Stamp Duty Calculator

Stamp duty and registration charges are the largest one-time costs of buying a home in India after the down payment. Across most major states, they add up to 6-8% of the property value, which on a ₹1 crore property is ₹6-8 lakh of cash you must arrange separately from the home loan. Knowing the exact charge for your state and circumstances before signing the agreement to sell helps you arrange funds, decide whether to register in your spouse's name for a stamp duty concession, and avoid the unpleasant surprise of a six-figure shortfall at the registration office.

This stamp duty calculator covers all major Indian states with their current rates: Maharashtra (5-6% in Mumbai/Pune/Nagpur, with a 1% concession for women), Karnataka (5% on properties above ₹45 lakh, 3% under), Delhi (6% standard, 4% for women), Tamil Nadu (7% with no gender discount), Telangana (5%), Gujarat (4.9% with female concession of 1%), Rajasthan (5-6%), Uttar Pradesh (7% standard, 6% for women up to ₹50 lakh), West Bengal (6% in metros, 5% in others), Kerala (8%), and several others. Registration charge is typically 1% across all states, though some cap it at ₹30,000 for properties above a threshold.

The gender concession is one of the most useful policy levers and is often missed by first-time buyers. A property worth ₹80 lakh in Delhi attracts ₹4.8 lakh stamp duty if registered in a male buyer's name (6%), but ₹3.2 lakh if registered in a female buyer's name (4%) — a saving of ₹1.6 lakh. In Maharashtra (Mumbai), the saving is typically 1% of property value. For a couple buying together, registering the property as joint owners with the wife as the first applicant unlocks the female rate. The legal ownership ratio can be specified in the sale deed (e.g., 99% wife, 1% husband or 50:50) without affecting the stamp duty benefit.

A few specific points to know. First, the rate applies to the higher of the agreement value or the state's notified circle rate (also called Ready Reckoner Rate). If you negotiate a price below the circle rate, stamp duty is still computed on the circle rate, not the actual price paid. Always ask your developer or seller for the current circle rate of the property before signing.

Second, the registration charge is typically 1% in addition to stamp duty. Some states cap this at ₹30,000 for properties above a certain value (Maharashtra caps at ₹30,000 for properties above ₹30 lakh; Karnataka has a similar cap). Check the local rule for the savings on a high-value property.

Third, additional cesses can apply on top of stamp duty in some states. Maharashtra adds a 1% Local Body Tax in Mumbai. Some municipalities add their own surcharge. The total 'effective' rate can be 0.5-1% higher than the headline stamp duty number. The cleanest way to get the precise figure for your specific property is to use this calculator for the headline number and confirm the local cesses with the registrar's office.

Fourth, under-construction properties attract GST in addition to stamp duty (which still applies on the registered value at the time of possession). GST is 1% for affordable housing (carpet area under 60 sqm in metros, 90 sqm in non-metros, and price under ₹45 lakh) and 5% for other residential under-construction units. Ready-to-move-in properties with completion certificate are GST-free; only stamp duty and registration apply.

Fifth, financing. Most banks now allow stamp duty and registration to be added to the home loan up to a combined 80-90% of property value. This brings down your immediate cash outflow but increases the loan EMI. Some banks insist that stamp duty be paid out of pocket as a measure of borrower commitment, in which case you need to arrange the cash separately — often the trigger for last-minute cash crunches in property deals.

Finally, plan around the timing of any rate changes. State governments occasionally adjust stamp duty rates as policy measures — Maharashtra cut rates from 5% to 2% for a few months in 2020-21 to revive the market, then restored them. If the state is in a rate-cut window, accelerate the registration. If a hike is announced, push to register before it kicks in. The savings of even 1% on a ₹1 crore property is ₹1 lakh — worth optimising the timing for.