IGRS AP Online: EC View, EC Search, Encumbrance Certificate and Market Value 2026
Access complete information about IGRS AP services including EC Online, EC View, Market Value and Prohibited Properties on registration.ap.gov.in without visiting any government office.
IGRS AP Online Services
Find detailed instructions for every IGRS AP service
EC Online Search
View DetailsEC View and Download
Access ServiceMarket Value Check
View DetailsProhibited Properties
View DetailsSigned EC
View DetailsProperty Registration
View DetailsDocument Status Check
View DetailsStamp Duty Calculator
View Details🏛️ What is IGRS AP Portal?
IGRS AP stands for Integrated Grievance Redressal System of Andhra Pradesh. It is the official digital platform of the AP Registration and Stamps Department. Through this portal at registration.ap.gov.in, citizens can access all property registration and verification services without visiting any Sub-Registrar Office.
The portal was launched to bring complete transparency in property transactions. Whether you want to check an Encumbrance Certificate, verify market value, or check if a property has any legal restrictions, all this is available online for free.
| Portal Name | IGRS AP, AP Registration and Stamps Department |
| Official Website | registration.ap.gov.in/igrs |
| EC Online (Free) | No login required, available instantly |
| Signed EC | Login required, government fee applicable |
| Market Value Check | Free, available online |
| Helpline | 14400 (Toll Free) |
| helpdesk-it@igrs.ap.gov.in | |
| Phone | +91 9121106359 |
Official Portal: https://registration.ap.gov.in/igrs
📊 AP Registration Fees & Stamp Duty Charges
The Government of Andhra Pradesh regulates specific stamp duty rates, registration costs, and associated user charges for different property instruments. Below are the structural rates calculated on the property market value or transactional values:
| Document Type | Stamp Duty | Registration Fee | User Charges |
|---|---|---|---|
| Sale Deed | 5% | 1% | Rs 100 (< Rs 50k value) / Rs 200 (> Rs 50k value) |
| Gift Deed | 2% | 0.5% (Min Rs 1,000 - Max Rs 10,000) | Rs 100 (< Rs 50k value) / Rs 200 (> Rs 50k value) |
| Settlement Deed | 2% | 0.5% | Rs 100 (< Rs 50k value) / Rs 200 (> Rs 50k value) |
| Partition Deed | 1% | Rs 1,000 flat | Rs 100 (< Rs 50k value) / Rs 200 (> Rs 50k value) |
| Mortgage with Possession | 2% | 0.10% | Rs 100 |
| Mortgage without Possession | 0.50% | 0.10% | Rs 100 |
| Agreement of Sale-cum-GPA | 5% | Rs 2,000 flat | Rs 100 (< Rs 50k value) / Rs 200 (> Rs 50k value) |
📋 Documents Required for Property Registration
To successfully register real estate documentation or transfer ownership parameters via the IGRS AP framework, ensure you possess the following critical evidentiary files:
- Original executed Sale Agreement and verified Draft Sale Deed
- Latest Encumbrance Certificate (EC) downloaded from the official portal
- Valid Identity Proofs of the buyer, the seller, and at least two active witnesses (Aadhaar, Voter ID, or Passport)
- Duly filled Form 60 or explicit PAN Card copies with authentic address verification tags
- Recent Passport-size photographs mapping both transacting parties
- Copy of local utility bills to corroborate absolute spatial and property specifications
🔍 IGRS AP EC Online: How to Search EC Certificate Online
EC Online Search on IGRS AP lets you check the Encumbrance Certificate of any property in Andhra Pradesh for free. When you click on EC and CC Services in the top menu, you will land on the EC and CC Service page which shows four options. Click EC For Information Only for the free unsigned EC.
Four Options on the EC and CC Service Page:
EC For Information Only
Free, no login needed
Signed EC
Official, login required
Signed CC
Certified copy, login required
MV Assistance
Market Value check
EC and CC Service Page: https://registration.ap.gov.in/igrs/EClandingPage
Step by Step: How to Search Free EC on IGRS AP
1
Open registration.ap.gov.in/igrs in your browser. The homepage will load with the top navigation menu.
2
Click on EC and CC Services in the top navigation bar. This takes you directly to the EC and CC Service landing page. There is no dropdown menu here.
3
On the EC and CC Service page you will see four cards. Click on EC For Information Only (the first card on the left) for the free unsigned EC search.
4
The EC search form will open. Select your District from the first dropdown list.
5
Select the SRO (Sub-Registrar Office) for your property area. If you are not sure which SRO covers your location, check your sale deed for the SRO name.
6
Select the Village from the dropdown. Type the first few letters to filter the list.
7
Enter the Survey Number exactly as it appears in your sale deed. Avoid extra spaces or formatting changes.
8
Set the From Year and To Year for the EC period. Property experts recommend selecting at least 30 years back for a complete ownership history.
9
Enter the captcha code shown on screen and click Submit. The EC results will load on the page.
10
View all transactions listed on screen. Click Print to open the PDF version. Save it using Ctrl+S or the browser save option.
Common Issues and How to Fix Them:
- No records found: The survey number or village name may be incorrect. Cross check with your sale deed. You can also try searching by Document Number instead.
- Wrong SRO selected: Properties near SRO boundaries may be registered under a neighboring SRO. Try selecting a different SRO for the same area.
- Captcha not loading: Refresh the page and try again. Chrome and Edge browsers work best on this portal.
- Portal is slow: The portal gets heavy traffic during office hours. Try between 7 AM and 9 AM or after 8 PM for faster results.
👁️ IGRS AP EC View: How to View EC Certificate Details Online
After you complete the EC search, the EC View section shows you the complete encumbrance history of that property. This includes all registered transactions from sale deeds to bank mortgages, in one place.
What You Will See in EC View:
- All previous and current owner names along with transfer dates
- Every sale deed, gift deed, and partition deed registered on the property
- Bank mortgage or loan entries showing if the property is pledged
- Court attachment orders if any legal case involves the property
- Release deeds showing when loans were cleared
- Total count of registered transactions for the selected time period
Nil Encumbrance: If the EC shows "Nil Encumbrance" for the period searched, it means no loans, mortgages, or legal attachments are registered against the property in that period.
Step by Step: How to Download Free EC on IGRS AP
1
Complete the EC search as described above. The results page will show all property transactions.
2
Review the transaction list carefully. Check owner names, transaction types, and dates for the entire selected period.
3
Click the Print button on the results page. A PDF version of the EC will open in a new browser tab.
4
If the PDF tab does not open, your browser may be blocking popups. Allow popups for registration.ap.gov.in in your browser settings and try again.
5
Once the PDF is open, press Ctrl + S to save it or click the download icon in the PDF viewer.
Note: The free EC is an unsigned document valid for personal reference only. For bank loans, court submissions, or legal documentation, you need the digitally signed EC from the CARD PRIMME portal.
✅ How to Get Digitally Signed EC on IGRS AP
The digitally signed EC is the official certificate that banks, courts, and government offices accept. It is issued through the CARD PRIMME portal which is the official system for signed certificates in Andhra Pradesh.
| Feature | Free Unsigned EC | Digitally Signed EC |
|---|---|---|
| Cost | Free | Government fee applies |
| Login Required | No | Yes |
| Digital Signature | No | Yes |
| Valid for Bank Loan | No | Yes |
| Valid for Court Use | No | Yes |
| Download Time | Instant | After processing |
Signed EC Portal: https://cardprimme.rs.ap.gov.in/PDE/ECLoginPage
Step by Step: How to Get Signed EC on IGRS AP
1
Open cardprimme.rs.ap.gov.in/PDE/ECLoginPage in your browser. This is the official CARD PRIMME portal for signed certificates in Andhra Pradesh.
2
On the login page, select your login type. You can login using Email ID, Mobile Number, Aadhaar Number, Tidco, CRDA, APIIC, or APCOB credentials.
3
Enter your registered Email ID or Mobile Number and click Get OTP.
4
Enter the OTP received on your registered email or mobile. If you do not have an account, click New Registration on the login page to create one.
5
After login, select the EC application option and enter your complete property details including District, SRO, Village, and Survey Number.
6
Select the period for which EC is needed, review all details carefully, and submit the application.
7
Pay the applicable government fee through the online payment gateway using UPI, net banking, or debit card.
8
After processing, login again to the portal and download your digitally signed EC in PDF format. This is valid for all official purposes.
💰 IGRS AP Market Value: How to Check Land Value Online
Market Value, also called Basic Rate, is the minimum government-fixed price for land and property in Andhra Pradesh. Stamp duty is calculated on whichever is higher between the actual sale price and the market value. You cannot register a property below its market value.
Stamp Duty in AP 2026: Stamp Duty 5% + Transfer Duty 1.5% + Registration Fee 1% = Total approximately 7.5% of property value, calculated on market value or sale price, whichever is higher.
Step by Step: How to Check Market Value on IGRS AP
1
Open registration.ap.gov.in/igrs on your browser. You will see the homepage with the Online Services section.
2
On the homepage, find the EC CC and MV Assistance icon in the Online Services section and click on it.
3
This takes you to the EC and CC Service page showing four cards. Click on MV Assistance (the last card on the right).
4
You will be redirected to the CARD PRIMME portal for market value assistance. Select your District, Mandal, and Village.
5
Enter the Survey Number and select the land type such as Agricultural, Residential Plot, or Apartment.
6
Click Submit. The current government approved market value per square yard or square meter will be displayed on screen.
- Market value is updated by the AP government from time to time
- Values differ based on village, mandal, and the type of land use
- Agricultural land and residential plots have different rate structures
- Always check the latest market value before signing any property agreement
🚫 IGRS AP Prohibited Properties: Check Before Buying
Prohibited Properties are properties that cannot be registered or transferred due to government acquisition, court orders, or legal disputes. Purchasing a prohibited property can result in a legally invalid transaction. Always verify before making any advance payment.
Types of Prohibited Properties in AP:
- Government land or land under acquisition proceedings
- Properties with active court attachment orders
- Land in forest reserve areas or eco-sensitive zones
- Properties under the Benami Transactions Act
- Land under Urban Land Ceiling or other government schemes
- Properties with disputed ownership or active fraud cases
Where to Find It: The Prohibited Properties list for Andhra Pradesh is maintained separately. You can check it on our dedicated page or contact your local Sub-Registrar Office directly to verify if a specific survey number is under any restriction.
Important Points to Remember:
- A clean EC does not always mean the property is not prohibited. Always check the prohibited properties list separately.
- If a property appears in the prohibited list, the Sub-Registrar Office will refuse to register the sale deed.
- Always check both the EC and the prohibited properties status before paying any advance for a property deal.
⚠️ Common Mistakes to Avoid on IGRS AP Portal
Avoid these mistakes for safe property transactions in Andhra Pradesh:
- Checking EC for only 5 to 10 years. Always check minimum 30 years to see the full ownership chain.
- Using unofficial or third-party websites instead of the official registration.ap.gov.in portal.
- Relying on the free unsigned EC for bank loan or court submissions. Only the digitally signed EC is accepted.
- Not checking the Prohibited Properties list before making any advance payment.
- Selecting the wrong District or SRO while searching, which leads to no results even if records exist.
- Ignoring mortgage or loan entries in EC. The property may still be pledged to a bank.
- Not verifying that the seller name in EC exactly matches the person selling the property.
- Skipping the Market Value check before registration, which may result in underpaying stamp duty.
❓ Frequently Asked Questions About IGRS AP
What is IGRS AP full form?+
IGRS AP stands for Integrated Grievance Redressal System of Andhra Pradesh. It is the official property registration and verification portal of the AP government, available at registration.ap.gov.in.
Is IGRS AP EC download completely free?+
The unsigned EC from the EC For Information Only section is completely free and does not require login. The digitally signed EC, which is needed for bank loans and court use, requires login and payment of a government fee through the CARD PRIMME portal.
How many years of EC should I check before buying property in AP?+
A minimum of 13 years is legally required. However property experts strongly recommend checking at least 30 years to verify the complete chain of ownership and to identify any old mortgages or disputes that may still affect the property.
Where is the EC and CC Services option on IGRS AP?+
EC and CC Services is available in the top navigation bar on registration.ap.gov.in. Clicking it takes you directly to the EC and CC Service landing page which shows four service options: EC For Information Only, Signed EC, Signed CC, and MV Assistance.
What is the difference between EC For Information Only and Signed EC?+
EC For Information Only is a free unsigned EC that you can view and print for personal reference without login. Signed EC is an official digitally signed certificate issued through the CARD PRIMME portal, which is accepted by banks and courts for legal purposes.
What is Market Value or Basic Rate in IGRS AP?+
Market Value is the minimum government approved price per square yard or square meter for land in Andhra Pradesh. Stamp duty during property registration is calculated based on this value or the actual sale price, whichever is higher.
How to login to get Signed EC in Andhra Pradesh?+
Go to cardprimme.rs.ap.gov.in/PDE/ECLoginPage. Select your login type such as Email ID, Mobile Number, or Aadhaar Number. Enter your credentials and click Get OTP. After OTP verification you can apply for the signed EC by entering property details and paying the required fee.
Can I check EC online without visiting Sub-Registrar office?+
Yes. The IGRS AP portal allows complete EC search, view and download online without visiting any government office. The free EC For Information Only service is available 24 hours on registration.ap.gov.in without any login requirement.
📚 Related Guides on IGRS AP Online
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IGRS AP Online: Your Complete Property Verification Guide
Use the official IGRS AP portal at registration.ap.gov.in for all property verification needs in Andhra Pradesh. EC search, market value, prohibited properties and more, all available free of cost.
Visit Official IGRS AP Portal