How to use this calculator
- Property value — use the higher of the agreement value and the government circle rate. Stamp duty is charged on the higher figure, not on what you negotiated.
- Stamp duty rate — set by each state. Enter your state's rate from the table below.
- Registration charge — usually 1%, capped in some states.
How stamp duty works
Stamp duty is a state tax on the transfer of property, paid at registration. Registration charges are a separate fee for recording the transaction in government records.
Duty is levied on the higher of the agreement value or the circle rate (also called ready reckoner rate or guidance value). If you buy below circle rate, you still pay duty on the circle rate — and the difference may be treated as taxable income in your hands.
Concessions for women buyers
Several states charge 1–2% less when the property is registered in a woman's name, either solely or jointly. In Delhi, for example, the difference has been meaningful enough to change how many families structure a purchase. Check your state's current position.
Indicative rates by state
| State | Stamp duty (men) | Stamp duty (women) | Registration |
|---|---|---|---|
| Maharashtra | 6% | 5% | 1% (capped) |
| Delhi | 6% | 4% | 1% |
| Karnataka | 5% | 5% | 1% |
| Tamil Nadu | 7% | 7% | 4% |
| Uttar Pradesh | 7% | 6% | 1% |
| Gujarat | 4.9% | 4.9% | 1% |
| Telangana | 5% | 5% | 0.5% |
| West Bengal | 5–7% | 5–7% | 1% |
| Rajasthan | 6% | 5% | 1% |
| Haryana | 7% | 5% | 1% |
Indicative only. Rates vary by urban/rural location, property type and current state policy, and change frequently. Verify with your state registration department.
Worked example
A ₹60,00,000 flat in Maharashtra, registered in a woman's name:
| Item | Rate | Amount |
|---|---|---|
| Stamp duty | 5% | ₹3,00,000 |
| Registration | 1% | ₹60,000 |
| Total | 6% | ₹3,60,000 |
In a male buyer's name at 6% duty, the total would be ₹4,20,000 — a difference of ₹60,000.
What else to budget for
Stamp duty and registration are only part of the cash you need on top of the price:
- Down payment — typically 10–20% of value, since lenders finance up to 75–90%.
- Loan processing fee — around 0.25–1% of the loan.
- Legal and technical verification — ₹10,000–25,000.
- GST — applies to under-construction property only, not to ready-to-move or resale.
- Brokerage — typically 1–2% where an agent is involved.
- Society transfer charges, parking, maintenance advance — often overlooked, sometimes substantial.
Tax deduction
Stamp duty and registration paid on a residential property can be claimed under Section 80C in the year of payment, within the overall ₹1.5 lakh limit — but only under the old tax regime.
Common mistakes
- Budgeting on agreement value when the circle rate is higher.
- Assuming the home loan will cover stamp duty. It generally won't.
- Missing a women-buyer concession that was available.
- Forgetting GST on under-construction property, which is charged separately.
- Using last year's rate — states revise these regularly.
- Ignoring the 80C deduction, which must be claimed in the year of payment or lost.
Frequently Asked Questions
Is stamp duty calculated on agreement value or circle rate?
On whichever is higher. Buying below circle rate does not reduce your duty, and the shortfall may also be treated as taxable income.
Do women pay less stamp duty?
In several states, yes — typically 1–2% less when the property is in a woman's name. It varies by state and changes with policy.
Can I include stamp duty in my home loan?
Usually not. Most lenders finance only the property value, so stamp duty and registration must come from your own funds.
Is stamp duty tax deductible?
Yes, under Section 80C in the year of payment, within the overall ₹1.5 lakh limit — and only under the old tax regime.
Does GST apply on top of stamp duty?
GST applies to under-construction property only. Ready-to-move and resale properties attract no GST, but stamp duty applies in all cases.
What are registration charges?
A separate government fee for recording the transaction, usually around 1% of property value, capped in some states.
Can stamp duty be refunded?
In limited circumstances, such as a cancelled transaction, some states allow a partial refund within a set period. Procedures vary considerably.
How much cash do I need beyond the down payment?
As a rule of thumb, budget about 10% of the property price for stamp duty, registration, legal fees, processing charges and incidentals.
Related calculators and guides
Disclaimer. This calculator provides estimates for general guidance only and is not financial, tax or legal advice. Rates, rules and limits change, and your own situation may differ. Please verify current figures with the relevant authority or a qualified professional before acting on them.