Mutation of Property (Dakhil Kharij) in 2026: A Simple Guide

Many buyers think the job is done once the sale deed is registered. It is not. There is one more step called mutation, or dakhil kharij, that updates the government record to your name. Skip it, and the property tax and land records may still show the old owner. This guide explains mutation of property in 2026, how to do it in Haryana, Gurgaon, Delhi and Faridabad, and why it matters.

Key takeaways

• Mutation updates the revenue and municipal records to show you as the new owner after a sale.
• In Hindi it is called dakhil kharij. Both words mean the same thing.
• It is separate from registration. Registration makes you the legal owner. Mutation updates the tax and land records.
• Without mutation, property tax bills and utility records can still carry the old owner's name.
• You can apply online in most NCR areas, and the fee is small.

What mutation means

When you buy a property and register the sale deed, you become the legal owner. But the local land record and the municipal tax record do not update on their own. Mutation is the process that changes those records to your name. For land and plots it updates the revenue record, known as jamabandi or khatauni. For a flat or a house in a city, it updates the municipal record used for property tax.

So registration and mutation are two different things, and you need both. One gives you legal title. The other makes sure the government's own records, and your tax bills, show you as the owner.

Why mutation matters

• Property tax in your name. The bill comes to you, and you can pay and prove payment cleanly.
• Proof of possession. An updated record supports your ownership alongside the sale deed.
• Smooth resale. A future buyer will check that the record is in your name. A missing mutation slows the sale.
• Utility and loan links. Some connections and loans reference the record holder.
• Compensation and notices. If the government ever acquires land or sends a notice, it goes to the recorded owner.

Mutation does not by itself prove ownership the way a registered sale deed does. But leaving it undone creates a mismatch that causes real problems later, so treat it as the final step of your purchase.

The step-by-step process

1. Register the sale deed first. Mutation follows registration. Our registration guide covers that step.
2. Apply for mutation at the local municipal body or the revenue office, online where the state allows it.
3. Attach the documents, mainly the registered sale deed and the latest tax receipt.
4. Pay the small fee.
5. Verification. The office checks the papers and may allow a short window for objections.
6. Record updated. Once cleared, the record is changed to your name and you can get a copy.

How to do mutation in NCR

• Haryana and Gurgaon: land mutation goes through the revenue department, often via the Jamabandi portal. For a flat or house, the municipal corporation handles the property tax record.
• Delhi: apply to the municipal corporation for the property tax record. For DDA and cooperative flats, the conversion and mutation route may differ, so check the specific body.
• Faridabad and other Haryana cities: similar to Gurgaon, through the municipal corporation for house tax and the revenue office for land.
• Noida and Ghaziabad (UP): the authority or municipal body updates the record. For authority flats, the transfer memorandum matters too.

Portals and exact desks change, so confirm the current process on your city's official site before you apply.

Documents you need

• The registered sale deed.
• The latest property tax receipt.
• Your ID and address proof.
• An indemnity bond or affidavit where the office asks for it.
• For inherited property, the will, succession certificate, or death certificate as relevant.

Mutation after inheritance or gift

Mutation is not only for a purchase. If you inherit a property or receive it as a gift, you also apply for mutation to move the record to your name. For inheritance you attach the death certificate and proof of succession, such as a will or a legal heir certificate. For a gift you attach the registered gift deed. The process is the same, only the supporting document changes. Our guide on property transfer after death explains the inheritance route in detail.

Cost, time, and what to watch for

The fee is modest, usually a few hundred rupees, and higher for larger land parcels. Timelines vary. A simple city property tax mutation can be done in a few weeks. A land record mutation may take longer, especially if the office allows an objection window. Watch for these points.

• Apply soon after registration. Do not let it sit for years.
• Check that your name, area, and details are correct in the updated record.
• Keep a copy of the updated record with your sale deed.
• For an authority flat, complete any transfer step the authority requires, not just the tax mutation.

Frequently asked questions

What is mutation of property?

It is the updating of government revenue and municipal records to show the new owner after a sale, inheritance, or gift. In Hindi it is called dakhil kharij.

Is mutation the same as registration?

No. Registration transfers legal ownership through the sale deed. Mutation updates the land and tax records to your name after registration.

Is mutation compulsory?

It is not what makes you the legal owner, but it is important. Without it, tax bills and records can stay in the old owner's name and cause problems in resale.

How do I do mutation in Gurgaon?

For a flat or house, apply to the municipal corporation for the property tax record. For land, use the revenue department, often through the Jamabandi portal, with your registered sale deed.

How long does mutation take?

A city property tax mutation often takes a few weeks. A land record mutation can take longer if there is an objection window.

Just bought a home in NCR and not sure about the mutation step? Tell us where the property is and we will point you to the right office and papers. Explore our projects to see what else is on the market.