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Your property
01Property value
Use the higher of the price on your agreement and the government circle rate or ready reckoner value for the locality — duty is charged on whichever is higher.
₹
₹1L₹50Cr
02State
Stamp duty is a state levy, so the state sets the rate. In Maharashtra the municipal body adds its own surcharge on top, and that question appears once you pick it.
Which state is the property in?
Stamp duty rates vary significantly by state.
Which municipal body is the property in?
Maharashtra adds a corporation-level surcharge on top of the state stamp duty.
Adds 1% metro cess.
03Primary owner
The name on the sale deed, not who pays. Several states charge a woman buyer a lower rate, and some extend part of it to joint ownership.
Total Maharashtra registration charges
₹3.3 L
6.60% of the valuation · Mumbai — BMC area
Stamp duty (5.0%)₹2.5 L
Metro cess (1.0%)₹50,000
Registration fee (capped)₹30,000
Property value₹50 L
Total payable₹53.3 L
Stamp duty and registration are two separate payments
Stamp duty — Maharashtra state levy₹2,50,000
Metro cess — Mumbai — BMC area₹50,000
Registration fee — sub-registrar’s office₹30,000
Cash due at registration₹3,30,000
Neither is financeable through a home loan. Both come out of the same savings as your down payment.
Registration ceiling applied
1.0% of ₹50 L would be ₹50,000, but Maharashtra caps the registration fee at ₹30,000. You pay ₹30,000.
Based on
StateMaharashtra
Owner typeMale owner
Stamp duty rate5.0%
Registration rate1.0%
Municipal bodyMumbai — BMC area
Metro cess1.0%
Where these rates come from
Department of Registration & Stamps, Government of Maharashtra — conveyance of residential immovable property in a municipal corporation area (Maharashtra Stamp Act, Schedule I, Article 25). CORRECTED 2026-09-10 (IN-06, sprint #36): the 1% women's concession applies ONLY where the Woman/Women is/are the Only Purchaser/s of the residential unit, per Government Order No. Mudrank-2021/UOR.12/CR.107/M-1 (Policy), Revenue & Forest Department, dated 31 March 2021, effective 1 April 2021, issued under clause (a) of section 9 of the Maharashtra Stamp Act (LX of 1958) — Explanation clause, verbatim: "applicable only for the documents or instruments of Conveyance or Agreement to Sell of any type of residential unit ... where Woman/Women are the Only Purchaser/s". A joint purchase with a male co-owner does NOT qualify and is charged the full male rate. The engine previously modelled `joint: 0.04`, silently granting the concession to male-female joint purchases; that was wrong on every joint-buyer input this calculator has ever returned for Maharashtra. No value/price ceiling exists on this concession (unlike Uttar Pradesh's ₹1 crore-capped scheme) — residential property only, statewide, uncapped by price. (igrmaharashtra.gov.in) — checked 2026-09-10. Department of Registration & Stamps, Government of Maharashtra, Registration Fee Table under section 78 of the Registration Act, 1908, Article I(4)(a) — ₹100 plus ₹10 for every ₹1,000 or part in excess of ₹10,000, subject to a maximum of ₹30,000. ₹10 per ₹1,000 is 1%, so the ceiling binds above roughly ₹30 lakh. (igrmaharashtra.gov.in) — checked 2026-08-24. PROVENANCE: retrieved via disclosed substitution, per the IN-04 sourcing policy (BACKFILL B-166, sprint #36) — igrmaharashtra.gov.in returned ECONNREFUSED from this build environment on 2026-09-10, so the Government Order was read from a reproduced scan of the original gazetted order (hosted at cdn.taxguru.in, a legal-commentary site, not the source of the rule itself), cross-checked against secondary legal commentary (taxguru.in, legalogic.com) which agree verbatim on the sole-purchaser condition and the absence of a value cap. The order's own separate 15-year male-resale restriction (Condition 2) was reportedly removed by a 26 May 2023 amendment per secondary reporting only; that amendment text was not independently retrieved, so this page does not assert it and the calculator does not model resale restrictions in any state.
Government of Maharashtra — 1% additional stamp duty (metro cess / transport surcharge) on instruments of conveyance in the Brihanmumbai Municipal Corporation area, in force from 1 April 2022. (igrmaharashtra.gov.in) — checked 2026-08-21.
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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How it works
1
Enter property value
Use the agreement value or circle rate — whichever is higher.
2
Select your state
Stamp duty rates differ significantly across India's 8 major states.
3
Choose owner type
Gender concessions vary by state and by fee: Delhi, Maharashtra and Uttar Pradesh cut the stamp duty 1–2% for a woman buyer; Gujarat instead waives the registration fee for a woman sole purchaser; Karnataka, Tamil Nadu, Telangana and West Bengal apply no gender concession.
Rates shown are each state's general conveyance duty and registration fee for a resale in the state's main urban body — not a first-registration or value-band rate. Karnataka's 5% is the general Article 20(1) rate; a first sale of a flat priced at ₹45 lakh or less instead pays a reduced 2% (up to ₹20L) or 3% (₹20–45L) band under Article 20(2A), and every resale, plot, or commercial purchase pays 5% at any value. Four gaps this table doesn't show: Karnataka adds a 10% cess plus a 2% (urban/BBMP) or 3% (rural) surcharge on the duty itself, taking a Bengaluru purchase to an all-in 7.60% rather than the 7.00% this table implies; West Bengal's 6% urban rate rises to 7% (its 5% panchayat rate to 6%) once market value exceeds ₹1 crore, applied to the whole value; Maharashtra's registration fee sits alongside a separate 1% BMC metro cess in Mumbai and a 1% PMC Local Body Tax in Pune, neither shown here; and Telangana charges an additional transfer duty on sale deeds that is not modelled anywhere on this site because the rate could not be confirmed against a reachable Telangana government source. Sources, each checked directly against the state's own department: Maharashtra — Inspector General of Registration, Table of Registration Fees Art. I(4)(a), ₹30,000 cap (igrmaharashtra.gov.in, checked 2026-08-26); Delhi — Revenue Department, GNCTD (revenue.delhi.gov.in, checked 2026-08-21); Karnataka — Dept. of Stamps and Registration, Notification RD/46/MNMU/2025, Karnataka Gazette Extraordinary, effective 31 Aug 2025 (kaveri.karnataka.gov.in, checked 2026-08-24); Tamil Nadu — Inspector General of Registration (tnreginet.gov.in, checked 2026-08-24); Telangana — Registration & Stamps Department for the 4%/0.5% rate shown (checked 2026-08-21); its transfer duty could not be confirmed against a reachable state source as of 2026-08-27; Gujarat — Superintendent of Stamps (garvi.gujarat.gov.in, checked 2026-08-24); West Bengal — Directorate of Registration & Stamp Revenue, Article 23, Schedule IA, Indian Stamp Act, 1899 (wbregistration.gov.in, checked 2026-08-25); Uttar Pradesh — Stamp and Registration Department (igrsup.gov.in, checked 2026-08-21). Rates vary further by value band, municipal body and category — verify with the state's own registration department before relying on any figure here.
Same mechanism, different name: circle rate, ready reckoner, guidance value, jantri
Every state runs the same rule — stamp duty is charged on the higher of the agreement value and a government-published floor value — but no two states call that floor value the same thing. Delhi and Uttar Pradesh publish a circle rate, Maharashtra a ready reckoner rate, Karnataka and Tamil Nadu a guidance value, Gujarat a jantri and Telangana a basic value. Whatever the local name, undervaluing a sale deed against it does not lower the duty owed — the calculator above already applies the higher-of rule; a reader who wants the actual guideline figure for a specific locality still has to check the relevant state's own portal, because these values move independently of each other and of the stamp duty percentage itself.
Working out that floor value is a separate calculation, and it is not simply a rate times an area — states adjust the notified rate for the land's use, the width of the road, whether the plot is on a corner, and how large it is. The circle rate calculator takes your locality's notified rate and works the minimum valuation out clause by clause, then shows you the gap between it and what you are actually paying — the part of the duty base nothing on your agreement discloses.
Two more numbers, on top of stamp duty, that apply in every state
Stamp duty and registration are state levies. Two further costs sit on top of them and are set at the national level instead, so they apply the same way in Delhi, Gujarat or any other state on this page.
TDS under Section 194-IA
A buyer of property worth ₹50 lakh or more deducts 1% tax at source on the higher of the sale consideration or the stamp duty value, and deposits it on Form 26QB within the following month — separate from, and paid to a different account than, the stamp duty and registration this page calculates. Work the exact figure on the TDS on property calculator.
Your home loan, and what it does not cover
The Reserve Bank of India directs banks not to include stamp duty, registration or other documentation charges in the property's cost when they compute the loan-to-value ratio, since doing so would overstate the property's realisable value. In practice, most buyers pay stamp duty and registration as cash on top of the down payment rather than as part of the financed amount — see it worked through for a specific state on the Gujarat stamp duty calculator, and model the loan itself on the home loan EMI calculator.
Sources: Income Tax Act, 1961, Section 194-IA; Reserve Bank of India, DBOD.BP.BC.No.104/08.12.015/2012-13, 21 June 2013 (rbi.org.in). Retrieved 2026-09-04.
Registering something other than a sale deed?
Everything on this page models a sale. A gift, a partition or a leave and licence agreement is charged on a different basis altogether — a Maharashtra gift to a daughter costs ₹200, a Bengaluru family gift costs a flat ₹5,000 whatever the flat is worth, and a Karnataka partition is charged ₹1,000 per share and never looks at the value at all.
How stamp duty actually gets paid: e-stamping vs. franking
The calculator above tells you the amount. It does not hand you a way to pay it, because India runs two separate payment mechanisms and which one applies depends on the state, not on the property. The Stock Holding Corporation of India Ltd (SHCIL) is the Central Record Keeping Agency appointed by the Government of India for e-stamping, and StockHolding's own launch announcement for its Goa rollout put its reach at the 25th State or Union Territory covered since the service began in 2007 — a buyer there logs into SHCIL's own portal or an authorised collection centre, generates an e-stamp certificate carrying a unique identifier, and hands that certificate to the sub-registrar at the time of registration. A separate group of states instead runs its own state-built system: Maharashtra's and Gujarat's own e-registration systems, and West Bengal's Government Receipt Portal System (GRIPS), each issue their own challan and reference number rather than a SHCIL certificate. Karnataka does not sort cleanly into either bucket from public material alone — the state's registration department has been moving stamp-duty collection onto its own Kaveri Online Services portal, and this page is not going to guess at whether a SHCIL e-stamp certificate still runs alongside it; a Karnataka buyer should confirm the current channel on the Kaveri portal or with the district sub-registrar rather than assume either answer. West Bengal's GRIPS additionally makes online payment compulsory once the stamp duty payable crosses a threshold the Directorate sets, and optional but available below it — the exact figure is state-specific and covered on the West Bengal stamp duty calculator. Whichever system a state runs, an older third route — physical franking, where an authorised bank branch stamps the document with a franking machine before execution — still exists in parallel in most states as a fallback when the online system is down or the value is small. The one constant: whichever channel is used, the certificate or challan has to be dated before the sale deed is executed, not after, in every state on this page.
Sources: Stock Holding Corporation of India Ltd — corporate press release, "StockHolding launches e-Stamping services in Goa, marking its presence in 25 States / Union Territories" (prnewswire.com/in, StockHolding's own release dated 2025-03-21), retrieved 2026-09-05; Directorate of Registration & Stamp Revenue, Government of West Bengal — e-Payment of Stamp Duty & Registration Fees guide (wbregistration.gov.in), retrieved 2026-09-05. Karnataka's current SHCIL-vs-Kaveri status could not be confirmed against SHCIL's own published state list as of this date and is left unresolved above rather than modeled from a secondary summary.
What happens if the deal falls through after you've paid
Every state on this page administers its own conveyance duty, but the refund mechanism for a payment that never gets used sits in the central Indian Stamp Act, 1899, and applies the same way everywhere. Section 49 lets a buyer claim an allowance for an impressed stamp — an e-stamp certificate or franked paper bought for a specific sale — that is spoiled, wrongly prepared, or otherwise rendered unfit before the instrument is actually executed: the deal collapses before signing, the seller backs out, or the wrong property value gets entered on the certificate. Section 50 sets out how and when to apply for that allowance, subject to the time limit the section itself prescribes, and the application is made to the Collector of Stamps in the district where the certificate was issued — not to the sub-registrar who would otherwise have registered the sale. This is a claim procedure, not an automatic refund: a buyer who lets a stamp certificate lapse without filing under Section 49/50 loses the money, which is the single most common way stamp duty gets paid twice on a deal that eventually completes on different terms.
Source: Indian Stamp Act, 1899, Chapter V ("Allowances for Stamps in Certain Cases"), Sections 49–50 (incometaxindia.gov.in / indiacode.nic.in text of the Act), retrieved 2026-09-05.
Want one state worked in full, or all nine side by side?
The table above gives each state's headline rate. For the fullest single-state breakdown on the site — surcharge, cess, registration cap and the exact gender rule, worked through a live example — see the Karnataka stamp duty calculator. To see all nine states ranked side by side on the same property value instead of one at a time, use the stamp duty calculator that compares all nine states.
By RealCost Editorial TeamReviewed by RealCost Editorial TeamLast updated September 21, 2026 with September 2026 data
Government portals do not all publish the same kind of rate table. Kerala's own stamp-duty schedule states a flat 8% conveyance duty and 2% registration fee in plain rupee-per-hundred terms, but Uttar Pradesh's own Article 23 schedule defers the operative percentage to a reduction notification it does not itself host, and Telangana's state portal page names the dedicated rates portal without carrying a duty figure at all. Whatever the state, the Reserve Bank of India's Master Circular on Housing Finance directs banks to leave stamp duty and registration out of the property cost when computing a home loan's LTV — so this money comes from your own funds, not the loan, on any property over ₹10 lakh.
Why some state portals show a clear rate and others don't
The calculator above needs a percentage to compute your figure, and every state does eventually publish one — but not all of them publish it the same way, and this page has actually gone and checked. Uttar Pradesh's stamp department hosts its own copy of the Schedule 1-B conveyance table (Article 23, "हस्तान्तरण पत्र"), and that document states only the old base rupee slabs — ₹60 up to ₹500 of value, ₹125 for the next ₹500, and so on — and explicitly notes that the duty has since been reduced under a separate appendix entry it does not itself reproduce. The document contains no women's concession and no rupee-value ceiling anywhere in its text; if a figure for either is quoted to you, it is not coming from this schedule.
Telangana's Revenue (Registration and Stamps) Department page on the state government portal is a history and organisation page — it describes the department as "age old ... functioning way back from the year 1864" and names registration.telangana.gov.in as the dedicated rates portal, but carries no stamp duty or transfer duty percentage itself. A reader who lands on the state government's own site looking for a number will not find one there; it lives on a different, dedicated portal.
Kerala is the clean counter-example. The Registration Department's own "ready reference" rate table states conveyance duty as "8 rupees for every Rs.100 or part thereof" of the higher of fair value or consideration — 8% flat, the same figure whether the owner is male, female or joint — plus a 2% registration fee, uncapped. On top of that general rate, a dedicated 2023 government order sets a lower 7% concessional duty specifically for a flat or apartment conveyed within six months of the local body allotting the house number — a deed-type concession, not a general rate cut, and it only applies if that six-month condition is met.
Where you actually pay also changes without warning. Delhi's DORIS portal states on its own homepage that "all SR offices have been migrated to the NGDRS Portal and are no longer active in DORIS" — DORIS is now a legacy, transaction-history system, not the live e-registration front end, and it carries no current rate table of its own. A Delhi search that lands on DORIS is a search that landed on the wrong portal.
Exactly how much of this your home loan will not touch
RBI's Master Circular – Housing Finance (February 2022) sets loan-to-value ceilings by loan size — up to 90% for loans up to ₹30 lakh, up to 80% for loans above ₹30 lakh and up to ₹75 lakh, and up to 75% above ₹75 lakh — and, separately, directs banks not to include stamp duty, registration and other documentation charges in the property's cost when they compute that ratio. The one exception the circular carves out is a property costing ₹10 lakh or less, where a bank may add stamp duty and registration into the financed cost.
On the Kerala worked example above, that ₹4,00,000 in duty and registration sits entirely outside whatever percentage your bank finances — it comes out of the down payment, in cash, the same way it would in any state on this page. The bigger the property, the bigger this gap gets in rupee terms even though the percentage stays fixed, because stamp duty scales with the price and the loan does not scale to cover it.
Methodology
Every rupee figure above is either a state department's own published table, a government order, or arithmetic shown step by step from those two. No figure is read from an aggregator or estimated from a different state's number. RBI's LTV circular is checked against its own February 2022 text, not a secondary summary.
What is stamp duty and registration charge in India?+
Stamp duty is a state government tax levied on property transactions, typically ranging from 4–7% of the property value. Registration charge is an additional fee (usually 1%) paid to legally register the property in the buyer's name with the sub-registrar's office.
Do women get a discount on stamp duty in India?+
Yes. Most Indian states offer a 1–2% concession on stamp duty for women buyers to promote women home ownership. For example, Delhi charges 4% for women vs 6% for men. Maharashtra charges 4% for women vs 5% for men.
Is stamp duty paid on agreement value or circle rate?+
Stamp duty is levied on the higher of the agreement value (actual sale price) or the government circle rate (ready reckoner value). If a property is sold below the circle rate, stamp duty is calculated on the circle rate.
Can stamp duty be claimed as a tax deduction?+
Yes. Under Section 80C of the Income Tax Act, stamp duty and registration charges paid on a new residential property can be claimed as a deduction, subject to the overall ₹1.5 lakh 80C limit (old tax regime only).
What does a state call its guideline value — circle rate, ready reckoner, jantri?+
Every state publishes a government floor value below which stamp duty cannot be charged, and every state names it differently: Delhi and Uttar Pradesh call it the circle rate, Maharashtra the ready reckoner rate, Karnataka and Tamil Nadu the guidance value, Gujarat the jantri and Telangana the basic value. The mechanism is identical everywhere — duty is charged on the higher of the transaction price and this government-published value, so undervaluing a sale deed against the local guideline value does not lower the duty. The value itself has to be checked per state at the state's own portal, not read across from another state's number.
Do I owe anything besides stamp duty and registration when I buy property?+
Yes, two national costs apply regardless of state. Under Section 194-IA of the Income Tax Act, 1961, a buyer of property worth ₹50 lakh or more deducts 1% TDS at source on the higher of the sale consideration or the stamp duty value, and deposits it on Form 26QB. Separately, the Reserve Bank of India directs banks not to include stamp duty, registration or documentation charges in the property cost when computing a home loan's loan-to-value ratio, so most buyers pay stamp duty and registration in cash on top of the down payment rather than financing it. Source: Income Tax Act, 1961, Section 194-IA; Reserve Bank of India, DBOD.BP.BC.No.104/08.12.015/2012-13, 21 June 2013 (rbi.org.in). Retrieved 2026-09-04.
Stamp Duty & Registration 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.