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Buying in the Andaman & Nicobar Islands? Settlement land and tribal reserves have their own rules.

The records here

Your documents are in Hindi, Bengali, Tamil or English. The engine reads the record in its own language.

Your patta, settlement documents, sale deeds — read with no translation step and no document set aside because of its script.

What the record won't tell you.

Whether the land lies in a tribal reserve where no private transfer is permitted, whether the plot was validly converted from its settlement class, and whether the transfer needs the prescribed permission — none of that is visible in a patta entry. Registration records a transaction; it does not prove ownership.

If a document is missing, your Preliminary Title Scrutiny Report names it, names the check it unlocks, and names the office holding it — the Sub-Registrar's office for deeds, the land records office for settlement records.

Andaman & Nicobar · authorities, records, checks

Title check in Andaman & Nicobar: who keeps the record, and what to verify

In the Andaman and Nicobar Islands most land is either administration land or held under settlement-era grants, and large parts — above all the Nicobar district — are reserved for the indigenous tribes where outsiders cannot hold land at all. The written record is thin and the eligibility overlay is everything.

Compiled by the Property Opinion research team · last verified 23 September 2026

Who administers what

Revenue Department (Tehsildar): Land records, settlement grants and mutation.
Deputy Commissioners (three districts): Land administration.
Andaman and Nicobar Administration: Administration land, grants and permissions.
Sub-Registrar: Registration of deeds.
Port Blair Municipal Council: Urban holdings and permissions.

The records your report reads

Settlement grant / patta: The document on which most private holdings rest.
Record of rights: The revenue record of the holder, survey number and area.
Mutation records: Changes of holder in the revenue record.
Survey maps: The cadastral record of the plot.
Tribal reserve records: The protected-land administration where land cannot be privately held.
Encumbrance certificate: The Sub-Registrar's index of registered transactions.

Registration and stamp duty

Deeds are registered under the Registration Act, 1908, with stamp duty under the Stamp Act in force in the UT. Because so much land is administration land or tribal reserve, a deed does not by itself establish that the seller had land to convey.

Encumbrance searches

The registration index shows the deeds and the revenue record shows the holder. The eligibility layer dominates: whether the land was ever released to private hands, and whether a transfer sits inside a tribal reserve or on administration land.

What a title check should verify in Andaman & Nicobar

Is the land private at all — or administration land, a settlement grant, or inside a tribal reserve where outsiders cannot hold?
Does the record of rights show the seller for the same survey number as the deed, with mutation after each transfer?
Does the original grant or patta carry conditions on transfer or use that still bind the land?
Do the survey map and the deed describe the same plot and area?
For Port Blair and municipal areas, does the municipal record match the revenue record?
Where the seller is a settler family, does the chain account for succession among the original grantee's heirs?

Portal names and office structures change, and the law is applied to the facts of each property. Your report cites what your own documents and the records show, and names the office holding anything that is missing. It is an AI title analysis, not a legal opinion. Read a sample title scrutiny report or see the price.

What your report shows

Every finding linked to its source

— the document and clause, verifiable by you.

The checks that passed

— what was examined and found clean, listed.

Search depth stated as a year

— "traced back to 2004," with the offices searched.

Limitations in the report

— what the record shows, and what it cannot.

Read a real report → · How the title scrutiny works →

Pricing

Preliminary ₹1,999 + GST (₹2,359 all-in) — covers up to 100 pages, then ₹10 a page. The full title report is a separate ₹1,999 + GST.

FAQ — Andaman & Nicobar

The plot is near a tribal reserve. Can I buy it?

Land in the tribal reserves is closed to private acquisition — even plots that border them need a careful reading of the reserve boundary. The check reads the plot class and the chain; the report tells you what applies to this property.

The seller has a patta from the settlement era. Is that a title?

A settlement patta records the allotment under the settlement scheme — it does not by itself evidence a freely saleable title, especially where the allotment conditions or the land class restrict transfer. The check reads the patta and the chain; the report states what the record supports.

It's the property check where you see everything it checked.

Start your title check

Districts we cover in Andaman & Nicobar

The check is the same across Andaman & Nicobar — the record terminology on this page applies statewide. Major districts, with dedicated district pages opening as search volume builds:

South Andaman (Port Blair) · North & Middle Andaman · Nicobar (Car Nicobar) · Diglipur · Mayabunder

Coverage is not limited to this list — if the land records office for your district issues the documents, the engine reads them.