Buyer guide · Mumbai and Thane
Index II download free: step by step on IGR eSearch (Mumbai and Thane)
Find and download any Index II free on IGR’s eSearch, with no login: the Mumbai and Rest of Maharashtra searches step by step, every field translated from Marathi, and how to work out the price per sq ft.
By Ashwin · Updated · Not legal advice
What you need first
| You need | Where to find it |
|---|---|
| Property number | The CTS number (Mumbai) or survey number (Thane) in the agreement, the MahaRERA page, or any Index II in the building |
| Village | The old revenue village, not today’s area name. Kolshet Road projects can be in Balkum; Kanjurmarg ones in Kanjur or Hariyali |
| Year | The year the document was registered. Each search covers one year |
No property number? The property card guide shows where else to find a CTS number.
1Search in Mumbai
Mumbai has its own tab, with records back to 1985. It needs no tahsil.
- Time
- 10 min
- Cost
- Free, no login
How to check
- Open freesearchigrservice.maharashtra.gov.in and close the help box.
- Keep Property Details and the Mumbai tab selected, and pick the Year.
- District: मुंबई उपनगर जिल्हा for the suburbs, or मुंबई जिल्हा for the island city. Type the first letters of the village in English and pick it.
- Enter the CTS number under Property No., type the CAPTCHA, and press Search.
2Search in Thane
Thane city is not under the Mumbai tab. Its records are under Rest of Maharashtra, where you pick the tahsil before the village.
- Time
- 10 min
- Cost
- Free, no login
How to check
- Open freesearchigrservice.maharashtra.gov.in, close the help box, and click the Rest of Maharashtra tab.
- Pick the Year, then District ठाणे, then Tahsil ठाणे. Wait a few seconds after each: the next list loads only then.
- Pick the Village from the list, which is in Marathi. Balkum, for example, is बाळकूम.
- Enter the survey number under Property No., type the CAPTCHA, and press Search.
Watch out for
- Picking the next box before the list has loaded leaves it empty. Pick the district again and wait.
- The village list holds every village in the tahsil. If yours isn’t there, check the spelling on the agreement or MahaRERA page.
3Open and download it
The results list every registered document on that property for the year, ten to a page. Each row’s IndexII button opens its summary.
- Time
- 2 min each
- Cost
- Free
How to check
- Find the row: the columns show the document number, type, date, sub-registrar office, seller, buyer and a short description.
- Click IndexII on that row. The Index II opens in a new page.
- To download it, press Ctrl+P (or Share → Print on a phone) and choose Save as PDF.
Watch out for
- A large project means hundreds of documents. One Thane survey number we searched had 981 in 2026, across 99 pages.
- If the site shows an error while you page through, search again with a new CAPTCHA and go back to that page.
- A row with price 0 is often a correction deed, not a sale. Open it to check.
What it doesn’t tell you: Index II covers registered documents only. An unregistered booking, or a loan the bank hasn’t registered, won’t be there. The free copy says it was generated by eSearch; for a certified copy, go to the sub-registrar’s office.
Read it, field by field
Index II is mostly in Marathi. These are the numbered fields that matter to a buyer.
| Field | Means | What to look for |
|---|---|---|
| (1) विलेखाचा प्रकार | Type of document | करारनामा is a sale agreement; सेल डीड a sale deed; गहाणखत a mortgage |
| (2) मोबदला | Price (consideration) | What the buyer agreed to pay |
| (3) बाजारभाव | Market value | The ready reckoner value; duty is on the higher of this and the price |
| (4) भू-मापन, पोटहिस्सा व घरक्रमांक | Property | Flat, floor, building, carpet area, parking, and the CTS or survey number |
| (5) क्षेत्रफळ | Area | In square metres. Item 4 says whether it is carpet or built-up |
| (7) दस्तऐवज करुन देणा-या… | Seller | For a new flat, the builder’s company |
| (8) दस्तऐवज करुन घेणा-या… | Buyer | Who the flat was sold to |
| (9, 10) दिनांक | Dates | When it was signed, and when it was registered |
| (12, 13) मुद्रांक शुल्क, नोंदणी शुल्क | Stamp duty and fee | What was paid to register it |
4Work out the price per sq ft
Index II gives the price and the area, so you can compare what a builder is quoting you with what flats in the same building actually registered for.
- Time
- 2 min
- Cost
- Free
How to check
- Take the price from field 2 and the area from field 5 (square metres).
- Multiply the area by 10.764 to get square feet.
- Divide the price by the square feet.
For example, ₹1.5 crore for 60 m² is 646 sq ft, so about ₹23,220 per sq ft. Check in field 4 whether the area is carpet or built-up: a carpet-area rate looks higher than a built-up one for the same flat.
Watch out for
- Compare like with like: the same building, the same year, and carpet with carpet.
- A price below the market value in field 3 is unusual for a new flat. Ask why.
1,597
registered documents read
for our reports, in Mumbai and Thane
Quick answers
How do I download Index II for free?
On freesearchigrservice.maharashtra.gov.in: pick the tab (Mumbai, or Rest of Maharashtra for Thane), the year, district, village and property number, type the CAPTCHA and search. Click IndexII on a row, then print the page to PDF.
Do I need a login to see Index II?
No. The free eSearch needs only a CAPTCHA for each search.
How do I find Index II for a flat in Thane?
Use the Rest of Maharashtra tab: District ठाणे, Tahsil ठाणे, then the village in Marathi and the survey number as the property number.
Why does the search show no results?
Usually the village or year is wrong. The village is the old revenue village named in the agreement, not today’s area name, and each search covers one year.
Is the free Index II valid for a bank loan?
No. It is for checking. For official use, get a certified copy from the sub-registrar’s office.
What does Index II show?
The type of document, the price, the market value, the property and its area, the seller and buyer, the dates, and the stamp duty and registration fee paid.
The checklist
| Check | Where | Time |
|---|---|---|
| Property number, village and year | Agreement, MahaRERA page, builder | 5 min |
| Search results | IGR eSearch: Mumbai or Rest of Maharashtra tab | 10 min |
| Index II saved as PDF | IndexII button, then Print → Save as PDF | 2 min |
| Price per sq ft of recent sales | Fields 2 and 5 | 10 min |
| Mortgages on the plot | Rows of type गहाणखत | 10 min |
Let us read them for you
Each report reads every Index II on a project’s plot: real prices by tower, size and floor, and any mortgages. Each project’s preview is free.
Next: the stamp duty calculator, and the property card.
Sources
- IGR eSearch, freesearchigrservice.maharashtra.gov.in, Department of Registration and Stamps; used 14–15 Oct 2026.
- Index II fields: the registered documents read for our reports.