Stamp Duty Calculator India 2026 - State-wise Rates, Registration Charges & Exemptions
TL;DR
Stamp duty in India ranges from 3% to 10% of property value depending on the state, with registration charges adding another 1-2%. Women buyers get a 1-2% discount in most states. On a Rs 80 lakh property in Maharashtra, you will pay approximately Rs 4.8 lakh in stamp duty (6%) plus Rs 80,000 in registration (1%), totaling Rs 5.6 lakh. Stamp duty paid is eligible for deduction under Section 80C up to Rs 1.5 lakh. Use our Stamp Duty Calculator to compute exact charges for your state. Key Facts:
- Stamp duty range across India: 3% to 10% of property value
- Registration charges: Typically 1% (capped at Rs 30,000 in some states)
- Women buyer discount: 1-2% lower stamp duty in most states
- Section 80C deduction: Stamp duty + registration eligible up to Rs 1.5 lakh
- Stamp duty applies on higher of agreement value or circle rate (ready reckoner rate)
State-wise Stamp Duty Rates 2026
| State/UT | Male Buyer | Female Buyer | Registration Charges |
|---|---|---|---|
| Maharashtra | 6% (Mumbai: 5%) | 5% (Mumbai: 4%) | 1% (capped at Rs 30,000) |
| Karnataka | 5% (Bangalore: 5.6% with cess) | 5% | 1% |
| Delhi | 6% | 4% | 1% |
| Tamil Nadu | 7% | 7% | 4% (total 11%) |
| Uttar Pradesh | 7% | 6% | 1% |
| Telangana | 7.5% | 7.5% | 0.5% |
| West Bengal | 6-7% (value-based) | 5-6% | 1% |
| Rajasthan | 6% | 5% | 1% |
| Gujarat | 4.9% | 4.9% | 1% |
| Madhya Pradesh | 7.5% | 7.5% | 3% |
| Haryana | 7% (urban), 5% (rural) | 5% (urban), 3% (rural) | Rs 50,000 - Rs 1,00,000 |
| Kerala | 8% | 8% | 2% |
| Punjab | 7% | 5% | 1% |
| Goa | 3.5% | 3.5% | 1% |
| Jharkhand | 4% | 4% | 3% |
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How Stamp Duty is Calculated
Stamp duty is charged on the higher of:
- The actual transaction value (agreement value)
- The government-assessed value (circle rate / ready reckoner rate / guideline value)
Example Calculation for Different Cities
| City | Property Value | Stamp Duty | Registration | Total Charges | As % of Property |
|---|---|---|---|---|---|
| Mumbai (Female) | Rs 1,00,00,000 | Rs 4,00,000 (4%) | Rs 30,000 | Rs 4,30,000 | 4.3% |
| Mumbai (Male) | Rs 1,00,00,000 | Rs 5,00,000 (5%) | Rs 30,000 | Rs 5,30,000 | 5.3% |
| Bangalore | Rs 80,00,000 | Rs 4,48,000 (5.6%) | Rs 80,000 | Rs 5,28,000 | 6.6% |
| Delhi (Female) | Rs 75,00,000 | Rs 3,00,000 (4%) | Rs 75,000 | Rs 3,75,000 | 5.0% |
| Chennai | Rs 60,00,000 | Rs 4,20,000 (7%) | Rs 2,40,000 | Rs 6,60,000 | 11.0% |
| Hyderabad | Rs 70,00,000 | Rs 5,25,000 (7.5%) | Rs 35,000 | Rs 5,60,000 | 8.0% |
| Pune (Female) | Rs 65,00,000 | Rs 3,25,000 (5%) | Rs 30,000 | Rs 3,55,000 | 5.5% |
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Stamp Duty Exemptions and Concessions
Several exemptions can reduce your stamp duty burden: 1. Women Buyers Most states offer 1-2% lower stamp duty for women. In Delhi, women pay 4% vs 6% for men. Strategy: Register the property in a female family member's name to save Rs 1-3 lakh on a Rs 70-80 lakh property. 2. Joint Registration When a husband and wife jointly buy property, some states apply the lower female rate on the woman's share. This can save 0.5-1% overall. 3. First-Time Buyers States like Maharashtra and Rajasthan occasionally announce stamp duty concessions for first-time homebuyers during festive seasons or economic stimulus periods. 4. Affordable Housing Properties under Rs 45 lakh (as defined under PMAY) may qualify for reduced stamp duty in states like Maharashtra (where stamp duty was temporarily reduced to 2-3% during COVID relief measures). 5. Resale vs New Property Stamp duty applies equally to new construction and resale properties. However, for under-construction properties, stamp duty in some states is calculated only on the agreement value (excluding GST component).
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Section 80C Tax Benefit on Stamp Duty
Stamp duty and registration charges paid on a residential property are eligible for deduction under Section 80C of the Income Tax Act:
- Maximum deduction: Rs 1,50,000 per financial year
- Shared limit: This deduction shares the Rs 1.5 lakh limit with PPF, ELSS, life insurance, etc.
- Claim year: Deduction available only in the year of payment
- Condition: Available only for residential (not commercial) property
- New regime: This deduction is NOT available under the new tax regime
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Online Stamp Duty Payment Process
Most states now support online stamp duty payment through their IGRS (Inspector General of Registration and Stamps) portals:
- Visit the state IGRS website (e.g., igrs.maharashtra.gov.in for Maharashtra)
- Create an account and enter property details
- Enter buyer and seller details with Aadhaar verification
- Calculate stamp duty based on circle rate or agreement value
- Pay via net banking, debit card, or NEFT
- Generate e-stamp certificate
- Submit for registration at the Sub-Registrar Office (SRO)
- Sale deed or agreement to sale
- Identity proof of buyer and seller (Aadhaar, PAN)
- Property documents (title deed, encumbrance certificate, previous sale deeds)
- NOC from housing society (for resale apartments)
- Passport-size photographs
- Two witnesses with ID proof
RERA Impact on Stamp Duty
Under RERA (Real Estate Regulatory Authority) regulations:
- Builders must register projects above a certain size
- Carpet area (not super built-up area) is the basis for pricing and stamp duty
- This typically results in 20-30% lower stamp duty for new properties compared to pre-RERA calculations based on super built-up area
- All charges including stamp duty must be disclosed transparently in the agreement
Frequently Asked Questions
Q: Is stamp duty refundable if a property deal is cancelled?
Stamp duty paid on a cancelled agreement is generally not refundable. However, in some states like Maharashtra, you can apply for a refund within 2 years if the agreement is cancelled by mutual consent and the property is not transferred. A nominal deduction (5-10% of stamp duty) may be retained by the government.
Q: Can I pay stamp duty in installments?
No, stamp duty must be paid in full before or at the time of property registration. There is no EMI or installment option for stamp duty. However, many homebuyers include stamp duty costs in their home loan amount (most banks fund up to 90% of property value including stamp duty and registration).
Q: What happens if I pay stamp duty below the actual rate?
If the Sub-Registrar determines that stamp duty has been paid on a value lower than the circle rate, the document will be impounded. You will need to pay the deficit stamp duty plus a penalty (typically 2-10 times the deficit amount). Always calculate stamp duty on the higher of agreement value or circle rate.
Q: Is stamp duty different for resale flats vs new construction?
The stamp duty percentage remains the same for resale and new construction. The difference lies in the base value: for new flats, it is calculated on the agreement value with the builder, while for resale, it is calculated on the higher of agreement value or ready reckoner rate. Resale properties in prime locations often have circle rates close to market rates.
--- Calculate your stamp duty instantly. Use our free Stamp Duty Calculator for state-specific calculations, or view the Stamp Duty Table for a complete state-wise rate comparison.