Tamil Nadu's Presence-less Land Registration: Register Property Without Visiting the Office (2026 Guide)

Welcome to a whole new way of handling property registration — 100% online and completely presence-less. The Tamil Nadu Registration Department has introduced a revolutionary feature through TNREGINET, enabling citizens to register land and property without physically visiting the Sub-Registrar Office (SRO).

This digital initiative is more than just a convenience. It’s a complete overhaul of how land registration is done in India, combining technology, legal validation, and real-time verification — all from the comfort of your home.

💡 Introduction

Long queues, repeated visits, and paperwork stress — these were once part of every property registration in Tamil Nadu. But not anymore. With Presence-less Registration, citizens can complete the entire process online, including identity verification, e-payment, and final document submission, all without stepping outside their homes.

This blog post provides a complete breakdown of how presence-less registration works, what you’ll need, and the step-by-step process to make your land or flat registration truly digital in 2024.

🚀 What is Presence-less Registration?

Presence-less Registration is a forward-thinking initiative by the Tamil Nadu Registration Department that lets you register property — such as plots or flats — entirely online. This includes identity verification, document submission, biometric validation, and payment, all done from home.

No travel. No waiting. Just a smart, digital process.

Available for:

• ✅ First sale of plot
• ✅ First sale of flat
• ✅ Sale deed executed by the Government

📋 Pre-Requisites Before You Start

Before diving in, make sure the following requirements are in place:

1. ✅ Anytime Access

You can initiate the process anytime, 24x7x365, via the TNREGINET portal.

2. 📶 Good Internet Connectivity

A stable, high-speed connection is essential — slow internet may disrupt biometric authentication.

3. 💻 Essential Devices for Biometric Verification

To capture photo and perform biometric validation, you’ll need:

Device TypeModelFingerprint ScannerMantra MFS100 / MFS500Fingerprint ScannerMantra MFS110IRIS ScannerMantra IRIS MIS100V2WebcamAny compatible model

👉 All devices must be UIDAI-compliant for authentication.

📝 During the Registration Process

Once you've set up your system, here's what happens next:

1. 🔐 Aadhaar-Based Authentication

All parties involved — buyer, seller, and witnesses — must use their Aadhaar number for ID proof. This is mandatory.

2. 🧬 Biometric & Photo Verification

The system will capture:

• A live photo
• Biometric data (Fingerprint/Iris scan)
• This data is validated directly with UIDAI for authenticity.

💻 Step-by-Step: How to Complete Presence-less Registration Online

🟢 Step 1: Register/Login on TNREGINET

Visit https://tnreginet.gov.in

Create your user account or log in as a citizen.

🟢 Step 2: Fill Application Details

Select the appropriate document type (e.g., Sale Deed), enter:

• Property details
• Buyer & seller info
• Survey number, district, taluk, village

🟢 Step 3: Calculate Duty & Fees

Use the built-in Duty & Fee Calculator to get your stamp duty and registration charges.

🟢 Step 4: Upload Documents

• Sale deed in PDF
• Aadhar & PAN cards
• Patta, EC, and supporting documents

🟢 Step 5: Connect Biometric Device

Attach the fingerprint/IRIS scanner and capture biometrics via UIDAI gateway.

🟢 Step 6: Make Online Payment

Complete e-payment through the portal. You’ll receive an acknowledgment after successful UIDAI validation and payment.

🟢 Step 7: Submit

Once submitted, your document will move to the SRO digitally for verification.

🚫 Important Rules to Remember

• ❗ You can edit the document only before Aadhaar authentication. Once verified, no modifications are allowed.
• ❗ If biometric/iris verification fails, you'll need to switch to the normal (offline) process.
• ❗ This process currently supports only new sales or government deeds, not resale cases.

📥 After Registration: What Happens Next?

• 🧾 Once registered, your document will be available in your citizen login.
• 🖨️ You can download it free of cost for 60 days.
• 🖨️ Take a color printout on legal-size paper.
• 🔁 After 60 days, only black and white certified copies will be available.

❓ Frequently Asked Questions (FAQs)

❓ Is this process legal and valid?

Absolutely. It’s a government-approved method fully backed by UIDAI and TN Registration Department.

❓ Can I register resale property via presence-less mode?

Currently, this is limited to first-sale or government-executed deeds only.

❓ What if I don't have a biometric device?

You’ll need to buy or rent a UIDAI-approved biometric scanner or go with the traditional in-office registration.

🛡️ Pro Tips to Ensure Smooth Registration

• ✅ Ensure your Aadhar details (name, DOB) match your documents.
• ✅ Use original, clear PDFs for uploads.
• ✅ Always test your biometric device before starting.
• ✅ Complete registration within 60 days to avoid certified copy delays.

🔗 Useful Links

• TNREGINET Official Portal
• User Registration Guide (PDF)
• Device Support Files
• Duty Calculator

✍️ Wrapping Up

Tamil Nadu’s presence-less registration system is a game-changer for property buyers and sellers. It combines the power of technology, legal compliance, and user convenience into one simple, efficient digital process.

Whether you're a first-time buyer, an NRI, or just tired of red tape, this system empowers you to own your land — from your laptop.

Don’t forget to download your document on time and make your move towards smart property ownership!

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