Is the mutation fee in Hyderabad 0.1% or 0.5%?

For the Greater Hyderabad area it is 0.1% of the registered document value, collected by the sub-registrar at registration. G.O.Ms.No.192 (2016) corrected the 0.5% printed in the original order.

Does the PTIN change after an auction purchase?

Usually not. The PTIN identifies the property’s assessment; mutation changes the owner’s name on it. If the assessment details are wrong, a correction may be needed alongside the mutation.

My bank filed the sale certificate with the sub-registrar. Will mutation happen automatically?

Not necessarily. The registration-linked route depends on the fee being collected at registration. For a certificate filed in Book 1 under section 89(4), apply to the corporation with a certified copy of the entry.

Should I apply to GHMC, Cyberabad or Malkajgiri?

To whichever corporation now covers the property’s ward after the February 2026 reorganisation (G.O.Ms.No.55). The PTIN on the last tax receipt is the reference either way.

Do I need a Bhu Bharati mutation for an auction flat in Hyderabad?

Generally no. SARFAESI does not cover agricultural land, and flats within municipal limits are on the property-tax record. Bhu Bharati matters only for land still on the revenue record outside those limits.

After the win

Property-Tax Mutation After a Bank Auction Purchase in Hyderabad

Auction Dunia · Law and portal facts checked as of 17 October 2026 · 8 min read

The short answer

In Hyderabad, property-tax mutation moves the assessment on the property’s PTIN into the buyer’s name, and it is now handled by whichever of three corporations — GHMC, Cyberabad or Malkajgiri — covers the property. For an ordinary registered sale, the sub-registrar collects a mutation fee of 0.1% of the registered document value and the mutation follows almost at once; for an auction purchase where the bank only filed the sale certificate, plan for a separate mutation application. A clean manual application typically takes a few weeks; arrears or record mismatches take longer.

Key points

GHMC absorbed 27 surrounding municipalities in December 2025 and was split into GHMC, Cyberabad Municipal Corporation and Malkajgiri Municipal Corporation in February 2026. Apply to the one that covers the property.
Mutation changes the owner’s name on the property-tax assessment identified by the PTIN. It is a tax record, not title.
When a sale is registered, the sub-registrar collects the mutation fee — 0.1% of the registered document value in the Greater Hyderabad area (G.O.Ms.No.192, 2016) — and GHMC lists a one-day time limit for that registration-linked mutation.
A sale certificate filed by the bank in Book 1 under section 89(4) of the Registration Act does not pass through that registration step, so a separate application is usually needed.
Arrears on the old assessment usually have to be cleared before the name changes; the sale certificate does not mean the property is free of dues.
Bhu Bharati, Telangana’s land-record system, matters only for land outside municipal limits still on the revenue record; SARFAESI does not apply to agricultural land.

Which corporation: GHMC, Cyberabad or Malkajgiri

Hyderabad’s civic map changed twice in a few months. In December 2025, 27 surrounding urban local bodies were merged into the Greater Hyderabad Municipal Corporation. In February 2026 the State reorganised that enlarged area into three corporations by G.O.Ms.No.55: a residual GHMC, the Cyberabad Municipal Corporation (broadly the western and south-western areas, including the IT corridor) and the Malkajgiri Municipal Corporation (broadly the northern and north-eastern areas). A challenge to the reorganisation was filed in the Telangana High Court; check the current position when you apply.

For a buyer, the practical point is simple: the corporation that now covers your ward handles your mutation, and the property’s PTIN (Property Tax Identification Number) is the reference you apply against. Bank papers drafted before 2026 will usually say “GHMC” or name an older municipality; that is expected.

Mutation is not title

Mutation updates who pays property tax on the assessment. It neither creates nor proves ownership. Your title rests on the confirmed sale and the sale certificate; the tax record follows it.

How mutation works for an ordinary registered sale

Since 2016 the State has authorised sub-registrars to collect the municipal mutation fee at the time a sale or gift is registered (G.O.Ms.No.155, MA&UD, 30 May 2016). For the Greater Hyderabad area an errata order set that fee at 0.1% of the registered document value, correcting an earlier 0.5% (G.O.Ms.No.192, MA&UD, 22 June 2016). GHMC’s mutation dashboard describes the fee as 0.1% of the market or capital value under the registration document, collected at registration.

Because the fee and the deed reach the corporation together, the mutation is processed almost immediately: the time limit GHMC lists on that dashboard under the State’s public-service delivery law is one day. Whether the Cyberabad and Malkajgiri corporations apply the same rate and limit unchanged after the split is something to confirm with the corporation at the time of applying.

Why an auction purchase often needs a separate application

A certificate of sale issued to an auction purchaser does not have to be registered (Registration Act s.17(2)(xii)). The bank’s authorised officer sends a copy to the sub-registrar, who files it in Book 1 (Registration Act s.89(4)), and the Supreme Court has treated that filing as sufficient for a SARFAESI sale (Esjaypee Impex v. Canara Bank, Supreme Court, 2021; Inspector General of Registration v. G. Madhurambal, Supreme Court, 2022). If you present the original certificate for registration instead, stamp duty becomes payable on it (State of Punjab v. Ferrous Alloy Forgings, Supreme Court, 2024).

How the certificate was recorded	Mutation route
Presented by you for registration through IGRS Telangana	Registration-linked: the sub-registrar collects the mutation fee and the record moves with the registration.
Filed in Book 1 by the bank (s.89(4))	As reported, no registration-linked trigger; apply to the corporation yourself with a certified copy of the Book 1 entry.

Which recording route to take has its own costs and is often shaped by what a lender asks for; the guide on registering a sale certificate covers that choice. For mutation, the question is only which one happened.

The manual mutation application

1
Find the PTIN and the current assessment
Take the PTIN from the sale notice, the bank’s papers or the last tax receipt, and look up the assessment: owner name, plinth area, door number and dues.
2
Collect proof of the sale and its recording
The sale certificate, a certified copy of the Book 1 entry or the registered copy, and an encumbrance certificate showing it.
Registration Act s.89(4)
3
Settle the tax position
Pay the current half-year’s tax and deal with any arrears on the PTIN before applying.
4
Apply to the corporation
GHMC added online property-tax mutation in October 2025: the applicant gives the PTIN, uploads the title document and supporting papers, and the application goes to the revenue officials for verification. Where the online form does not fit a sale certificate, apply at the circle office or citizen service centre.
5
Check the result
When approved, check the owner name and property details on the assessment against your certificate, and pay the next bill in your name.

The documents typically asked for are: the sale certificate with proof of its Book 1 filing or registration; the encumbrance certificate; the latest property-tax receipt for the PTIN; your identity proof; and, as supporting papers, the bank’s confirmation-of-sale letter and possession notice. The fee for a manual application, where no fee was collected at registration, is set by the corporation; ask at the time of applying.

Property-tax arrears on the old assessment

Municipal laws commonly treat property tax as a charge on the property, and in practice the name will not change while arrears sit on the PTIN. The sale certificate states whether the property was sold free from encumbrances “known to the secured creditor” (Security Interest (Enforcement) Rules, Rule 9(10)), and an auction is held “as is where is”; neither means the property is free of dues.

The bank’s claim generally ranks ahead of government dues once its charge is registered with CERSAI (SARFAESI Act s.26E), but that priority is not absolute (Jalgaon District Central Co-operative Bank v. State of Maharashtra, Supreme Court, 2025), and courts have differed on whether earlier tax dues bind an auction buyer. Check the PTIN’s dues and the sale notice’s disclosure before you bid, and keep funds aside for arrears you may need to clear.

Outside municipal limits: Bhu Bharati

Telangana’s land record is now kept under the Telangana Bhu Bharati (Record of Rights in Land) Act, 2025, which replaced the 2020 Act behind the Dharani portal. Bhu Bharati mutation runs through its own portal: data entry, fee payment, e-KYC through MeeSeva, then processing by the revenue department.

Most auction homes never touch it. The SARFAESI Act does not apply to security interests in agricultural land (SARFAESI Act s.31(i)), so a bank auction normally concerns property already in the municipal tax net. Bhu Bharati matters only for a plot outside municipal limits whose land record still carries the old entry, such as land converted to non-agricultural use. If that is your case, ask about both records at once.

How long it typically takes

Step	Typical range	What moves it
Sale certificate issued and recorded	No time is fixed by Rule 9(6) or section 89(4); varies by bank and sub-registrar	The bank’s approvals; the sub-registrar’s filing practice
Mutation linked to a registration	GHMC lists a one-day time limit	Applies where the fee was collected at registration
Manual mutation, clean file	Typically a few weeks	Completeness of papers; the circle’s workload; the 2026 transition
Manual mutation with arrears or mismatches	Longer; can run to months	Arrears settlement, corrections to area or door number

Apart from the one-day limit GHMC publishes, these are observed ranges, not commitments. The corporation sets the pace.

What the auction route cannot promise

A registration-linked mutation cannot be assumed when the bank only filed the certificate; a manual application may be needed and its timing is set by the corporation.
Mutation in your name does not cure a defect in the title the borrower held, and does not deliver physical possession.
Property-tax arrears on the PTIN can follow the property and may have to be paid before the name changes.
The 2026 reorganisation is recent; fees, portals and the offices that handle mutation may change, and the corporation’s requirements on the day you apply apply.

Questions buyers ask

Sources

Statutes, rules and judgments first. Checked as of 17 October 2026; the law and portal practice change, so confirm against the source before relying on a detail.

This guide explains the law and the process in general terms. It is not advice on any specific property; that belongs in a due diligence report on the property itself.

A specific property in mind?

Tell us what you are buying it for, and we will tell you what needs checking before you pay EMD.

Talk to the desk