IGR Maharashtra Free Search: How to Get and Read Index II Online
IGR Maharashtra's free search lets anyone look up registered property documents and view their Index II without logging in or paying. You pick Mumbai, urban areas other than Mumbai, or rest of Maharashtra; enter the district, village, registration year and property number (a CTS, survey or flat number); and clear a captcha. Records run from 1985 for Mumbai and from 2002 for most other districts.
Key takeaways
- The free search runs at freesearchigrservice.maharashtra.gov.in, reached through igrmaharashtra.gov.in. It searches by property number and year, not by owner name.
- Name search, certified Index II PDFs and digitally signed deeds sit behind the paid e-Search, with a Rs 300 minimum balance and Rs 25 per property per year searched.
- Index II (Suchi Kramank 2) is a one-page summary of each registered document: parties, price, market value, area, stamp duty and registration fee.
- Free search results are for information only. Banks and courts want a certified copy.
- Index II only shows what was registered. It doesn't show society transfers, unregistered agreements or court cases.
Free search or paid e-Search: what each gives you
| Point | Free search | Paid e-Search |
|---|---|---|
| Login | None needed for basic search | Separate registration and a prepaid wallet |
| Cost | Nil | Rs 300 minimum balance; Rs 25 per property per year searched |
| Search by | Year and property number, or document number and SRO | Property (CTS, survey number) and party name |
| Output | List of documents and an Index II view, uncertified | Digitally signed Index II and registered deed |
| Coverage | Mumbai and suburbs from 1985; most other districts from 2002 | Same periods |
| Accepted by a bank or court? | No | Yes, as a certified copy |
Some areas outside Mumbai also have records for 1985 to 2002. If you need the full deed rather than its summary, our guide to getting a certified copy of a sale deed covers the paid route and the sub-registrar's counter.
How to run a free search, screen by screen
- On igrmaharashtra.gov.in, choose the free e-Search service, or go straight to freesearchigrservice.maharashtra.gov.in.
- Pick the tab: Mumbai, Urban Areas Other Than Mumbai, or Rest of Maharashtra. Choosing wrong is the commonest reason for "no records found".
- Select the year of registration. Search one year at a time; if you don't know it, work back through likely years.
- Select the district, then the taluka and village (or the city area for Mumbai).
- Enter the property number: CTS number in cities, survey or gat number for land, and in some areas the flat or building name as recorded.
- Type the captcha and search. You get a list of documents with document number, SRO, date, type and parties.
- Open the Index II for any line. It is usually in Marathi; the numbered fields are always in the same order, which makes it readable even if you don't read Marathi well.
If you already have a document number, the document-number option (SRO, year, number) goes straight to it and is faster.
Reading an Index II line by line
Every registered document in Maharashtra gets an Index II. The fields you will use most:
- Village or area. Index II is organised by the village where the property sits, which is why the search asks for it.
- Type of document. Sale deed, agreement for sale, gift, mortgage, lease, leave and licence, power of attorney, release. The type tells you whether ownership moved.
- Consideration. The price written in the document.
- Market value. The value under the ready reckoner rates, the floor for stamp duty. See our pages on the Mumbai and Pune ready reckoner rates.
- Area and description. CTS or survey number, flat number, floor, building, and area, often in square metres.
- Encumbrance or conditions, where the document records one.
- Parties. Names, and in recent documents addresses and PAN, of executant (seller) and claimant (buyer).
- Dates. Execution date and registration date.
- Document number and SRO. What you quote to get a certified copy.
- Stamp duty and registration fee paid.
Worked example: checking one Index II against itself
Say a Mumbai Index II shows a sale deed with consideration of Rs 1,50,00,000, market value of Rs 1,32,00,000 and a carpet area of 55.74 sq m.
- Area in square feet: 55.74 x 10.764 = 600 sq ft.
- Price paid: Rs 1,50,00,000 / 600 = Rs 25,000 per sq ft of carpet.
- Stamp duty check: duty is charged on the higher of consideration and market value. At Mumbai's 6% (5% plus 1% metro cess) on Rs 1.5 crore, it should be Rs 9,00,000.
- Registration fee: 1% of Rs 1.5 crore is Rs 1,50,000, but the fee is capped at Rs 30,000, so expect Rs 30,000.
If the stamp duty field shows much less, ask why: a women's concession, a different rate, or a problem. If the consideration is far below market value, the deed may have understated the price. Rates and the women's concession are in our Maharashtra stamp duty guide.
Using free search in due diligence
What a flat really sold for
Search the building's CTS number year by year and you get the registered prices of recent resales. That's the best reality check against a broker's asking price, because these are prices people paid and declared. Compare on carpet area, and allow for floor, view and condition.
The seller's own history
Find the document that made your seller the owner. Check that the seller's name in the claimant column matches the person selling to you, that the area and flat number match, and that no later document (a gift, a release, a second sale) shows the seller parting with it. For land, compare the parties against the owners on the 7/12 extract.
Mortgages
A registered mortgage appears as its own entry. Most home loans in Maharashtra are made by deposit of title deeds, and the lender must file a notice of intimation with the registering officer within 30 days under section 89B of the Registration Act. A search that turns up a notice of intimation means a loan was taken against the flat; ask for the lender's closure letter.
A practical order of work: run the free search first to shortlist the documents that matter, note each document number and SRO, then buy certified copies of only those. It keeps the paid wallet for the two or three deeds a lawyer actually needs to read.
What Index II will not tell you
- Anything unregistered. Oral family arrangements, unregistered agreements and GPA "sales" leave no trace.
- Society records. Share certificate transfers and dues sit with the housing society.
- Revenue and municipal records. Mutation, 7/12 entries, property tax dues and BMC or municipal notices are elsewhere.
- Litigation. A pending suit or stay order won't show unless a notice of it was registered.
- Older records. Before 1985 in Mumbai and 2002 elsewhere, you need the sub-registrar's paper registers.
- Legal proof. The free view is uncertified.
Index II also works the other way: once you register, your price, PAN and address are visible to anyone who searches the property.
Frequently asked questions
Is IGR Maharashtra free search really free?
Yes. The free search portal lets you look up documents by year and property number and view their Index II without paying or, for the basic search, logging in. What costs money is the paid e-Search: searching by owner name and downloading digitally signed Index II and deed copies. That needs a separate account with at least Rs 300 of prepaid balance, charged at Rs 25 per property per year searched.
Can I search IGR Maharashtra by owner name?
Not in the free search, which works by property number, village and year, or by document number and SRO. Searching by party name is a feature of the paid e-Search. If you know only the owner's name, find the CTS or survey number from the 7/12 extract, property card or tax bill first, then run the free search on that number.
Why does the free search show no records for my property?
Usually the tab or year is wrong. Check you picked Mumbai, urban areas other than Mumbai, or rest of Maharashtra correctly, and try neighbouring years. Enter the property number exactly as recorded, since CTS, survey and gat numbers differ. Documents registered before 1985 in Mumbai, or before 2002 in most other districts, are not online at all.
Is an Index II from the free search valid for a home loan?
No. The portal says free results are for information only and are not certified. A lender's lawyer will want a certified copy of the deed and Index II from the paid e-Search or the sub-registrar. The free view is still useful before you commit: check prices, owners and mortgages first, then pay for certified copies of the documents that matter.
What is the difference between Index II and the sale deed?
The sale deed is the full document that transfers ownership, with every clause, schedule and signature. Index II is the sub-registrar's one-page summary of it: parties, price, market value, area, duty and fees. Index II is enough to check who bought what, when and for how much, but title disputes turn on the deed's wording, so a buyer's lawyer reads the deed itself.
If you would like help reading the Index II records on a flat or plot you are considering, Realty Hunting can go through them with you.
