Delhi's 39 Sub-Registrar Offices, and Which One Registers Your Deed

The office is chosen by the property, not by you. Section 28 of the Registration Act, 1908 sends a deed to the Sub-Registrar in whose jurisdiction the property sits. Delhi redrew that map on 3 September 2026, into 13 registration districts and 39 registration sub-divisions, and told every office where to sit two days later. Two of the 39 still have no address. If you own a Delhi flat and are searching for the office by the name of your colony, this page is the current list and the gaps in it.

The office follows the property

The Delhi government's own registration FAQ states section 28:

Documents affecting rights / obligation respecting any immoveable property including conveyance, may be presented for registration in the Office of Sub-Registrar in whose jurisdiction the part or whole of the immoveable property is situated (section 28 of Registration Act 1908).

So the question "which Sub-Registrar office do I go to" is answered by the address of the flat. Where you live, where the buyer lives and where the lawyer sits change nothing.

What changed on 3 September 2026

Delhi reorganised its revenue districts on 25 December 2025. On 3 September 2026 the registration map was matched to it. Notification F.223/SDM-II(HQ)/Land/2025/610 of that date, published in the Delhi Gazette, Extraordinary, Part IV, No. 263, established 13 registration districts and 39 registration sub-divisions, with an office of the Sub-Registrar in each sub-division. We reported the notification in Delhi's registration map now follows its revenue map.

That notification named the sub-divisions. It gave no addresses. The addresses came on 5 September 2026, in an order of the Revenue Department's Stamp and Registration Branch, F.223/SDM-II(HQ)/Land/2025/5797, signed by Ajay Kumar, Deputy Commissioner-I (HQ/Spl. IGR). The order recites the 3 September notification and then says:

In order to ensure seamless continuity of registration services to the public at large during the transition period, the Offices of Sub-Registrars shall function from the following locations, as an interim measure, till the new offices are set up:

Read "interim" as written. These are the offices today, not the offices forever.

All 39 offices and where each one sits

The table below is the order's own table, in the order's own words.

Several sub-divisions share a building. Ambedkar Bhawan in Rohini houses four offices, the Nand Nagri complex houses four, and the Old Tehsil Building in Mehrauli houses four. The office is still a separate office. Going to the right building is not the same as going to the right counter.

Bawana, and the honest answer

Searches for "bawana sub registrar office" have no address to land on. The Bawana Sub-Registrar office exists, in the Outer North registration district, alongside Mundka and Narela. Its location column in the 5 September order reads, in full:

To be notified separately

Narela reads the same. Of Outer North's three offices, only Mundka has a stated location, and that is the existing Sub-Registrar premises at Kanjhawala.

Do not treat the Kanjhawala address as Bawana's. The order gives Kanjhawala to Mundka and leaves Bawana open. Any page that prints a street address for the Bawana Sub-Registrar today is printing something the Delhi government has not published. We will add the address here when the Revenue Department notifies it.

Bawana has also moved district. The North West district website, updated 19 September 2026, lists its three offices as Kirari, Rohini and Nangloi Jat. Bawana is not among them, which matches the order.

The district websites are behind the order

Know this before you ring an office. Delhi's district sites still describe the old structure under September 2026 update stamps. The East district page on Sub-Registrars, updated 19 September 2026, says:

Three sub-registrar offices are working in this district. SR-VIII (Geeta colony), SR VIIIA (Preet Vihar) And SR-IVB (Vivek Vihar) Have been placed under jurisdiction.

The 5 September order gives East three sub-divisions: Gandhi Nagar, Vishwas Nagar and Patparganj. The Roman-numeral naming is gone from the order. Offices now carry the name of their sub-division, so a page or a form that still says SR-VI or SR-VIIIA predates the reorganisation.

Registration runs on NGDRS now, not DORIS

The Delhi Online Registration Information System, DORIS, carries a banner on its own homepage:

Notice: All SR offices have been migrated to the NGDRS Portal and are no longer active in DORIS.

The live system is the National Generic Document Registration System at ngdrs.delhi.gov.in. DORIS still hosts the legacy search services, including e-Search for a registered deed, the deed writer and the prohibited property list, which is where an older Delhi deed is looked up.

On NGDRS the document is entered before the appointment is taken. You choose the district and the Sub-Registrar office name at the start, fill in the property, the parties and two witnesses, run the property valuation and the stamp duty calculation, upload the documents, submit, and then pick a date, shift and time. Because the office is chosen with the document, the appointment belongs to that office. Picking the wrong sub-division at the first step carries through to the appointment.

Someone still has to stand in the office

Registration in Delhi is not a remote process, and the reason is statutory rather than administrative.

Section 32A of the Registration Act, 1908 requires every person presenting a document to affix a passport size photograph and fingerprints, and adds:

Provided that where such document relates to the transfer of ownership of immovable property, the passport size photograph and fingerprints of each buyer and seller of such property mentioned in the document shall also be affixed to the document.

Section 34(1) requires the persons executing the document, "or their representatives, assigns or agents authorised as aforesaid", to appear before the registering officer. Section 34(3)(c) requires the Sub-Registrar, where a person appears as an agent, to satisfy himself of the right of that person to appear.

That is the opening for an owner abroad. The appearance can be made by an agent, if the power of attorney is one section 33 recognises. For a principal outside India, section 33(1)(c) is the clause that governs:

if the principal at the time aforesaid does not reside in India, a power-of-attorney executed before and authenticated by a Notary Public, or any Court, Judge, Magistrate, Indian Consul or Vice-Consul, or representative of the Central Government

Section 33(1) opens by saying these powers of attorney "shall alone be recognized". A document signed at home and posted to Delhi is not one of them. Our guide on sending a power of attorney from the USA to India covers how the document is executed abroad, and apostille and attestation for India property documents covers what happens to it after signing.

What we could not verify, and why

We do not print a Delhi stamp duty rate or registration fee on this page. The Revenue Department's own site, revenue.delhi.gov.in, did not respond to our desk on 23 September 2026, and it holds the page those rates are published on. The Internet Archive has no capture of it. The registration fee sheet linked from the NGDRS homepage returns a 404, as do five other documents linked from the same panel, including the Sub-Registrar contact list.

Rate figures for Delhi circulate on property sites. We did not find one on a Delhi government page we could open, so we are not repeating one. Confirm the rate with the Sub-Registrar office or your lawyer before you budget for a registration.

For the checks to run on a Delhi title before you buy, see our legal due diligence guide. For a flat you already own in the capital, see NRI property management in Delhi.

FAQ

Which Sub-Registrar office covers my property in Delhi? The one whose registration sub-division takes in the property. Section 28 of the Registration Act, 1908 fixes the office by where the property sits, not by where the owner lives. Delhi has 39 registration sub-divisions as of 3 September 2026, each with its own Sub-Registrar office, and the jurisdiction of each is co-terminus with the revenue sub-division of the same name notified on 25 December 2025.

Where is the Bawana Sub-Registrar office? No address has been published. The Revenue Department's order of 5 September 2026 lists Bawana as a Sub-Registrar office in the Outer North registration district and gives its location as "To be notified separately". Narela is in the same position. Only Mundka, the third Outer North office, has an address, at the existing Sub-Registrar premises at Kanjhawala.

How many Sub-Registrar offices does Delhi have? Thirty-nine, one for each registration sub-division, inside 13 registration districts. That structure took effect on 3 September 2026 under notification F.223/SDM-II(HQ)/Land/2025/610, published in the Delhi Gazette, Extraordinary, Part IV, No. 263.

Can an NRI register a Delhi property without flying to India? Section 34(1) of the Registration Act, 1908 allows an agent to appear in place of the executant, and section 33(1)(c) says that for a principal who does not reside in India the power of attorney must be executed before and authenticated by a Notary Public, or a Court, Judge, Magistrate, Indian Consul or Vice-Consul, or representative of the Central Government. Section 33(1) recognises no other form. Ask a Delhi property lawyer about your own deed before you rely on this.

Is DORIS still used for Delhi property registration? Not for registering. DORIS carries a notice that all Sub-Registrar offices have been migrated to the NGDRS portal and are no longer active in DORIS. DORIS still hosts legacy services, including the search for an already registered deed.

Saurabh Garg, founder, 66 MG Road

Sources

• ORDER F.223/SDM-II(HQ)/Land/2025/5797, dated 5 September 2026, Office of the Divisional Commissioner, Revenue Department, Stamp and Registration Branch, Government of NCT of Delhi, signed by Ajay Kumar, Deputy Commissioner-I (HQ/Spl. IGR). Three pages, scanned, no text layer. Downloaded by our desk on 23 September 2026 from the Delhi NGDRS portal, HTTP 200, 1,102,444 bytes, sha256 c9ade9f51ed078e9adc5138d3c515ffdb73f675aead4d8fb03f1f1ccbb097e9c, and read page by page as images: https://ngdrs.delhi.gov.in/NGDRS_DL/Users/downloadStaticFile/Documentation/362.pdf
• Notification F.223/SDM-II(HQ)/Land/2025/610, dated 3 September 2026, Delhi Gazette, Extraordinary, Part IV, No. 263, as recited verbatim in the order above. The Revenue Department site, which hosts the notification, did not respond to our desk on 23 September 2026.
• The Registration Act, 1908, for sections 28, 32, 32A, 33 and 34. India Code returns HTTP 403 to our desk, so the copy read on 23 September 2026 is the same India Code PDF retrieved through the Internet Archive, sha256 be32e7165b817441a08bd3d2f8acf80d72ec1c1dfa2839adbbdd56781f68bec0: http://web.archive.org/web/20260211093207/https://www.indiacode.nic.in/bitstream/123456789/15937/1/the_registration_act,1908.pdf
• NGDRS Delhi, the live registration portal, and the Delhi citizen user manual on it, both opened 23 September 2026: https://ngdrs.delhi.gov.in/NGDRS_DL/
• DORIS, Delhi Online Registration Information System, for the migration notice, opened 23 September 2026: https://doris.delhigovt.nic.in/
• District East, Government of NCT of Delhi, for the registration procedure and the section 28 FAQ quoted above, and for the pre-reorganisation office list still published on 19 September 2026: https://dmeast.delhi.gov.in/procedure-of-registration/ and https://dmeast.delhi.gov.in/sub-registrar/
• District North West, Government of NCT of Delhi, for the three offices now listed in that district, updated 19 September 2026: https://dmnorthwest.delhi.gov.in/subdivision-blocks/