# Mutation (intiqal) of property in Pakistan: steps, fees and who approves it

URL: https://which.pk/property/guides/mutation-intiqal-property/
Author: Ahtisham
Updated: 29 Oct 2026

## Summary

A mutation (intiqal) is the entry that changes the owner's name in the revenue record after a sale, inheritance, gift or court order, and a Revenue Officer must approve it. In Punjab, as of July 2026, PLRA's service charge is Rs 1,200 for an ordinary mutation, Rs 2,100 through banks and Rs 11,200 for express. Board of Revenue fees are collected separately and an older PLRA FAQ mentions 3%, so confirm the total at the Arazi Record Centre.

## Key facts

- Ordinary mutation (PLRA charge): Rs 1,200
- Through banks: Rs 2,100
- Express mutation: Rs 11,200
- Approved by: Revenue Officer (ADLR at an ARC)

A **mutation of property**, or **intiqal**, is the entry that changes the owner's name in the government land record after a sale, inheritance, gift or court order, and a **Revenue Officer must approve it**. In Punjab, as of July 2026, PLRA's service charge is **Rs 1,200** for an ordinary mutation, **Rs 2,100** through banks and **Rs 11,200** for express. Other government fees are collected separately, so confirm the total at the Arazi Record Centre.

PLRA is the Punjab Land Records Authority. An **Arazi Record Centre (ARC)** is its one-window office. The **ADLR** is the officer who records statements and approves mutations there.

## How much is a mutation fee in Punjab?

| Service | PLRA charge, as of Jul 2026 |
|---|---|
| Ordinary mutation | Rs 1,200 |
| Mutation processed through banks | Rs 2,100 |
| Express mutation | Rs 11,200 |
| Copy of fard, mutation or girdawri | Rs 900 (Rs 4,000 express) |

The figures come from Daily Times (9 Jul 2026) and Profit (14 Jul 2026), which report the same PLRA notification for FY2026-27. The notification itself is an image we couldn't extract.

Profit says the notification keeps government fees at rates the Board of Revenue sets separately. An older, undated PLRA FAQ lists a **3% mutation fee and a 1% District Council fee** for an oral sale. The two are probably different charges, and we couldn't confirm what the Board of Revenue charges now, so we don't give a total.

## What are the steps to get a mutation in Punjab?

This is PLRA's oral-sale (*bai zubani*) process as we read it on 13 October 2026.

1. Visit any ARC in Punjab with your CNIC and the property details (registry, fard or mutation number).
2. Verify your identity with NADRA biometrics and get a token.
3. Pay the fees at a Bank of Punjab counter or online with a PSID.
4. Appear with the buyer and witnesses before the ADLR, who records statements.
5. The ADLR approves it and gives you a copy. The record (the jamabandi) updates at once, and you can check the mutation by scanning the QR code on the copy.

If all parties attend, it can be done in one visit. Statements are recorded before the Revenue Officer of the property's area.

For an **inheritance** mutation you also need a death certificate, an FRC form, an affidavit and the CNIC copies of all legal heirs, and field staff first verify the family tree (*shajra nasab*). See [succession certificate](/property/guides/succession-certificate-pakistan/). We found no source for the inheritance mutation fee.

## Can I get an intiqal online?

Partly, in Punjab. In **online mouzas** the mutation of an e-registry is processed automatically, and the registry and mutation are approved together. For an old registry with a pending mutation, get the District Collector's permission, then go to an ARC.

We found no online intiqal for Sindh, KP or Islamabad. The same Land Revenue Act of 1967 applies in the provinces, but we couldn't read their procedures or fees.

## Who has to attend, and can a wrong mutation be challenged?

Section 42 of the West Pakistan Land Revenue Act 1967 tells the Revenue Officer to inquire into the correctness of mutation entries. We only have it through a Peshawar High Court judgment (2013 CLC 1048), which quotes section 42(7): except for inheritance, a registered deed or a court order, the order is made in the presence of the person whose right was acquired, identified by two respectable persons such as lambardars. The judgment doesn't settle exactly who that person is, so ask the ARC who must attend.

PLRA says a wrongly approved mutation can be appealed to the **Assistant Commissioner** (inheritance), the **District Collector** (others), or a civil court. We found no deadline we could verify, so we don't state one.

**Registry first, then mutation:** A sale is complete only through a registered deed (see [sale deed in Pakistan](/property/guides/sale-deed-pakistan/)). The mutation then puts your name in the revenue record. In online mouzas, PLRA does both together. Check your fard after the transfer: see [fard online in Punjab](/property/guides/fard-online-punjab/).

## More guides

[Property transfer in Punjab](/property/guides/property-transfer-punjab/) · [Property transfer in Islamabad](/property/guides/property-transfer-islamabad/) · [Tax on property sale](/property/guides/tax-on-property-sale-pakistan/) · [Buying property as an overseas Pakistani](/property/guides/overseas-pakistani-property/)

## Questions people ask

### What is mutation (intiqal) of property?

It is the entry in the revenue record that changes the owner's name after a sale, inheritance, gift or court order. In Punjab, PLRA says a Revenue Officer must approve it.

### How much is the mutation fee in Punjab?

As of July 2026, PLRA's service charge is Rs 1,200 for an ordinary mutation, Rs 2,100 through banks and Rs 11,200 for express. PLRA says Board of Revenue fees are collected separately, and an older PLRA FAQ mentions a 3% mutation fee plus 1% District Council fee, so confirm the total at the Arazi Record Centre.

### Can I get an intiqal online in Punjab?

Partly. In online mouzas the mutation of an e-registry is approved together with the registry. Elsewhere you apply at an Arazi Record Centre and pay by PSID online or at a Bank of Punjab counter.

### Who must appear before the Revenue Officer?

PLRA's oral-sale steps have the buyer and witnesses appear. Section 42(7) of the Land Revenue Act 1967, as quoted by the Peshawar High Court, exempts inheritance, registered deeds and court orders from the identification rule. Confirm who else must attend at the Arazi Record Centre.

### Is a registry the same as a mutation?

No. The registry is the sale deed registered by the Sub-Registrar. The mutation updates the revenue record. In online mouzas PLRA approves both together; elsewhere you need the mutation separately after the registry.

## Sources

- [PLRA services, FAQs and process pages](https://punjab-zameen.gov.pk/), Punjab Land Records Authority (accessed 13 Oct 2026)
- [PLRA fee notification FY2026-27 (7 Jul 2026)](https://punjab-zameen.gov.pk/downloads/Notifications/fee_2026-07-07.pdf), Punjab Land Records Authority (accessed 29 Oct 2026)
- [Punjab revises property transfer and registration charges (9 Jul 2026)](https://dailytimes.com.pk/1520341/punjab-revises-property-transfer-and-registration-charges/), Daily Times (accessed 29 Oct 2026)
- [Punjab raises property transaction and land record service fees for FY2026-27 (14 Jul 2026)](https://profit.pakistantoday.com.pk/2026/07/14/punjab-raises-property-transaction-and-land-record-service-fees-for-fy2026-27), Profit by Pakistan Today (accessed 29 Oct 2026)
- [M. Akram v. Razia Sultana, 2013 CLC 1048 (Peshawar High Court)](https://pakcaselaw.duckdns.org/case/144267/m-akram-vs-razia-sultana-2013-clc-1048), Pakistan Case Law (accessed 29 Oct 2026)