Stamp duty calculator
What will stamp duty and registration cost on this property?
Agreement value, or the circle rate if that is higher — the duty is charged on whichever is greater.
All 33 states and UTs, alphabetical (then Chandigarh, Puducherry, J&K, Ladakh). Drag — the state is named above the chart.
Most states charge women 1–2% less. On a ₹80 L flat that is real money.
₹4,80,000to register in Karnataka
- Stamp duty
- ₹4,00,000
- Registration
- ₹80,000
- Property and charges
- ₹84,80,000
- Charges as a share of price
- 6%
- Saved by registering to a woman
- ₹0
Karnataka — 5% stamp duty for a man, 5% for a woman, plus 1% registration. Headline state rates as at FY 2025-26 and indicative only: several states add a city or municipal cess on top, some charge differently below a value threshold, and none of that is modelled here. Confirm with the sub-registrar before you budget it.
- Stamp duty₹4,00,000 · 83%
- Registration₹80,000 · 17%
| Stamp duty | Registration | Total charges | Property + charges |
|---|---|---|---|
| ₹4,00,000 | ₹80,000 | ₹4,80,000 | ₹84,80,000 |
The price you agreed with the seller is not what leaves your account. Before the registrar will put the flat in your name you pay stamp duty to the state and a registration fee on top, in cash, on the day — a lender will not fund either. What it comes to depends on which state you are buying in and, in a third of them, on whose name goes on the deed. Put in the value and drag to your state, and this gives you the duty, the registration fee, the two added to the price, and what the same purchase would cost registered to a woman.
A worked example
An ₹80,00,000 flat in Bengaluru, registered to a man — value ₹80,00,000, state slider on Karnataka, registered to a man, which is what the page loads with. It returns:
- ₹4,00,000 stamp duty, at 5% of the value
- ₹80,000 registration, at 1%
- ₹4,80,000 to register — the headline
- ₹84,80,000 for the property and charges together
- charges are 6.0% of the price
- nothing saved by registering to a woman: Karnataka’s rate is 5% either way
- ₹4,00,000 Stamp duty — 5% of the value, to the state
- ₹80,000 Registration fee — 1%, to the sub-registrar
Neither line buys you any floor space, and the price becomes ₹84,80,000.
Six per cent sounds survivable until you notice it is not financed. The down payment and the registration cost land in the same week, from the same savings account.
The same flat, four states
Nothing about the property changes — only the state on the slider. This is the single biggest reason two friends buying identical flats quote wildly different closing costs.
Tamil Nadu costs ₹4,00,000 more than Karnataka on the same purchase — 11.0% of the price against 6.0%. ₹2,40,000 of that gap is the registration fee alone, 4% against 1%; the rest is the 7% duty against 5%.
Maharashtra is the one worth understanding, because it is the only state in the list with a cap: the 1% registration fee stops at ₹30,000, so on anything above ₹30 lakh the registration line is flat. Above that value, Maharashtra’s higher duty is partly offset by a fee that no longer grows.
Whose name goes on the deed
Drag the “registered to” control and only the duty changes — the registration fee is the same for everyone. On the same ₹80,00,000 flat:
| Karnataka | Maharashtra | Delhi | |
|---|---|---|---|
| Registered to a man | ₹4,80,000 | ₹5,10,000 | ₹5,60,000 |
| Registered to a woman | ₹4,80,000 | ₹4,30,000 | ₹4,00,000 |
| Difference | nil — 5% either way | ₹80,000 | ₹1,60,000 |
| Stamp duty rates | 5% / 5% | 6% / 5% | 6% / 4% |
Total of duty and registration at ₹80,00,000. The concession is a state decision, not a national one.
What this number does not include
The calculator applies one headline state rate to one value. A sub-registrar’s demand is assembled from more parts than that, and all of them push in the same direction.
Cess and surcharge on top
Several states add a municipal or local body charge over the state duty — a metro cess, an urban surcharge, a corporation levy — and a few charge less in panchayat areas than in a city. None of that is in this figure, and it is additive, never a discount.
Slabs, not one flat rate
A handful of states charge a lower rate below a value threshold, or a different rate for agricultural land, a gift, a lease or a transfer within a family. This page models the ordinary sale of immovable property at the headline rate, so a concessional instrument will read as dearer here than it is.
Everything the registrar is not charging you for
Mutation or khata transfer, scanning and document handling, the lawyer who does the title search, society transfer charges, brokerage, and GST on an under-construction flat all sit outside stamp duty and registration. Budget them separately.
Rates change, and mid-purchase
These are headline rates as at FY 2025-26. Stamp duty is a state tax revised in state budgets and by notification — Maharashtra cut duty for a period in 2020-21 and put it back — and the rate that applies is the one in force on the day the document is registered, not the day you agreed the price.
One more, which is the commonest planning error: the duty is charged on the higher of your agreement value and the state’s published circle or guidance value. If you have negotiated well and are buying below the published rate, put the published rate into the field — that is the number the registrar will use.
Where to go next
Registration cost is the part of a purchase a loan will not cover, so the two figures to put beside it are the loan and the alternative. The home loan EMI calculator starts from the price and the down payment and tells you what the monthly commitment becomes, and rent vs buy is where this ₹4.8 lakh does real damage — a one-off, unfinanced cost that only pays for itself if you stay long enough. If you are on the selling side of a property, capital gains is the one that matters, and the duty you paid when you bought is part of the cost it is worked out from.
How much is stamp duty on an ₹80 lakh flat in Bangalore?
On the headline Karnataka rates the calculator uses — 5% stamp duty, 1% registration — an ₹80,00,000 property costs ₹4,00,000 in duty and ₹80,000 in registration, so ₹4,80,000 to register and ₹84,80,000 all in. Treat that as the floor: Karnataka levies a surcharge and a cess over and above the duty, which the calculator does not model, so the sub-registrar's demand will be a little higher. Ask the sub-registrar's office or your lawyer for the figure including surcharge and cess before you budget.
Is stamp duty lower if the property is in a woman's name?
In 12 of the 33 states and UTs this calculator covers, yes — by between half a percentage point and two percentage points, and on a large purchase that is real money. Registering the same ₹80,00,000 flat in Delhi to a woman rather than a man takes the duty from 6% to 4% — ₹4,80,000 down to ₹3,20,000, a saving of ₹1,60,000. Karnataka, Tamil Nadu, Telangana and several others charge the same either way. The concession usually has conditions attached — the property must actually be in her name, joint holdings may be charged at a blended rate, and some states restrict resale — so read your state's notification rather than assuming it applies.
Is stamp duty charged on the agreement value or the circle rate?
On whichever is higher. Every state publishes a minimum value for land and flats by locality — circle rate in Delhi, ready reckoner rate in Maharashtra, guidance value in Karnataka — and if you have agreed a price below it, the duty is still worked out on the published rate. The provision states inserted into the Stamp Act as section 47-A lets the registering officer refer an instrument he believes is undervalued for determination of its market value. So enter the higher of the two numbers, not the one on your agreement.
Can I claim stamp duty and registration in my income tax?
Under the old regime, yes — stamp duty, registration charges and other expenses directly related to the transfer of a residential house are deductible under section 80C, but only in the financial year you actually paid them, and only inside the same ₹1,50,000 limit that EPF, PPF, ELSS and your home loan principal are already competing for. The default new regime under section 115BAC does not allow it. If you are selling later, the duty you paid also forms part of your cost of acquisition when capital gains are worked out.
Do I pay GST as well as stamp duty on a new flat?
On an under-construction property, both. GST applies to the builder's sale — 1% for affordable housing and 5% otherwise, without input tax credit, under the CBIC rate notifications of March 2019 — and stamp duty is charged in addition, because it is a state tax on the instrument, not on the goods. A completed property sold after its completion certificate is outside GST, so a resale flat attracts stamp duty and registration only. Nothing on this page includes GST.
Can I add stamp duty to my home loan?
Generally no. The RBI's loan-to-value norms require banks to exclude stamp duty, registration and other documentation charges from the cost of the property when working out how much they may lend, precisely so the buyer has genuine skin in the game — with a relaxation for small loans up to ₹10 lakh, where those charges may be added in. For everything above that, budget the registration cost as cash you need on the day, on top of your down payment.
This page starts from typical figures. In Hundo the same calculator opens on your own — the loan, the deposit, the salary already on the ledger — and says where each number came from.