Stamp duty calculator for property registration in India
This stamp duty calculator works out what you will pay the state when you register a flat, house or plot: the stamp duty itself, any metro cess, surcharge or transfer duty stacked on top of it, and the registration fee. Pick the state and (where it matters) the city or area type, say whether the buyer is a man, a woman or a couple buying jointly, enter the agreement value and the circle rate value, and the breakdown and the total cost of purchase update as you type.
Twenty states are built in — Maharashtra, Delhi, Karnataka, Tamil Nadu, Telangana, Gujarat, Uttar Pradesh, West Bengal, Rajasthan, Madhya Pradesh, Haryana, Punjab, Kerala, Andhra Pradesh and six more — with the women’s concessions, value bands and fee caps each state applies. A comparison table shows every state for the same purchase, and a custom option takes your own rates. Rates are those in effect in 2026; the result is an estimate, not legal or tax advice.
How to use the Stamp Duty Calculator
- Choose the State, then the Area / city if the state charges different rates in Mumbai, urban or rural areas.
- Select the Buyer: man, woman, or joint. Concessions for women are applied where the state gives them.
- Enter the Agreement value and, if you know it, the Circle rate / ready reckoner value — duty is charged on the higher one.
- For an under-construction home, pick the GST rate (1% affordable, 5% other); add legal fees or brokerage under Other one-time costs.
- Read the stamp duty, registration fee and total cost of purchase, check the breakdown and press Download CSV to keep it.
Stamp Duty Calculator features
State rules, not one flat rate
Metro cess and local body tax in Maharashtra, Karnataka’s value bands with surcharge and cess, Telangana’s transfer duty and Haryana’s slab registration fee are all modelled.
Women and joint buyers
Delhi, Maharashtra, Uttar Pradesh, Rajasthan, Haryana, Punjab and others give women a lower rate; Gujarat waives the registration fee. Joint rates are used where published.
Circle rate check
Enter the guideline value and the duty base switches to it when it is higher than your agreement value, as the sub-registrar will.
Total cost of purchase
Agreement value plus duty, registration, GST on under-construction property and your other one-time costs.
Compare all states
One table ranks every built-in state for the same purchase and buyer, cheapest first.
Stamp duty and registration charges by state (2026)
Typical rates for a sale deed in an urban area. “Women” shows the rate when the property is solely in a woman’s name; where the cell matches the men’s rate there is no concession.
| State | Stamp duty (men) | Stamp duty (women) | Registration fee |
|---|---|---|---|
| Maharashtra (Mumbai) | 5% + 1% metro cess | 4% + 1% metro cess | 1%, max ₹30,000 |
| Delhi (MCD) | 6% | 4% (joint 5%) | 1% + ₹100 |
| Karnataka | 5% + surcharge and cess (≈5.6%) | same | 2% |
| Tamil Nadu | 7% | 7% | 4% (women 3% ≤ ₹10 lakh) |
| Telangana | 5.5% + 1.5% transfer duty | same | 0.5% |
| Gujarat | 4.9% | 4.9% | 1% (nil for women) |
| Uttar Pradesh | 7% | 6% up to ₹1 crore | 1% |
| West Bengal (urban) | 6% (7% above ₹1 crore) | same | 1% |
| Rajasthan | 6% + 20% surcharge | 5% + 20% surcharge | 1% |
| Madhya Pradesh | 7.5% | 7.5% | 3% |
| Haryana (urban) | 7% | 5% (joint 6%) | slab, max ₹50,000 |
| Punjab | 7% | 5% (joint 6%) | 1% |
| Kerala | 8% | 8% | 2% |
| Andhra Pradesh | 5% + 1.5% transfer duty | same | 1% |
Worked example: a ₹75 lakh flat in Mumbai
A man buying a ₹75 lakh flat in Mumbai pays 5% stamp duty (₹3,75,000) plus the 1% metro cess (₹75,000), so ₹4,50,000 in duty. Registration is 1% but capped at ₹30,000, giving total charges of ₹4,80,000, or 6.4% of the price. With ₹25,000 of legal and society costs, the total cost of purchase is ₹80,05,000. If the flat were solely in a woman’s name the duty would fall by 1% to ₹3,75,000. The same flat in Pune carries the 1% local body tax as well (7% in all), and in Tamil Nadu the combined 11% would come to ₹8,25,000.
Duty is charged on the higher of the agreement value and the circle rate: if the government value of that flat were ₹80 lakh, duty would be computed on ₹80 lakh. Budget the charges on top of the down payment — lenders do not fund them, and the home loan calculator uses the agreement value alone for the loan-to-value limit.
What else to know before you register
- GST is separate. Under-construction homes attract 5% GST (1% for affordable housing) on the agreement value with no input credit; ready-to-move homes with a completion certificate and resale flats attract none. Stamp duty is paid on the agreement value excluding GST.
- Deadline and penalty. The deed must be presented for registration within four months of execution under the Registration Act, 1908; late presentation attracts a penalty of up to ten times the fee.
- Tax deduction. Stamp duty and registration fee on a new residential property can be claimed within the ₹1.5 lakh limit of section 80C (old regime) in the year of payment — see the income tax calculator.
- Women’s concessions have conditions. In Maharashtra the lower rate applies only to property solely in a woman’s name; Uttar Pradesh caps it at ₹1 crore.
Stamp Duty Calculator FAQ
How is stamp duty calculated on a flat?
Multiply the duty base — the higher of the agreement value and the circle rate value — by the state’s rate, then add any cess or surcharge and the registration fee. The stamp duty calculator does this for twenty states.
Who pays stamp duty, the buyer or the seller?
The buyer, under most state laws, unless the agreement says otherwise. The registration fee is also paid by the buyer.
Is stamp duty lower for women?
In many states, yes: Delhi charges women 4% instead of 6%, Maharashtra gives a 1% concession, Haryana and Punjab charge 2% less, and Gujarat waives the registration fee. Karnataka, Kerala and Telangana have none.
Can I include stamp duty in my home loan?
Usually not. Lenders fund a share of the agreement value only, so stamp duty, registration and GST must come from your own funds.
What is the circle rate?
The minimum value the state fixes for an area (also called ready reckoner rate or guideline value). Stamp duty cannot be charged on less than this value, even if you paid less.
Are these rates current?
They reflect state notifications in effect in 2026, checked in October 2026. States change rates in budgets and schemes, so confirm with the sub-registrar and use the custom option if your rate differs.