Maharashtra Stamp Duty Calculator 2026–27

Maharashtra Stamp Duty Rates 2026–27

Stamp duty and registration are two separate payments and the municipal surcharge is a third. CORRECTED 2026-08-24: the registration fee is 1% SUBJECT TO A MAXIMUM OF ₹30,000 under Article I(4)(a) of the Registration Fee Table made under section 78 of the Registration Act, 1908 — ₹100 plus ₹10 for every ₹1,000 in excess of ₹10,000, capped. The ceiling binds above roughly ₹30 lakh, so on a ₹80 lakh flat the fee is ₹30,000 and not ₹80,000; this page and the calculator previously quoted the uncapped 1%. The notification of 11 August 2026 revised the fees for searches, copies and attendance at a private residence and did not touch this scale. Source: Department of Registration & Stamps, Government of Maharashtra (igrmaharashtra.gov.in) — checked 2026-08-24. The calculator above models each body separately rather than applying a state average. CORRECTED 2026-09-10 (IN-06): the 4% woman's rate applies only where the woman/women is/are the sole purchaser(s) of the residential unit — a joint purchase with a male co-owner pays the full 5%, per Government Order No. Mudrank-2021/UOR.12/CR.107/M-1 (Policy), dated 31 March 2021 (Revenue & Forest Department, Government of Maharashtra), checked 2026-09-10. This page and calculator previously modelled male-female joint purchases at the concessional 4%; that was wrong for every joint-buyer input. Re-checked for FY 2026–27 on 2026-09-24: igrmaharashtra.gov.in refused the connection from the build environment, so these figures are the last verified rates, read 2026-08-24 and 2026-09-10. Both reads fall inside FY 2026–27 (which runs from 2026-04-01), so they are treated as evidence of the rates operative in FY 2026–27 and the page is labelled accordingly; no notified change has surfaced since.

IGR Maharashtra registration charges vs. stamp duty in Pune and Mumbai

The two are separate line items, and mixing them is the most common budgeting error on a Maharashtra purchase. Stamp duty is the state's tax on the sale itself — 5% for a male buyer or a male-female joint buyer, 4% only for a sole woman buyer, plus Mumbai's 1% metro cess or Pune's 1% Local Body Tax where those limits apply. The registration fee is IGR Maharashtra's separate charge for recording the deed: 1% of the value, but capped at ₹30,000 under Article I(4)(a) of the Registration Fee Table — so it stops growing with the property price once the value crosses roughly ₹30 lakh.

Who actually qualifies for Maharashtra’s 1% women’s concession

Most rate tables describe this as a flat “4% for women, 5% for men” and stop there. The actual rule is narrower, and getting it wrong overstates what a joint purchase saves. Under Government Order No. Mudrank-2021/UOR.12/CR.107/M-1 (Policy), Revenue & Forest Department, Government of Maharashtra, dated 31 March 2021 and effective from 1 April 2021, the 1% reduction applies only to a conveyance or agreement to sell of a residential unit where the Woman/Women are the Only Purchaser/s — the order’s own wording. A flat, bungalow, row house or any tenement bought jointly by a woman and a man does not meet that condition and is charged the full 5%, the same as an all-male purchase. Two women buying jointly do qualify, because every purchaser is a woman.

Two conditions in the order are worth knowing before choosing sole ownership to capture the concession. First, it applies to residential property only — a shop, office or industrial unit gets no reduction regardless of who buys it. Second, the order sets no ceiling on property value — Maharashtra’s concession applies the same way on a ₹20 lakh flat and a ₹5 crore one, unlike Uttar Pradesh’s women’s stamp duty scheme, which is capped at properties worth up to ₹1 crore. Putting a property in a woman’s sole name is also a real ownership decision with consequences for succession and any future sale, not simply a box to tick at registration.

Source: Government Order No. Mudrank-2021/UOR.12/CR.107/M-1 (Policy), Revenue & Forest Department, Government of Maharashtra, dated 31 March 2021 — checked 2026-09-10. igrmaharashtra.gov.in did not respond from the build environment on the check date; the order text was read from a reproduced scan of the gazetted order and cross-checked against two independent legal-commentary summaries that agree on the sole-purchaser wording and the absence of a value cap. This page previously stated the concession extended to male-female joint purchases at 4%; that was incorrect and is corrected here and in the calculator above.

The ₹30,000 ceiling: where Maharashtra’s 1% registration fee stops being 1%

Article I(4)(a) of Maharashtra’s Registration Fee Table reads “₹100 plus ₹10 for every ₹1,000 or part in excess of ₹10,000, subject to the maximum of ₹30,000.” ₹10 per ₹1,000 is 1%, so the fee behaves as a flat 1% right up to the point where 1% reaches ₹30,000 — and that point is exactly ₹30,00,000. Above ₹30 lakh the ceiling binds and the fee never moves again, however expensive the flat. Almost every Mumbai and Pune transaction this site quotes sits above that line, which is why a Maharashtra registration fee quoted as “1% of the property value” is wrong on nearly every real purchase.

The same ₹80 lakh flat, three municipal bodies, ₹80,000 apart

Maharashtra does not publish one bill for the whole state, and averaging its municipal layer away is what makes most online estimates wrong by a lakh. The state duty is the same 5% everywhere for a male or male-female joint buyer; what changes is the 1% municipal charge on top — a metro cess inside Brihanmumbai Municipal Corporation limits, a Local Body Tax inside Pune Municipal Corporation limits, and neither in Pimpri-Chinchwad or anywhere else in the state. The registration fee is the capped ₹30,000 in all four cases, because ₹80 lakh is well above the ceiling.

Worked example: a ₹2 crore Mumbai flat in the BMC area

At ₹2 crore both Maharashtra features that a ₹80 lakh example understates are visible at once — the metro cess scales with the valuation while the registration fee does not, and the women’s concession is worth twice what it was worth at ₹80 lakh. All three columns are the same flat; only the name on the deed changes.

Ready Reckoner Rate: the valuation you do not get to negotiate

IGR Maharashtra charges duty on the higher of the agreement value and the Ready Reckoner Rate — the department’s own published minimum valuation for the locality, revised periodically and independent of what buyer and seller agreed. Where the RRR is the higher of the two it becomes the base for the stamp duty, the municipal charge and the registration fee alike, so a revision can raise a bill on a price that never changed.

What the duty is actually charged on

This is the single most common surprise at the registrar’s office. Stamp duty in Maharashtra 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 Maharashtra the stamp duty is 5% and the registration charge is a further 1% (capped at ₹30,000) 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 Maharashtra 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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