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Bihar Stamp Duty & Registration Calculator
What a Bihar sale deed costs at the registry office after the June 2026 revision — 7% stamp duty, or 6.6% from a man to a woman, the 2% municipal transfer duty inside town limits, and a registration fee that changes with who sells to whom.
Bihar stamp duty & registration
Prefilled for Bihar. You enter the value, the area, and who is selling to whom — in Bihar the seller changes the rate too.
Educational calculators — always consult a licensed professional before making financial decisions.
Enter the agreement value or the circle rate — whichever is higher.
Bihar charges body-level cess or surcharge on top of the state duty, and it is not the same in every area.
Adds 2% Municipal transfer duty on the property value.
In Bihar the rate depends on the direction of the sale — who sells to whom — not just on the buyer.
The dearest case for your buyer answer is assumed, so the estimate cannot come in low.
Bihar charges 6.6% stamp duty and 1.9% registration only where a man sells to a woman — otherwise 7.0% duty, and 2.1% registration where a woman sells to a man.
7.0% duty + 2.1% registration if the seller is a woman; 7.0% + 2% otherwise.
Total Bihar registration charges
₹5.55 L
11.10% of the valuation · Municipal area — Nagar Nigam, Nagar Parishad or Nagar Panchayat
Stamp duty and registration are two separate payments
Neither is financeable through a home loan. Both come out of the same savings as your down payment.
Seller not given — the dearest case for this buyer is applied
Bihar's concession depends on who is selling as well as who is buying. Since 18 June 2026 a sale deed from a man to a woman pays 6.6% stamp duty and every other sale deed pays 7%, and the registration fee is 1.9% from a man to a woman, 2.1% from a woman to a man and 2% otherwise. A woman buying from a woman pays the full 7% and 2%. On a ₹50,00,000 municipal-area property the two directions of a mixed-gender sale differ by ₹30,000. A man and a woman buying or selling jointly are treated here as "any other case", because the notifications name only a transfer from male to female and from female to male.
Source: Notification No. 4060, F.No. 10/Ni-10-(MVR Punirakshan)-03/2026, Department of Prohibition, Excise & Registration (Registration), Government of Bihar, dated 18 June 2026, issued under the 3rd proviso to section 3 of the Indian Stamp Act, 1899 as inserted by the Bihar Finance Act, 2001 (Act 11 of 2002). It substitutes Article 23 (Conveyance — sale deed only) and Article 33 (Gift deed) of Schedule IA: (a) in case of transfer from male to female 6.6%; (b) in any other case 7%; and fixes the general rate of stamp duty for the registration of land or property in the state at 7%, effective from the date of issue. (state.bihar.gov.in/registration/ (Acts & Rules, 18/06/2026, 4060_26.pdf)) — checked 2026-09-13. Notification No. 3483, S.O. No. 10/Ra.M.S. Neeti-27/2015, Department of Registration, Excise & Prohibition (Registration), Government of Bihar, dated 29 July 2015, under section 78 of the Registration Act, 1908, substituting Article A(1) of the Table of Fees for a sale deed and gift deed: (a) transfer from male to female 1.9%; (b) transfer from female to male 2.1%; (c) in any other case 2%. — checked 2026-09-13.
Based on
Where these rates come from
Department of Prohibition, Excise & Registration (Registration), Government of Bihar — Notification No. 4060 dated 18 June 2026: stamp duty on a sale deed is 7%, or 6.6% where the transfer is from a man to a woman, under Article 23 of Schedule IA of the Indian Stamp Act, 1899 as it applies in Bihar. The registration fee is a separate head under Article A(1) of the Table of Fees (Notification No. 3483 dated 29 July 2015): 2%, or 1.9% from a man to a woman and 2.1% from a woman to a man. (state.bihar.gov.in/registration/) — checked 2026-09-13. Table of Fees under section 78 of the Registration Act, 1908, Government of Bihar, Article A(1) as substituted by Notification No. 3483 dated 29 July 2015 — sale deed and gift deed: 1.9% from male to female, 2.1% from female to male, 2% in any other case. No maximum applies to a sale deed. (state.bihar.gov.in/registration/) — checked 2026-09-13. SUPERSESSION CHECK COMPLETED 2026-09-13. The department's Notifications index (226 entries, newest dated 8 September 2026) and Acts & Rules index were both enumerated; no rate-bearing notification post-dates No. 4060. The same-day No. 4059 amends the Minimum Value Register rules (a one-time 1.6× rural and 2.0× urban uplift, then 5% a year) — the valuation base, not the rate. The Indian Stamp (Bihar Amendment) Act, 2026 (Bihar Act 29 of 2026, Gazette 20 August 2026) was read in full and amends only section 47A (undervaluation referral, penalty and interest), not Schedule IA. All 11 Bihar Acts dated 2024 to 2026 on prsindia.org were searched and none mentions stamp duty. Not modelled: Notification No. 2707 of 1 June 2016 allows a 1% discount on the stamp duty, up to ₹2,000, where duty is paid online, so these figures can be up to ₹2,000 high.
Bihar Municipal Act, 2007 (Bihar Act 11 of 2007), section 136 — in every municipality the duty imposed by the Indian Stamp Act, 1899 on instruments of sale, gift and usufructuary mortgage of immovable property situated within its limits is increased by two per centum on the value of the property. The Comptroller and Auditor General of India, Report No. 2 of 2019 (Revenue Sector, Government of Bihar), chapter 5, footnote 15, states that in a municipal area this additional stamp duty of two per cent applies apart from the stamp duty, making the effective duty rate eight per cent when the Schedule rate was six per cent. (sec.bihar.gov.in (Act text); cag.gov.in (Report No. 2 of 2019)) — checked 2026-09-13.
Important note
Duty is charged on the higher of the agreement value and the government circle or guidance rate. Rates shown are the headline residential rates and can differ for commercial, agricultural and affordable-housing segments. Confirm the current figure with the sub-registrar’s office before you transfer funds.
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Bihar Stamp Duty & Registration Rates 2026
| Sale deed | Stamp duty | Municipal duty | Registration | Total on ₹50,00,000 |
|---|---|---|---|---|
| Man to woman — municipal area | 6.6% | 2% | 1.9% | ₹5,25,000 |
| Man to woman — outside municipal limits | 6.6% | — | 1.9% | ₹4,25,000 |
| Woman to man — municipal area | 7% | 2% | 2.1% | ₹5,55,000 |
| Woman to man — outside municipal limits | 7% | — | 2.1% | ₹4,55,000 |
| Any other case — municipal area | 7% | 2% | 2% | ₹5,50,000 |
| Any other case — outside municipal limits | 7% | — | 2% | ₹4,50,000 |
Three separate payments, never merged into one figure here. Stamp duty: Notification No. 4060 dated 18 June 2026 (Article 23, sale deed — 6.6% from male to female, 7% in any other case). Municipal transfer duty: Bihar Municipal Act, 2007, section 136 — 2% of the value on a sale inside any Nagar Nigam, Nagar Parishad or Nagar Panchayat. Registration fee: Notification No. 3483 dated 29 July 2015 (Article A(1) — 1.9% from male to female, 2.1% from female to male, 2% otherwise), uncapped for a sale deed. “Any other case” includes a man selling to a man, a woman selling to a woman, and any joint or institutional seller or buyer. All charged on the higher of the deed value and the Minimum Value Register rate. Every source read 2026-09-13.
Bihar changed its rates on 18 June 2026
Most Bihar rate tables still show 6.3% for men and 5.7% for women. Those figures come from a 2015 notification that Bihar replaced on 18 June 2026, and they were never really a men’s and women’s rate — they were rates for a sale from a woman to a man and from a man to a woman. The current rates are 7% and 6.6%. On a ₹50,00,000 sale from a man to a woman, the old 5.7% came to ₹2,85,000 of duty; the new 6.6% is ₹3,30,000 — ₹45,000 more.
In Bihar the seller decides the rate as much as the buyer
Most states with a women’s concession tie it to who the property is registered to. Bihar’s notifications tie it to the direction of the transfer. The stamp duty is lower only on a transfer from a man to a woman. The registration fee is lower on a transfer from a man to a woman and higher on a transfer from a woman to a man. Everything else — a man to a man, a woman to a woman, a couple or a company on either side — is “any other case”.
₹50,00,000 property in Patna, three directions of sale
Stamp duty + municipal transfer duty + registration fee. The same woman buyer saves ₹25,000 when she buys from a man and nothing when she buys from a woman.
Where a man and a woman buy or sell together, this calculator uses the “any other case” rates, because the notifications name only a sale from a man to a woman and from a woman to a man. Ask the sub-registrar how a joint deed will be charged before you rely on the lower rate. Registering a Bihar property in a woman’s name is a decision about ownership and succession; the saving, where there is one, is 0.4 percentage points of duty and 0.1 of registration.
The 2% municipal transfer duty in Patna and every Bihar town
Section 136 of the Bihar Municipal Act, 2007 raises the stamp duty on a sale, gift or usufructuary mortgage of property inside a municipality by 2% of the property’s value. Under that Act a municipality is any Nagar Nigam, Nagar Parishad or Nagar Panchayat — so it covers Patna, Gaya, Bhagalpur and Muzaffarpur, and small towns too. The money goes to the municipal fund. The Comptroller and Auditor General’s 2019 audit of Bihar’s stamp revenue states that this 2% is charged in a municipal area apart from the stamp duty.
On ₹1.2 crore: stamp duty 6.6% = ₹7,92,000 and registration 1.9% = ₹2,28,000 in both places; municipal transfer duty 2% = ₹2,40,000 only inside the municipality. Effective 8.50% against 10.50%. Check whether the plot’s mauza or ward falls inside municipal limits before you budget. Compare with the Uttar Pradesh stamp duty calculator or the state-by-state comparison.
Where these figures come from, and when they were checked
Every rate on this page was read on 2026-09-13 from the Government of Bihar’s own documents, not from a property portal. The stamp duty comes from Notification No. 4060 of 18 June 2026 and the registration fee from Notification No. 3483 of 29 July 2015, both published by the Department of Prohibition, Excise & Registration. The municipal duty comes from section 136 of the Bihar Municipal Act, 2007.
A rate is only current if nothing has replaced it, so the department’s full notifications list — 226 entries, the newest dated 8 September 2026 — and its Acts and Rules list were checked for anything later. Nothing after No. 4060 changes a rate. The notification issued the same day, No. 4059, changes how Minimum Value Register rates are set, which moves the value duty is charged on but not the percentage.
Laws passed by the state legislature can change stamp duty too, so those were checked as well. The Indian Stamp (Bihar Amendment) Act, 2026, published on 20 August 2026, was read in full: it changes the rules on undervalued deeds under section 47A — referral, a four-year window and a 100% penalty on deliberately concealed duty — and does not touch the rates. None of the Bihar Acts of 2024, 2025 and 2026 listed by PRS Legislative Research mentions stamp duty. One limit is stated plainly: the full text of the Bihar Municipal (Amendment) Act, 2020 could not be retrieved, so the 2% municipal duty rests on section 136 itself and the CAG’s account of how it is charged.
Sources, all read 2026-09-13: Department of Prohibition, Excise & Registration, Government of Bihar — Notifications No. 4060 (18.06.2026), No. 3483 and No. 3482 (29.07.2015), No. 4059 (18.06.2026), No. 2707 (01.06.2016), and the Indian Stamp (Bihar Amendment) Act, 2026 (state.bihar.gov.in/registration); Bihar Municipal Act, 2007, s.136 (sec.bihar.gov.in); Comptroller and Auditor General of India, Report No. 2 of 2019, Revenue Sector, Government of Bihar (cag.gov.in). Not deducted: a discount of 1% of the stamp duty, up to ₹2,000, for paying it online (No. 2707). Figures are a planning estimate for a sale deed and exclude GST on an under-construction flat, legal fees and the deed writer’s fee. Confirm with the sub-registrar’s office before you transfer funds.
What the duty is actually charged on
This is the single most common surprise at the registrar’s office. Stamp duty in Bihar is not charged on what you agreed to pay — it is charged on the higher of the agreement value and the circle rate (also called the ready reckoner rate), the minimum valuation the state government publishes for each locality and revises annually.
If you negotiate a price below the circle rate for your area, you still pay duty on the circle rate. In a falling market that gap can be substantial, and it is the reason a quote based purely on the sale price comes in short. Check the circle rate for the exact locality — not the city average — before you budget.
Registration charges are separate
Stamp duty and registration are two different payments and people routinely budget only for the first. In Bihar the stamp duty is 7.0% and the registration charge is a further 2% on the same valuation.
Neither is included in your home loan sanction. Lenders fund a percentage of the property value and these costs sit outside it, so they come out of the same savings as your down payment — the most common reason a buyer is short at closing.
What this estimate does not cover
- GST on under-construction property. Ready properties and resale carry no GST; under-construction does, and it is charged separately from stamp duty. See the GST on property calculator.
- Legal and documentation fees. Drafting, title verification and the registrar’s facilitation charges.
- Society transfer and NOC charges on a resale flat, set by the housing society rather than the state.
- TDS on the purchase. Buyers must deduct TDS where the consideration crosses the statutory threshold — see the TDS on property calculator.
How and when you pay
Stamp duty is paid before or at the time of registration, and registration has to happen within four months of the document being executed. Most states now use e-stamping through SHCIL or the state’s own portal rather than physical stamp paper.
Undervaluing the transaction to reduce duty is the risk worth naming: the registrar can refer the document for valuation, and a shortfall attracts the deficit plus penalty and interest. Since the duty is assessed on the circle rate anyway, an under-declared sale price usually saves nothing and creates exposure.
Rates shown are the headline residential rates for Bihar and are a planning estimate. States revise circle rates annually and run periodic concessions, and municipal cess can apply on top in some cities. Confirm the current figure with the sub-registrar’s office or the state revenue portal before you transfer funds — and treat this as a starting point for a conversation with your lawyer, not as tax advice.
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Frequently asked questions
What is the stamp duty rate in Bihar in 2026?+
Since 18 June 2026 Bihar charges 7% stamp duty on a sale deed, or 6.6% where the transfer is from a man to a woman. The rates were set by Notification No. 4060 of the Department of Prohibition, Excise & Registration dated 18 June 2026, which substituted Article 23 (conveyance) and Article 33 (gift) of Schedule IA of the Indian Stamp Act as it applies in Bihar and fixed the general rate at 7%. It replaced the 2015 rates of 6%, 5.7% from a man to a woman and 6.3% from a woman to a man — so a table still quoting 6.3% or 5.7% is out of date. Source: Government of Bihar, Notification No. 4060 — read 2026-09-13.
Is stamp duty lower for a woman buyer in Bihar?+
Only if the seller is a man. Bihar's reduced rate is written as a transfer from male to female, not as a rate for women buyers: a woman buying from a man pays 6.6% stamp duty and a 1.9% registration fee, while a woman buying from another woman pays the full 7% and 2%. On a ₹50,00,000 municipal-area property that is ₹5,25,000 against ₹5,50,000 in total charges. A joint purchase by a man and a woman is treated as any other case at 7% and 2%, because the notifications name only a transfer from male to female and from female to male. Sources: Government of Bihar Notifications No. 4060 (18 June 2026) and No. 3483 (29 July 2015) — read 2026-09-13.
What are the registration charges in Bihar?+
The registration fee on a sale deed in Bihar is 2% of the value, 1.9% where a man transfers to a woman and 2.1% where a woman transfers to a man, under Article A(1) of the Table of Fees as substituted by Notification No. 3483 dated 29 July 2015 under section 78 of the Registration Act, 1908. There is no maximum on it for a sale deed — the only fee ceilings Bihar has notified apply to mortgage and further-charge deeds in favour of banks. It is a separate payment from the stamp duty. Source: Government of Bihar, Notification No. 3483 — read 2026-09-13.
Is there an extra 2% stamp duty in Patna and other Bihar towns?+
Yes. Section 136 of the Bihar Municipal Act, 2007 increases the stamp duty on a sale, gift or usufructuary mortgage of property inside any municipality by 2% of the value of the property. That covers a Nagar Nigam such as Patna, Gaya, Bhagalpur or Muzaffarpur, and every Nagar Parishad and Nagar Panchayat. The Comptroller and Auditor General's 2019 audit of Bihar's stamp revenue describes it as charged apart from the stamp duty. So a ₹50,00,000 sale deed from a man to a man in Patna pays 7% duty plus 2% municipal duty plus 2% registration — ₹5,50,000 — against ₹4,50,000 for land of the same value outside municipal limits. Sources: Bihar Municipal Act, 2007, s.136; CAG Report No. 2 of 2019 (Revenue Sector, Bihar) — read 2026-09-13.
What value is Bihar stamp duty charged on?+
On the higher of the price in the deed and the government's Minimum Value Register (MVR) rate for that land category in that mauza or ward. The MVR rules were amended on 18 June 2026 by Notification No. 4059: existing MVR rates received a one-time increase of 1.6 times in rural areas and 2 times in urban and peripheral areas, with a 5% automatic increase at the start of each financial year and a full revision every three years. That changes the value the duty is charged on, not the 7% rate. From August 2026 the Indian Stamp (Bihar Amendment) Act, 2026 requires the registering officer to refer an undervalued deed for assessment, and where the undervaluation was deliberate a penalty equal to 100% of the deficit duty can be imposed on top of the duty itself. Sources: Notification No. 4059 and Bihar Act 29 of 2026 — read 2026-09-13.
What does it cost to register a ₹50 lakh property in Bihar?+
In a municipal area such as Patna, a ₹50,00,000 sale deed between two men costs ₹3,50,000 stamp duty (7%), ₹1,00,000 municipal transfer duty (2%) and ₹1,00,000 registration fee (2%) — ₹5,50,000, an effective 11.00%, and ₹55,50,000 in total. From a man to a woman it is ₹3,30,000 + ₹1,00,000 + ₹95,000 = ₹5,25,000 (10.50%); from a woman to a man it is ₹3,50,000 + ₹1,00,000 + ₹1,05,000 = ₹5,55,000 (11.10%). Outside municipal limits take ₹1,00,000 off each. None of these includes GST on an under-construction flat, legal fees or the deed writer's fee, and an online stamp duty payment can earn a discount of up to ₹2,000 that is not deducted here.
Bihar Stamp Duty Calculator is built and maintained by the RealCostIQ editorial team. Cost ranges and rates are checked against published industry data and contractor quotes, and revised when the underlying figures move. Read our data methodology or more about who builds this. Every calculation runs in your browser — no account, and none of your inputs are stored.
Cost ranges and rates here are checked against contractor quotes and published industry data. If a number still looks off, email Support@RealCostIQ.com and we'll review and fix it.