Thane Buyer Advisory: First-Sale + Resale | NRIs + POA | Dos & Don’ts
By Arosh John, Founder, John Real Estate (MahaRERA Reg. No. A51700001835) | Editor-in-Chief, Thane Real Estate News (TREN)
Thane–MMR | December 2025
Effective 22 December 2025, Aadhaar is mandatory for all digital property registrations in Maharashtra. It is no longer optional.
This impacts:
- First-sale registrations (builder / developer office e-registration)
- Resale registrations (SRO registration workflow where Aadhaar biometric verification is used)
- Any digital registration flow that runs on Aadhaar-based authentication
Resale registrations: what actually happens at the SRO (clear, execution-first)
For resale registrations, execution currently depends on system availability:
1) Standard Digital Process (at SRO): Aadhaar is mandatory
The Sub-Registrar Office registration workflow uses Aadhaar biometric verification for parties (and wherever required, identifiers/witnesses). If Aadhaar authentication does not complete, the file typically does not move smoothly through the digital workflow.
2) Manual Fallback (at SRO): if Aadhaar authentication fails
If Aadhaar authentication fails due to the current system disruptions/glitch, the office may permit manual execution. In such cases, you may be required to physically present two witnesses with their IDs, as directed by the SRO.
Practical takeaway: Even for resale, the venue remains the SRO—but the method can shift between the standard digital workflow and the manual fallback route.
Thane Registration Checklist (Dos & Don’ts)
Do this before you lock a registration date
1) Aadhaar ready for everyone who matters
Ensure Aadhaar is available and usable for:
- buyer(s)
- seller(s)
- identifiers/witnesses (where required)
2) OTP/mobile access sorted
If the Aadhaar-linked mobile is inactive, changed, or unavailable, verification can fail at the last minute.
3) Name and DOB alignment
Check spelling and DOB consistency across Aadhaar / PAN / passport (NRIs). Small mismatches create avoidable delays.
4) Keep buffer days
Do not schedule registration on the last day of loan disbursement windows, possession timelines, or rate locks. System dependency is real; buffer protects the deal.
If Aadhaar verification fails on the day (server/outage scenarios)
Do not cancel in panic. Shift to physical processing immediately.
Go to the SRO, follow the office’s instruction for manual execution, and keep two witnesses with valid IDs ready if asked.
NRIs (Thane): plan Aadhaar early
If you are an NRI with a valid Indian passport, Aadhaar enrolment is permitted without the 182-day waiting period. Even so, do not keep this for “registration week”—plan enrolment and authentication readiness well in advance.
If you are an OCI / foreign passport holder, eligibility can differ. Do not structure a registration timeline until your identity pathway is confirmed.
POA transactions: where delays usually happen
POA transactions fail on execution discipline, not drafting.
Before fixing a date, confirm:
- who will physically appear (principal or POA holder)
- whose Aadhaar will be used for verification in the chosen workflow
- whether witnesses/identifiers are also ready
If the principal is abroad, keep a fallback plan ready because last-mile verification issues often trigger rescheduling.
Quick copy-paste: “Registration Ready” list (Thane)
- Aadhaar ready for buyer + seller + required witnesses
- Aadhaar-linked mobile accessible (OTP readiness)
- Name/DOB broadly consistent across Aadhaar/PAN/passport/loan file
- Registration date with buffer days
- POA cases: appearance + execution authority confirmed in advance
- Backup ready: 2 witnesses + IDs (for manual fallback if Aadhaar fails)
Also READ: Selling Property via POA in Thane–Mumbai? Understand What’s Actually Allowed
Also READ: Landmark Reform: Register Property Documents at Any Sub-Registrar in Your District
About the Author
Arosh John is a Thane-based real estate consultant and transaction specialist, and the Founder of John Real Estate (MahaRERA Reg. No. A51700001835). He is also the Editor-in-Chief of Thane Real Estate News (TREN), a platform focused on verified, execution-first coverage of Thane and the wider Mumbai Metropolitan Region property market.
With over a decade of on-ground experience, Arosh advises buyers, sellers, and investors across key Thane micro-markets including Thane West, Ghodbunder Road, Majiwada, Kolshet, Balkum, and the surrounding growth corridors. His work spans new home purchases, resale transactions, NRI deals, and POA-based registrations, with a strong focus on documentation discipline, MahaRERA-aligned compliance, and smooth registration execution. Through his advisory work and market reporting, Arosh helps clients make confident decisions with clear, structured guidance—especially where paperwork, timelines, and regulatory compliance can impact the outcome of a deal.
Disclaimer
This is a general public-awareness advisory and does not constitute legal advice. Registration practices can vary by Sub-Registrar Office, document type, party profile (including NRI/POA), and system availability. Always confirm the latest process with your transaction lawyer/registration agent and the concerned SRO before scheduling registration, travel, and payments.
