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22 Jan 2026

PEXA vs India’s Property Transfer System

  • By Om Vyas
  • REAL ESTATE

PEXA vs India’s Property Transfer System

Property transfer systems form the backbone of real estate markets, ensuring legal certainty, transparency, and trust in ownership transactions. As urbanisation accelerates and property values rise, the efficiency of property transfer mechanisms becomes increasingly important. Countries across the world are moving towards digital conveyancing to reduce delays, prevent fraud, and improve ease of doing business.

Australia’s Property Exchange Australia (PEXA) stands out as a globally recognised digital conveyancing platform that has transformed property settlements. In contrast, India’s property transfer system—while witnessing gradual digitisation—remains largely manual and fragmented. This difference is particularly evident in rapidly growing urban centres such as Ahmedabad in Gujarat, where real estate activity is high but procedural inefficiencies persist.

This article offers a detailed comparison between PEXA and India’s property transfer system, examining their structure, efficiency, challenges, and future potential, with a specific focus on Gujarat and Ahmedabad.

 

Understanding PEXA: Australia’s Digital Property Transfer Model

PEXA, or Property Exchange Australia, is a national electronic conveyancing platform that allows property transactions to be completed entirely online. It was introduced to replace Australia’s traditional paper-based settlement system, which was prone to delays, duplication of work, and human error.

Under PEXA, all stakeholders—including buyers, sellers, conveyancers, lawyers, and banks—operate within a single digital workspace. Documents are prepared, signed, verified, and lodged electronically, while financial settlements occur simultaneously through secure digital channels.

Key Features of PEXA

  • End-to-End Digital Settlement: From preparation of transfer documents to final registration, the entire process is conducted online.

  • Real-Time Lodgment: Documents are lodged instantly with land registries upon settlement.

  • Electronic Funds Transfer: Settlement amounts are transferred electronically without reliance on bank drafts or cheques.

  • Verification and Security: Identity checks, digital signatures, and audit trails reduce fraud and errors.

  • Transparency: All parties can track transaction progress in real time.

The PEXA model has significantly reduced settlement timelines, enhanced trust in property transactions, and improved overall efficiency in Australia’s real estate sector.

 

India’s Property Transfer System: Traditional and Fragmented

India’s property transfer framework is governed primarily by the Transfer of Property Act, the Registration Act, and state-specific stamp duty laws. Unlike PEXA’s integrated digital environment, India’s system relies on a series of independent and largely manual steps.

Key Stages in Property Transfer in India

  1. Agreement to Sell: A contractual understanding between buyer and seller.

  2. Stamp Duty Payment: Paid to the state government based on circle rates or market value.

  3. Execution of Sale Deed: Drafted and physically signed by the parties.

  4. Registration: Mandatory registration at the local sub-registrar’s office.

  5. Mutation: Updating land revenue and municipal records.

Although some steps—such as stamp duty payment and appointment booking—have been partially digitised, physical presence, paper documentation, and manual verification remain unavoidable.

 

Property Transfer in Gujarat: Ahmedabad-Centric Perspective

Gujarat, particularly Ahmedabad, has one of India’s most active real estate markets. Rapid urban expansion, infrastructure projects, and commercial development have increased property transactions, placing pressure on the existing transfer system.

Recent Reforms in Gujarat

  • Introduction of one-time transfer fees for specific categories of housing properties.

  • Stamp duty concessions for cooperative housing societies and allotment-based transfers.

  • Online systems for stamp duty calculation, appointment booking, and preliminary document uploads.

Despite these reforms, the core transfer mechanism remains paper-driven. Buyers and sellers still need to visit sub-registrar offices, submit physical documents, and rely on manual verification processes. Delays, clerical errors, and lack of transparency continue to affect property transfers in Ahmedabad.

 

Comparative Analysis: PEXA vs India’s Property Transfer System

Aspect

PEXA (Australia)

India (Including Gujarat)

Nature of System

Fully digital

Predominantly manual

Document Handling

Electronic creation and lodgment

Physical documentation

Settlement Speed

Fast and predictable

Time-consuming

Funds Transfer

Electronic, instant

Cheques or manual banking

Transparency

High, real-time tracking

Limited visibility

Fraud Risk

Reduced through verification

Higher due to paperwork

User Convenience

Single online platform

Multiple offices and steps

PEXA’s success lies in its single-window digital approach, whereas India’s system functions through disconnected stages handled by different authorities.

 

Importance of Digital Property Transfer for India and Gujarat

For a state like Gujarat, adopting a PEXA-inspired system could yield significant benefits:

  • Faster Transactions: Reduced time for registration and settlement.

  • Lower Costs: Less reliance on intermediaries and repeated visits.

  • Improved Transparency: Clear tracking of transaction status.

  • Fraud Reduction: Digital verification reduces title manipulation.

  • Investor Confidence: Predictable and secure transfers attract investment.

Ahmedabad, with its advanced infrastructure and governance initiatives, is well positioned to pilot such digital conveyancing reforms.

 

Challenges in Adopting a PEXA-Like Model in India

Despite its advantages, transitioning to a fully digital conveyancing system faces several hurdles:

  • Legal Constraints: Existing laws still prioritise physical documents and signatures.

  • Institutional Resistance: Stakeholders accustomed to manual processes may resist change.

  • Digital Divide: Variations in technological readiness across districts.

  • Cybersecurity Risks: Need for robust safeguards against data breaches.

Addressing these challenges requires coordinated legislative reform, capacity building, and investment in digital infrastructure.

 

Conclusion

The comparison between PEXA and India’s property transfer system highlights a stark contrast between a mature digital conveyancing model and a largely manual framework. While Australia’s PEXA demonstrates how technology can revolutionise property transfers, India—despite incremental reforms—still relies heavily on paper-based processes.

For Gujarat and Ahmedabad, the adoption of a comprehensive digital property transfer platform could significantly enhance efficiency, transparency, and trust in real estate transactions. Learning from PEXA’s experience, India has an opportunity to modernise its property transfer ecosystem and align with global best practices.

In case of any query regarding PEXA vs India’s Property Transfer System, feel free to connect with our legal experts, Tulja Legal, at +91 96380-69905

About the Author

Anju S Nair

Legal Researcher | LLB, MA English| Corporate Lawyer | Business Enthusiast | Founder & CEO at iLawbook.

 

FAQs

1. What is PEXA?
PEXA is Australia’s electronic conveyancing platform that enables online property settlement and registration.

2. Is PEXA mandatory in Australia?
In many Australian states, electronic conveyancing through PEXA is mandatory for most transactions.

3. Does India have a PEXA-like system?
No, India currently lacks a unified digital conveyancing platform.

4. What is the biggest drawback of India’s property transfer system?
Its dependence on physical documentation and manual verification.

5. Has Gujarat digitised any part of property transfer?
Yes, stamp duty payment and appointment booking are partially online.

6. Why is Ahmedabad important in this discussion?
Ahmedabad has high transaction volumes and significant urban growth.

7. Can digital conveyancing reduce property fraud?
Yes, through identity verification and digital audit trails.

8. Are legal changes required for digital conveyancing in India?
Yes, significant legislative amendments would be necessary.

9. Would digital property transfer reduce costs?
Yes, by lowering administrative and intermediary expenses.

10. Can Gujarat lead India in digital conveyancing reforms?
Given its governance initiatives, Gujarat is well placed to act as a pilot state.

 

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