Stamp Duty Calculator: Estimate Stamp Duty and Registration Charges by State

Stamp duty is a tax levied by the state government on the document that transfers ownership of a property, usually the sale deed or conveyance deed. Until it is paid and the deed is registered with the sub-registrar, the property is not legally yours in the government’s records, however much you have paid the seller. The registration fee is a second, smaller charge for recording that deed.

The stamp duty calculator uses a simple formula. Stamp duty = property value × state stamp duty rate ÷ 100. Registration = 1% of property value (capped at ₹30,000 in Maharashtra). Total acquisition cost = property value + stamp duty + registration.

The value that matters is the higher of two numbers: the price in your agreement, and the circle rate value, which is the minimum rate per square metre or square foot the state has notified for that locality. If you agree to buy a Noida flat for ₹1.6 crore but the circle-rate value of that unit works out to ₹1.75 crore, duty at 7% is ₹12.25 lakh, not ₹11.2 lakh. Enter the higher figure in the calculator.

Each state sets its own rates, surcharges and cesses, so two identical flats on either side of a state border can carry very different duty bills. Gurgaon and Delhi are twenty minutes apart and a percentage point apart.

The tool has two inputs and three outputs. It is built for a quick first estimate before you ask your lawyer or the sub-registrar’s office for the exact figure.

• Agreement value (₹25 lakh to ₹50 crore): the price in your builder-buyer agreement or sale agreement. If the circle-rate value of the unit is higher, type that instead, because that is what the state will charge on.
• State: choose from the 12 listed. The rate shown alongside the result is an indicative rate for a male buyer. If the property is being bought by a woman or jointly with a woman, the real rate in many states is lower.
• Stamp duty output: value × state rate. This is usually the single largest cost after the price itself.
• Registration fee output: the state’s registration rate, with its cap where there is one (₹50,000 in Haryana, ₹30,000 in Maharashtra, ₹2 lakh in Punjab); 0.5% in Telangana and 4% in Tamil Nadu. Treat it as an estimate, since some states use slabs or fixed fees.
• Total acquisition cost: value + duty + registration. It still excludes GST, legal fees, brokerage and society charges, which are covered below.

The headline number at the top of the result is duty plus registration, which is the cash you need ready on registration day on top of the price.

Say you and your wife are buying a ready-to-move ₹1.8 crore 3BHK on Dwarka Expressway in Gurgaon, and the circle-rate value is below the agreement price. Enter ₹1.8 crore and choose Haryana (Gurgaon). The calculator shows stamp duty of ₹12.6 lakh at 7%, registration of ₹50,000 (Haryana caps the fee), and a total of ₹13.1 lakh. Total acquisition cost: ₹1.931 crore.

Now look at who is named on the deed. The calculator assumes a male buyer. Haryana’s urban rates are 7% for men, 5% for women and 6% for joint ownership, so the duty changes like this.

A ₹3.6 lakh difference is real money, but don’t put a property in one spouse’s name only to save duty without thinking through who funds the purchase, who is on the home loan, and how the income from any future sale or rent will be taxed. If the loan is joint and both of you want the home-loan tax benefits, both should usually be co-owners too. Ask your lawyer and CA before you fix the names.

If the same flat were under construction instead of ready, add GST of 5%, which is ₹9 lakh on ₹1.8 crore. The duty bill is the same; the extra ₹9 lakh is why a ready flat with an Occupation Certificate can be better value than a cheaper-looking launch price.

This table runs the calculator’s own rates on a ₹2 crore property in every state it covers. Use it to see the spread, not as a quote.

A few state notes worth knowing. Maharashtra’s 6% in metro areas is 5% stamp duty plus a 1% metro cess, women buyers get a 1% concession, and registration is 1% capped at ₹30,000, which is why Mumbai looks cheap on registration and not on duty. Delhi charges 6% for men, 4% for women and 5% for joint ownership, with registration at 1%. Haryana urban areas charge 7%, 5% and 6% respectively. Many other states offer women buyers a 1–2 point concession, sometimes with conditions such as sole ownership or limits on resale, so read the notification rather than a WhatsApp forward.

Rates also vary inside a state. Rural and urban areas, municipal limits, and special surcharges can change the effective rate, and states revise them by notification with little notice. The only number you should rely on is the one the sub-registrar or the state IGR portal gives for your specific property on the date you register.

Stamp duty and registration are the biggest one-time costs after the price, but not the only ones. Budget for all of these before you sign.

Lenders generally leave stamp duty and registration out of the property cost they lend against, so on a ₹1.8 crore flat you should expect to fund the ₹13.1 lakh from savings, on top of your down payment. Buyers who plan only for the down payment are the ones who end up borrowing from family at the last minute.

Under the old tax regime, stamp duty and registration paid on a residential house can be claimed within the Section 80C limit of ₹1.5 lakh in the year you pay them. The limit is shared with PF, insurance and principal repayment, and the new regime (now the default) does not offer it. Treat this as a rule in force for FY 2025-26 and confirm with a CA.

The tool is deliberately simple. Here is where its answer will differ from what you actually pay.

• Registration is modelled simply: a percentage of value with the state’s cap where there is one. States that charge by slab or a fixed fee can differ from the estimate.
• Male-buyer rates only. Women and joint buyers in many states pay 1–2 points less; the tool doesn’t apply those concessions.
• No circle-rate check. It charges on whatever value you type. If the circle-rate value is higher, you must enter that yourself.
• Slab rules are partly modelled. West Bengal uses 6% up to ₹1 crore and 7% above; Goa and other slab-based states use one headline rate.
• One rate per state. It ignores rural versus urban differences, local surcharges and cesses beyond the headline rate.
• No GST, legal fees, brokerage or society charges in the total acquisition cost.
• Rates are indicative and dated. States change them by notification; the tool does not update itself.

• Under-declaring the price to save duty. Showing a lower agreement value than you actually pay is illegal, and duty is charged on the circle-rate value anyway if that is higher. It also lowers your recorded cost for capital gains when you sell, so you pay more tax later.
• Deciding the names on the deed at the registry counter. The women-buyer concession, loan eligibility, tax deductions and future inheritance all depend on who owns the home. Settle it with your lawyer weeks earlier.
• Forgetting GST on an under-construction flat. On a ₹1.8 crore launch, 5% GST is ₹9 lakh that the ready-to-move flat next door does not carry.
• Assuming the bank will finance duty. It usually won’t. Keep the cash ready.
• Trusting a rate from an old article. Rates change; check the state IGR portal in the month you register.
• Paying resale duty on the old agreement value. On a resale, duty is on the current transaction value or circle rate, not what the seller originally paid.

When we compare projects for a client, we compare total acquisition cost, not price. A ₹1.95 crore ready flat in Gurgaon with an OC and a ₹1.8 crore under-construction flat nearby can end up within a few lakh of each other once 5% GST is added to the launch, and the ready one carries no delivery risk.

Across states the maths matters too. A buyer choosing between Pune and Gurgaon for the same ₹2 crore budget pays roughly ₹12.3 lakh in duty and registration in Maharashtra against ₹14.5 lakh in Haryana at male-buyer rates. Run the calculator for your shortlist, then get the exact figure from the sub-registrar or your lawyer before you transfer a rupee.