Access the master All-India Bhulekh & Bhu Naksha Portal to inspect verified Record of Rights (Khatauni, Jamabandi, Satbara, Khatian) and download village Bhu Naksha plot maps across all 36 States and Union Territories.
Stamp Duty Calculator 2026: Property Registration Fee & Female Concession Rates
Calculate property registration costs across Uttar Pradesh, Maharashtra, Bihar, Delhi, Haryana, Karnataka, and Rajasthan. Select property valuation, municipal location, and buyer gender to calculate state stamp duty, registration charges, and statutory female buyer concessions before deed registration.
How to Use the Stamp Duty & Registry Fee Calculator
Enter Circle Rate total or agreed purchase consideration, whichever is higher.
Select the state where the property deed is executed to apply correct state slabs.
Choose Female, Male, or Joint ownership to verify rebate savings.
Pick Urban or Rural to calculate municipal development cesses and caps.
Calculate Property Registration, Stamp Duty & Concessions
Enter the property valuation and ownership details to view exact registry costs:
2026 State-Wise Stamp Duty & Registration Fee Schedule
Stamp duties are statutory state levies governed by State Stamp Acts. The following table highlights current standard rates and gender concessions across prominent property markets:
| State | Male Buyer | Female Buyer | Joint (M+F) | Registration Fee | Key Concessions / Caps |
|---|---|---|---|---|---|
| Uttar Pradesh | 7.0% | 6.0% | 6.5% | 1.0% (Capped at ₹20,000) | 1% female discount up to ₹10 Lakhs valuation |
| Maharashtra | 6.0% | 5.0% | 5.5% | 1.0% (Capped at ₹30,000) | 1% female rebate on residential; 1% Metro Cess in MMR/Pune |
| Delhi NCT | 6.0% | 4.0% | 5.0% | 1.0% (No Cap) | 2% massive female discount to promote women co-ownership |
| Haryana | 7.0% (Urban) | 5.0% (Urban) | 6.0% (Urban) | Slab-based (₹100 to ₹50,000) | 2% female rebate; 2% lower duty in rural areas |
| Bihar | 6.0% | 5.7% | 5.85% | 2.0% (No Cap) | 0.4% female concession; 2% standard registration fee |
| Karnataka | 5.0% | 5.0% | 5.0% | 2.0% (No Cap) | 3% concession on affordable housing under ₹45 Lakhs |
| Rajasthan | 6.0% | 5.0% | 5.5% | 1.0% (Capped at ₹50,000) | 1% female rebate; 1% labor welfare cess applies |
| West Bengal | 6.0% (> ₹1 Cr) | 6.0% | 6.0% | 1.0% (No Cap) | 5% stamp duty for properties valued below ₹1 Crore |
Section 47-A Valuation Mandate: Circle Rate vs Market Consideration
Property transactions in India are strictly audited under Section 47-A of the Indian Stamp Act, 1899 (and corresponding state revenue codes). The law mandates that:
- If the agreed transaction value in the Sale Agreement is higher than the Circle Rate valuation, stamp duty is payable on the agreed transaction value.
- If the agreed transaction value is lower than the Circle Rate valuation, the Sub-Registrar will automatically assess duty on the higher Circle Rate valuation. Under-reporting attracts heavy penalties (up to 10 times the deficit stamp duty) and scrutiny under Section 56(2)(x) of the Income Tax Act.
Sub-Registrar Office Registry Checklist: Required Documents
Ensure you have the following documentation ready before booking your appointment on your state's Inspector General of Registration (e-Registration) portal:
- Sale Deed: Duly drafted deed on stamp paper or accompanied by an e-Stamp certificate from Stock Holding Corporation of India (SHCIL) or state treasury.
- Identity Proof: Original Aadhaar Cards, PAN Cards (or Form 60), and voter IDs of both buyer and seller.
- Title Records: Latest computerized Khatauni / 7-12 Satbara extract, sanctioned building layout plan, and non-encumbrance certificate (EC).
- Payment Receipts: e-Challan receipts showing verified payment of Stamp Duty and Registration Fee.
- Two Witnesses: Two adult witnesses with valid Aadhaar IDs and PAN cards to sign the registration register.
Related Land Measurement Tools & Calculators
Select any complementary calculator below to convert units, measure boundaries, or verify ownership records:
Universal Land Unit Converter
Convert between any two Indian land measurement units across states, including Bigha, Biswa, Katha, Dhur, Kanal, Guntha, Cent, Gaj, and Acres.
Land Valuation & Rate Converter
Calculate total land price and compare rates per Sq Ft, per Gaj, per Acre, and per Bigha to evaluate deals and stamp duty benchmarks.
Bigha to Sq Ft Calculator
Calculate state-specific Pucca and Kachha Bigha conversions across Uttar Pradesh, Bihar, MP, Rajasthan, and West Bengal.
Acre to Bigha Calculator
Convert standard 43,560 sq ft acres into regional Bighas for North, East, and Central Indian land records.
Hectare to Bigha Calculator
Convert 4-decimal metric hectares from official Khatauni records into legal Bighas and local sub-units.
Cent to Sq Ft Calculator
Convert 435.6 sq ft Cents and 1,089 sq ft Gunthas for Tamil Nadu, Kerala, Andhra, Telangana, and Karnataka deeds.
Gaj to Sq Ft Calculator
Convert Square Yards (Gaj) to Square Feet for municipal residential layouts and building approval plans.
Dismil to Sq Ft Calculator
Convert Dismil and Decimal units across Bihar, Jharkhand, Odisha, and West Bengal land records.
4-Side Plot Area Calculator
Calculate irregular four-sided plot areas using boundary lengths in Feet, Meters, Kadis, Karams, or Gathas.
Family Khata Share Splitter
Divide joint ancestral land holdings among legal heirs and calculate individual acreage and square footage.
Bhu Naksha Map Scale Distance
Convert millimeter ruler measurements on 1:4000 village cadastral maps into exact ground distances.
Verify Official Stamp Duty and Registration Portals
Access state inspector general of registration (IGRS) portals to verify latest circle rates and e-challan systems:
Frequently Asked Questions on Stamp Duty & Registry Charges
1. What is the stamp duty rate in Uttar Pradesh for female buyers?
In Uttar Pradesh, the standard stamp duty rate for male buyers is 7% of property valuation plus a 1% registration fee (capped at ₹20,000 for residential sales). Women buyers receive a statutory 1% stamp duty concession on property valuations up to ₹10 Lakhs, bringing their stamp duty rate down to 6%.
2. How is stamp duty calculated if the market value differs from the circle rate?
Under Section 47-A of the Indian Stamp Act, 1899, stamp duty must be paid on whichever amount is higher: the government Circle Rate (Ready Reckoner Rate / Guidance Value) or the actual agreed transaction price mentioned in the Sale Deed.
3. What are the stamp duty rates in Maharashtra in 2026?
In Maharashtra, stamp duty ranges between 5% and 6% depending on the municipal corporation. For Mumbai, Pune, Thane, and Nagpur, an additional 1% Metro Cess applies. Registration charges are 1% of property value (capped at ₹30,000 for properties above ₹30 Lakhs). Women buyers of residential units receive a 1% concession on stamp duty.
4. Do joint owners (Husband and Wife) receive a stamp duty concession?
In states like Delhi, Haryana, and Uttar Pradesh, joint ownership between a male and a female buyer qualifies for a partial concession rate. In Delhi, individual women pay 4%, individual men pay 6%, and joint male-female buyers pay 5% stamp duty plus 1% registration fee.
5. What additional fees are payable during property registration besides stamp duty?
Besides basic stamp duty, buyers must budget for: 1% Registration fee, e-Stamping / SHCIL processing charges (₹100 to ₹500), scanning and computerization fees (₹300 to ₹1,000), advocate deed drafting charges, and municipal mutation application fees (Dakhil Kharij).