Real stamp duty & registration cost — every state, every UT.
Buying a flat in Pune? A plot in Indore? A row-house in Gurugram? Each state has its own Stamp Act and rate card — and many give a 1%–2% discount when the property is registered in a woman's name. Pick your state below to estimate the total registration cost.
Stamp duty + registration fee. Effective 0% of property value.
Where this would cost least vs most
How the math actually works.
Stamp duty is a state subject under the Indian Stamp Act, 1899 — every state can (and does) set its own rate. The calculator multiplies your property value by the applicable rate, applies any gender / first-time-buyer concession, then adds the registration fee.
Critical disclaimer. Rates shown are representative for typical urban transactions as of April 2026. Many states have district-wise variations (e.g. Maharashtra adds 1% metro cess in Mumbai, Pune, Nagpur, Nashik but not in rural Sangli), special slab cuts during stimulus windows, and different rates for gift / lease / partition deeds. Always verify with your state's stamp duty department or sub-registrar before transacting.
The formula
- Stamp duty = Property value × Effective rate (after gender / first-time modifier)
- Registration fee = min(Property value × Reg %, State cap)
- Combined cost = Stamp duty + Registration fee
- Effective % = Combined cost / Property value
"Property value" here means the higher of (a) your sale agreement value or (b) the state's circle / ready-reckoner / jantri rate. The registrar will not register a deed where the agreement value is materially below the circle rate.
State-by-state rate card.
Click any column header to sort. "Stamp F" = rate when buyer is female and registers in her sole name. Joint registrations typically get the average of male and female rates.
| State / UT | Stamp M | Stamp F | Reg % | Reg Cap (₹) |
|---|
What you'll actually have to do.
- Get the sale deed drafted by an advocate. Cost: ₹3,000 – ₹15,000.
- Compute stamp duty using your state's portal (or this calculator) and pay via e-stamp / SHCIL / state portal (GRAS, Kaveri, e-Sathi etc.). Print the e-stamp certificate.
- Book a sub-registrar appointment online — most states (Maharashtra, Karnataka, Telangana, Delhi) allow booking 7–30 days in advance.
- Visit the SRO with seller, two witnesses, original chain of title docs, ID proofs (Aadhaar + PAN), passport-size photos, e-stamp certificate, registration-fee receipt.
- Biometric capture & thumb impression on the same day. Both buyer and seller sign each page in the registrar's presence.
- Collect the registered deed after 3–15 working days (some states deliver on the same day with QR-coded digital certificate).
Documents the registrar will demand
- Sale deed (original + 2 copies on stamp paper / e-stamp)
- Mother deed / chain of title for last 30 years
- Encumbrance Certificate (EC) for last 13–30 years
- Latest property tax receipt & khata / patta extract
- Approved building plan (for built-up property)
- NOC from society / RWA for flat purchase
- PAN, Aadhaar of buyer + seller + 2 witnesses
- Form 60 if PAN unavailable for any party
Stamp duty, in plain English.
Can I claim stamp duty under Section 80C?
Yes. Stamp duty + registration fee paid on a residential house (not commercial, not plot-only, not agricultural) is deductible under Section 80C in the financial year you actually paid it — subject to the overall ₹1.5 lakh 80C ceiling shared with PPF, ELSS, life insurance and home-loan principal. Only the buyer who paid (and whose name is on the receipt) can claim. Pro tip: if you bought late in the financial year, paying stamp duty in March vs April can shift the deduction by a full year.
Do women really get a stamp duty discount?
In ~15 states, yes. Maharashtra: 5% (F) vs 6% (M). Delhi: 4% (F) vs 6% (M). Haryana: 5% (F) vs 7% (M). UP: 6% (F) vs 7% (M). Punjab, Rajasthan, Jharkhand, Odisha follow similar lines. No discount in Karnataka, Tamil Nadu, Kerala, West Bengal, Telangana, AP, MP, Gujarat (mostly). Joint registrations usually get the average — verify with the sub-registrar before banking on it.
What is the difference between stamp duty and registration fee?
Stamp duty (3%–7%) is a state tax on the legal document. Registration fee (1%, often capped at ₹30,000) is a separate charge for entering the document into the public land record at the sub-registrar's office. Both are mandatory before legal title transfers. Ignoring registration is the single biggest cause of disputed property in India — without registration, the buyer is not the legal owner even after full payment.
What if my agreement value is below circle rate?
Two things hit you. First, the registrar charges stamp duty on the higher circle rate, not your lower agreement value. Second, the income-tax department adds the difference to the buyer's taxable income under Section 56(2)(x) as "deemed gift" — this can be a huge tax bill. The 10% safe harbour (introduced in Budget 2018) means if the gap is ≤10%, no addition. Beyond 10%, it's taxable.
Is GST applicable on stamp duty?
No. Stamp duty is a state tax outside the GST regime. However, GST (5% without ITC, or 1% for affordable housing) applies on under-construction property purchases over and above stamp duty. Resale (ready) property: only stamp duty + registration, no GST.
Can I avoid stamp duty by registering at lower value?
Strongly inadvisable. The registrar uses the higher of agreement / circle rate, so you cannot go below circle rate. Going lower than the actual paid amount creates a "black money" component that exposes both buyer and seller — buyer to Section 56(2)(x) addition, seller to capital-gains scrutiny. Modern sub-registrars also flag suspicious low-value registrations to the Income Tax department under AIR/SFT reporting.
Are stamp-duty rates the same for under-construction and ready property?
Stamp duty rate itself is the same — it depends on the state, not the construction stage. The difference is GST: under-construction attracts 5% (or 1% affordable) GST on top of stamp duty, ready property attracts none. Many buyers wait for OC (Occupancy Certificate) to save 5% GST.
How do I pay stamp duty online?
Every state offers e-stamping. Top portals: GRAS (Maharashtra), Kaveri Online (Karnataka), e-Sathi / IGRSUP (UP), DORIS / SHCIL (Delhi), TS Registration (Telangana), IGRS-AP (AP). Login, fill challan, pay via net-banking / UPI, download e-stamp PDF, carry to SRO. Always cross-check the certificate's QR code on the state portal — fraud is real.