Punjab Government has introduced major reforms in land sale, purchase, and mutation procedures starting January 2026. The Punjab Land Records Authority (PLRA) and Board of Revenue have jointly banned all oral transactions (zubani intiqal). Now, no land can be transferred based on simple agreements or verbal consent.
Every mutation must be processed through a registered sale deed in the official registry.
New Punjab Land Sale and Mutation Rules:
| Feature | Update (January 2026) |
|---|---|
| Oral Mutation | Fully banned (except inheritance) |
| Mandatory Document | Registered Sale Deed (Registry) |
| Property Valuation Fee | 0.1% of property value, minimum Rs. 3,300 |
| Express Service Fee | Rs. 9,700 for fast-track registration |
| Verification Method | Biometric verification + Live Geotagging |
| Dispute Resolution | Resolved within 90 days by local committees |
| Authorized Offices | Arazi Record Centers (ARC) & Sub-Registrar Offices |
Note: These rules aim to prevent illegal land occupation and curb land mafia activities in Punjab.
Key Changes Implemented in January 2026:
- Ban on Unregistered Agreements:
- Previous methods using simple stamp papers or verbal agreements are no longer valid.
- PLRA will only register mutations through official Sub-Registrar offices.
- Inheritance Exception:
- Oral agreements and genealogical proof are allowed only for inheritance cases.
- All other transactions, including sale, gift, or exchange, require full registry.
- Property Valuation Fee:
- A 0.1% fee of property value ensures accurate and digital record maintenance.
- Dispute Resolution Committees:
- Every district now has a committee led by the Deputy Commissioner.
- Land disputes and ownership issues must be resolved within 90 days.
Step-by-Step Guide to Registering Land Mutation:
- Obtain Fard-e-Malkiat:
- Visit your local ARC office or online portal to get the Fard for Sale or Ownership.
- E-Stamp Paper:
- Generate an e-stamp paper online according to the property market value.
- Sub-Registrar Visit:
- Buyer and seller appear in person with two witnesses.
- Biometric verification ensures authenticity of both parties.
- Automatic PLRA Update:
- Once registration is complete, the system automatically updates PLRA records.
- Final Approval:
- Assistant Director Land Records (ADLR) checks the registry and issues the new Fard.
Important Guidance for Land Buyers:
- Verify Online First: Always confirm ownership at punjab-zameen.gov.pk before transferring funds.
- Avoid Old Stamp Paper Transactions: These are no longer valid and will not be accepted for mutation.
- Use Biometric Verification Correctly: Place fingerprints only on government machines and retain the official receipt.
- Understand Fees: Standard fee Rs. 800; Express service ranges Rs. 3,500 to Rs. 9,700.
Taxes and Registration Fees:
- Taxpayers (Filers): Receive concessions on registration and capital gains tax.
- Non-Filers: Face higher rates to encourage inclusion in the tax system.
- Property Valuation: 0.1% of property value is collected to maintain accurate digital land records.
Legal Reminder: Any unauthorized occupation of land will be penalized under the Protection of Ownership Ordinance 2025.
Key Takeaways:
- Oral transactions are banned for all land transfers except inheritance.
- Registered sale deeds are mandatory for mutation.
- Digital verification and geotagging strengthen property record security.
- Dispute committees ensure ownership conflicts are resolved promptly.
Conclusion:
Punjab’s January 2026 reforms make registered sale deeds mandatory and completely ban oral land transactions except for inheritance. Digital verification, biometric checks, and geotagging now ensure secure and accurate property records. District-level dispute committees provide swift resolution, making land transfers transparent, reliable, and fraud-free.
Frequently Asked Questions:
-
Can I complete mutation online?
Initial steps like obtaining Fard and e-stamp paper can be done online, but final registration requires Sub-Registrar office presence.
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Are inheritance cases treated differently?
Yes, oral testimony and genealogical proof can be used only for inheritance transfers.
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How can I verify land ownership before purchase?
Always check ownership online at punjab-zameen.gov.pk before transferring funds.