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Uttar Pradesh Stamp Duty Calculator 2025–26
Stamp duty and registration charges for UP (Uttar Pradesh) property — Noida, Lucknow, Ghaziabad, Agra. Male 7%, Female 6%, Joint 6.5% + 1% registration. "UP" and "Uttar Pradesh" are the same state throughout this page — the rates below apply either way you search for them.
Select “Uttar Pradesh” in the state step
Uttar Pradesh Stamp Duty Rates 2025–26
| Buyer Type | Stamp Duty | Registration Fee | On ₹1 Cr Property |
|---|---|---|---|
| Male | 7% | 1% | ₹8 lakhs |
| Female | 6% | 1% | ₹7 lakhs |
| Joint (male+female) | 6.5% | 1% | ₹7.5 lakhs |
Circle rates at igrsup.gov.in apply if higher than actual price. Noida and Greater Noida have distinctly different circle rate schedules — check by sector.
Female Buyer Advantage in UP
UP offers a 1% concession for female buyers (6% vs 7%). On a ₹80 lakh Noida flat, this saves ₹80,000 in stamp duty. Many couples in Noida/NCR register properties in the wife's name to claim this benefit. Consult a property lawyer about loan eligibility implications if only the wife is the registered owner.
What the duty is actually charged on
This is the single most common surprise at the registrar’s office. Stamp duty in Uttar Pradesh 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 Uttar Pradesh the stamp duty is 7.0% and the registration charge is a further 1% 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 Uttar Pradesh 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 in Uttar Pradesh for 2025–26?+
UP stamp duty 2025–26: Male buyer — 7%, Female buyer — 6% (1% concession), Joint (male+female) — 6.5%. Registration fee: 1% for all. Total on ₹1 crore: Male ₹8L, Female ₹7L, Joint ₹7.5L. UP's 7% male rate ties Tamil Nadu as the highest in India.
Is stamp duty the same in Noida as the rest of UP?+
Yes, the stamp duty rate (7%/6%/6.5%) and registration fee (1%) are uniform across Uttar Pradesh including Noida, Greater Noida, Ghaziabad, Lucknow, and Agra. However, circle rates (government market value for calculation purposes) vary significantly by sector and locality. Noida typically has higher circle rates than other UP cities.
What are the circle rates in Noida for 2025–26?+
Noida circle rates (2026) vary by sector: Premium sectors (A, B, C, D) ₹1.5–₹3.5 lakh/sqmt, Residential sectors (50–100) ₹60,000–₹1.5 lakh/sqmt, Greater Noida ₹40,000–₹80,000/sqmt. Check the latest rates at igrsup.gov.in (UP registration portal) under 'Market Value'.
Is stamp duty payable on a flat in a society that is under construction in UP?+
Yes. Under-construction flats in UP are subject to stamp duty at the above rates at the time of registration of the sale deed or sub-lease deed. GST (1% affordable, 5% others) is also payable on the construction portion during purchase from the builder. Check with your builder when they expect to register the flat.
Uttar Pradesh 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.