (Sale Consideration).

Example: If you bought a plot for ₹20 Lakhs, the fee is ₹2,000.
Payment Mode: Net Banking, Credit Card, or UPI.

Step 5: Verification & Approval

Once you submit, the application goes to the Revenue Inspector (RI).
They verify the documents and might visit the site physically.
Within 15 to 30 days, you will receive an SMS: “Your Mutation is Approved. New PTIN Generated.”
You can then download the New Property Tax Assessment Order online.

FAQs: Common Questions on Mutation

1. Is there a penalty for late mutation?

Yes. Technically, you must apply for mutation within 3 months of registration. If you delay by years, the municipality may charge a penalty of 50% to 100% of the mutation fee. It is better to do it immediately.

2. Can I sell the property without mutation?

Legally, yes, because the Sale Deed proves ownership. However, in practice, 90% of buyers will reject it. They will demand the latest tax receipt in your name. Banks also refuse home loans to the buyer if the tax receipt is in the old owner’s name.

3. What if the previous owner didn’t pay property tax?

You are in trouble. The municipality will not transfer the name until ALL dues are cleared. You will have to pay the previous owner’s pending tax (plus interest) to get the mutation done.
Tip: This is why we check “Tax Receipts” in our Due Diligence Checklist!

4. My application was rejected. Why?

Common reasons:
Mismatch in Name: The name in the Sale Deed differs from the Aadhaar card.
Pending Dues: Old tax arrears.
Court Case: The property is in a prohibited list or under litigation.

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