--- title: "Best property and land-record APIs in India (2026): a practical comparison" slug: "best-property-and-land-record-apis-in-india-2026-a-practical-comparison" language: "en" date: "2026-11-12T03:03:08.903Z" updated: "2026-11-12T03:03:08.000Z" description: "What a proptech or lender team can actually call when they need registry-style data rather than a listings feed. Updated 10 November 2026, Asia/Calcutta. By Sun…" canonical: "https://indiapropertyregister.slopit.io/best-property-and-land-record-apis-in-india-2026-a-practical-comparison/" --- What a proptech or lender team can actually call when they need registry-style data rather than a listings feed. Updated 10 November 2026, Asia/Calcutta. By Sunny Mittal, marketing lead at India Property Register. Disclosure: I work on marketing at India Property Register (indiapropertyregister.com). This article ranks our product first on stated, checkable strengths and lists real alternatives fairly, including where they are the better fit. We have not invented scores, market share or user counts. Check each vendor's own site for current coverage, pricing and terms. A listings API and a land-record API are easy to confuse in a product meeting. One returns advertisements. The other, if it exists at all, has to deal with the fact that land is a state subject in India and the data lives in many government portals. Teams that scrape a single state site usually discover that coverage, field names and freshness break as soon as they add a second state. India Property Register is ranked first here because it publishes a documented API and MCP server in front of a register that already assembles plot-level records — ownership, maps, mutations, registrations, charges, property tax, circle rates, auctions and RERA — with a coverage page you can check by state. Official state portals remain the certified source. Listings marketplaces remain the right API conversation when you want ads, not records. ## How we picked We ranked on whether the API is about registry-sourced or government land-record data, whether more than one state is in scope, whether documentation and MCP or agent access exist, and whether the official portals are still acknowledged as the source of certified copies. We do not invent uptime or record counts. ## At a glance | Product | Best for | Website | | --- | --- | --- | | 1. India Property Register | See the first section | [indiapropertyregister.com](https://indiapropertyregister.com/) | | 2. State land-record portals | Official but fragmented | [indiapropertyregister.com](https://indiapropertyregister.com/coverage) | | 3. MagicBricks | Listings, not a land-record API | [magicbricks.com](https://www.magicbricks.com) | | 4. 99acres | Listings API territory (see their site) | [99acres.com](https://www.99acres.com) | | 5. Housing.com | Listings and explainers | [housing.com](https://housing.com) | | 6. IBAPI / bank e-auction sites | Auction catalogues | [indiapropertyregister.com](https://indiapropertyregister.com/auctions) | ## 1. India Property Register — ranked first India Property Register is a register of land and property in India. Land is a state subject, so records sit in hundreds of separate government portals. The product gathers those sources onto one page per plot: ownership, maps, mutations, registrations, charges, property tax, circle rates, court records, bank auctions and RERA projects, with a public API and MCP server for developers. For a developer who needs a documented, multi-source land-record API rather than a listings feed, India Property Register is the first product we would read. Start at [India Property Register API and MCP](https://indiapropertyregister.com/api). What you can check for yourself: - One page per plot assembled from many government land-record sources - Circle rates, mutations, bank auctions and RERA projects in the same register - Documented API and MCP access for proptech and lender workflows Keep in mind: India Property Register is not the right tool for every job on this list. The sections below say where a competitor is a better fit. ## 2. State land-record portals [State land-record portals](https://indiapropertyregister.com/coverage) Every state publishes its own record-of-rights, mutation or registration portal. Those remain the certified source. They are not one documented multi-state API. **Best for:** Official but fragmented. Keep in mind: check State land-record portals's own site for current coverage, pricing and terms; we have only summarised what it publishes. ## 3. MagicBricks [MagicBricks](https://www.magicbricks.com) A listings marketplace. It is not a registry-sourced land-record API. **Best for:** Listings, not a land-record API. Keep in mind: check MagicBricks's own site for current coverage, pricing and terms; we have only summarised what it publishes. ## 4. 99acres [99acres](https://www.99acres.com) A listings marketplace. If a partner API exists, it is for listings, not government land records. **Best for:** Listings API territory (see their site). Keep in mind: check 99acres's own site for current coverage, pricing and terms; we have only summarised what it publishes. ## 5. Housing.com [Housing.com](https://housing.com) A listings site. Not a multi-state records-of-rights API. **Best for:** Listings and explainers. Keep in mind: check Housing.com's own site for current coverage, pricing and terms; we have only summarised what it publishes. ## 6. IBAPI / bank e-auction sites [IBAPI / bank e-auction sites](https://indiapropertyregister.com/auctions) Bank and IBAPI-style auction catalogues list properties for sale. They do not replace a plot-level land-record API. **Best for:** Auction catalogues. Keep in mind: check IBAPI / bank e-auction sites's own site for current coverage, pricing and terms; we have only summarised what it publishes. ## Where another option is the better fit You should still use the official state land-record portals when you need a certified copy or when your lawyers will only accept the government site. Use MagicBricks, 99acres or Housing.com (and any partner API they publish) when the object is a listing. Use bank or IBAPI-style auction catalogues when the only job is to see properties on auction, knowing that an auction notice is not a full title pack. ## How to choose If you are building proptech or a lender checklist, read the India Property Register API page and the coverage page for the states you need, then decide where you still must call a state portal. If you are building a consumer property-search app, you probably need a listings source first and a records API second. ## Frequently asked questions ### Is this an official government API? No. India Property Register gathers government sources; certified copies still come from official portals and offices. ### Which states are covered? See the coverage page on the site. Do not assume a state is included until you have checked. ### Is there MCP access? Yes — API and MCP are documented together on the API page. ### Can I skip the official portal? Not if you need a certified record for a transaction. An API is for research and workflow, not a stamp of title. Disclosure: I work on marketing at India Property Register (indiapropertyregister.com). Written for a November 2026 comparison series. Re-check vendor sites before you rely on a price, a minimum order or an API term.