Suresh from Thrissur was buying a 5-cent plot. His advocate told him: “Before signing anything, get the Encumbrance Certificate (EC) from the last 15 years. It will show all transactions, loans and disputes on this property.”
Suresh went to keralaregistration.gov.in. Selected district and SRO. Entered survey number. EC generated — no encumbrances. He proceeded confidently.
The plot had been mortgaged twice — but both loans were closed and reflected in the EC as “discharged.” Clean title confirmed.
Kerala Registration Department (കേരള രജിസ്ട്രേഷൻ വകുപ്പ്) — Inspector General of Registration (IGR), Government of Kerala. Handles property registration, encumbrance certificates, stamp duty, certified copies of deeds, marriage registration, and society registration across all 14 districts. Three portals — each for a different purpose.
Official Portal: keralaregistration.gov.in Online Application: pearl.registration.kerala.gov.in Land Records: bhoomi.kerala.gov.in
Quick Answer (ദ്രുത ഉത്തരം): EC Search (Free): keralaregistration.gov.in → Encumbrance Certificate → District/SRO/Survey No Property Registration: pearl.registration.kerala.gov.in → New User → Token booking → Document details Stamp Duty: 8% of property value | Registration fee: 2% | Total: 10% Aadharam: Malayalam term for registered deed (ആധാരം) Helpline: 0471-2322216 | keralaregistration.gov.in
Three Portals — Which One for What?
Most people don’t know there are 3 separate portals:
| Portal | Purpose |
|---|---|
| keralaregistration.gov.in | EC search, stamp duty info, office locations, helpline |
| pearl.registration.kerala.gov.in | Online token booking, document registration, application tracking |
| bhoomi.kerala.gov.in | Land records (e-Rekha) — survey maps, land documents |
Going to the wrong portal = wasted time. EC search = keralaregistration.gov.in. Registration appointment = pearl.registration.kerala.gov.in.
Encumbrance Certificate (EC) — Free Search
Must do before buying any Kerala property:
Step 1: keralaregistration.gov.in → “Encumbrance Certificate” → “EC Search”
Step 2: Select:
- District (e.g., Thrissur, Ernakulam)
- SRO (Sub-Registrar Office)
- Survey number / document number
Step 3: Date range select (recommend last 15-30 years)
Step 4: Submit → EC details appear:
| EC Type | Meaning |
|---|---|
| Form 15 | Encumbrances found (loans, disputes) |
| Form 16 (Nil EC) | No encumbrances — property clear |
EC is free to view online. For bank/court purposes — apply for certified EC with fee. EC in Malayalam by default — request English version if needed (available for a fee).
⭐ Aadharam — Kerala’s Property Deed
Most unique Kerala term — competitors miss:
Aadharam (ആധാരം) = Malayalam term for a registered deed or legal document. Sale deed in Kerala = “Vilppana Aadharam” (വിൽപ്പന ആധാരം). All Kerala property documents = referred to as Aadharam at the Sub-Registrar office. Bring your Aadharam = bring your property deed.
Property Registration — Online Token Booking
Step 1: pearl.registration.kerala.gov.in → “New User Registration”
Step 2: Create login ID + password
Step 3: Login → “Online Token Registration” → “New Token”
Step 4: Fill details:
- District, Taluka, Sub-Registrar Office
- Transaction type (sale, gift, mortgage, etc.)
- Property details
Step 5: “View Token” → Available time slots appear
Step 6: Select slot → Submit → Acknowledgement slip → Print
Step 7: Visit SRO on appointment date with all originals + e-stamp
Final registration = physical presence at SRO = mandatory. Online = only appointment + document pre-submission.
Stamp Duty — Kerala 2026
Highest in South India:
| Component | Rate |
|---|---|
| Stamp Duty | 8% of property value |
| Registration Fee | 2% of property value |
| Total | 10% |
No gender concession in Kerala — same rate for all. Calculated on: higher of market value OR agreement value. Fair Value (ന്യായവില / Nyayavila) = government minimum property value = used for calculation.
Example: ₹50 lakh property → Stamp Duty = ₹4 lakh + Registration = ₹1 lakh = ₹5 lakh total
e-Stamp — Mandatory for All Registrations
Kerala has made e-stamping mandatory for all registrations requiring stamp paper. No physical stamp paper accepted. Pay e-stamp online at keralaregistration.gov.in → Online Services → e-Stamp Payment.
Certified Copy of Deed
Need copy of a registered document:
keralaregistration.gov.in → Online Services → “Certified Copy” → Document number + year + SRO → Pay fee → Download
Marriage Registration in Kerala
Hindu Marriage Act / Special Marriage Act:
pearl.registration.kerala.gov.in → Marriage Registration → Book appointment → Visit SRO with spouse + 2 witnesses + documents
Common Problems + Fix
“EC search shows no results”: Wrong SRO selected? Survey number format issue? Try document number search. Pre-1970 records may not be digitised — visit SRO in person.
“Token not available for selected SRO”: Try adjacent SRO. Try early morning — slots refresh. Or visit SRO in person for walk-in registration.
“Stamp duty payment failed”: Save transaction ID. Wait 24 hours — auto-refund if deducted. Try again with different payment method.
“EC in Malayalam — need English version”: Apply for English EC at SRO — small fee. Takes 2-3 working days.
FAQ — പതിവ് ചോദ്യങ്ങൾ
Kerala mein property registration kaise karein? (കേരളത്തിൽ സ്വത്ത് രജിസ്ട്രേഷൻ എങ്ങനെ?) pearl.registration.kerala.gov.in → New User → Token booking → Document details → Visit SRO on appointment date with originals + e-stamp.
EC search free hai? (EC സൗജന്യമാണോ?) Haan — keralaregistration.gov.in → EC Search → free online view. Certified copy ke liye fee lagti hai.
Kerala mein stamp duty kitni hai? 8% stamp duty + 2% registration fee = 10% total. Property value ya Fair Value — whichever is higher.
Aadharam kya hai? Malayalam word for registered deed. Sale deed = Vilppana Aadharam (വിൽപ്പന ആധാരം).
Helpline: 0471-2322216 | keralaregistration.gov.in
Official Links
| Purpose | Link |
|---|---|
| Main Portal | keralaregistration.gov.in |
| Online Registration | pearl.registration.kerala.gov.in |
| Land Records | bhoomi.kerala.gov.in |
| IGR Kerala | igr.kerala.gov.in |
| Helpline | 0471-2322216 |
Suresh’s EC came back clean. He registered the plot. Total stamp duty + registration fee: ₹1.2 lakh on a 5-cent plot in Thrissur.
Kerala property buyers — keralaregistration.gov.in → EC search before signing anything. കേരളത്തിൽ സ്വത്ത് വാങ്ങുന്നതിന് മുൻപ് EC പരിശോധിക്കുക।
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