Stamp Duty & Registration Calculator India 2026

Stamp duty is a state government tax levied on property purchase transactions in India, paid at the time of property registration. It is calculated as a percentage of the property's market value or agreement value, whichever is higher. It is a legal requirement — without paying stamp duty, a property document is not admissible as evidence in court. Rates vary widely by state, ranging from 3.5% in Goa to 8% in Kerala, Maharashtra, and Himachal Pradesh.

Stamp duty is calculated by multiplying the applicable stamp duty rate (as a percentage) by the higher of the agreement value or the government circle rate (ready reckoner rate) of the property. For example, if the property value is ₹80L and Maharashtra's stamp duty rate is 5%, the stamp duty would be ₹4L. Additional charges like registration fee, legal fees, and GST on under-construction properties are calculated separately and add to the total transaction cost.

Yes, many Indian states offer a 1–2% stamp duty discount for female buyers as a policy to encourage women's property ownership. Key examples: Delhi charges 4% for women vs 6% for men, Haryana 5% vs 7%, UP 6% vs 7%, Punjab 5% vs 7%, and Maharashtra 4% vs 5%. This can translate to significant savings — on a ₹1Cr property in Delhi, a woman buyer saves ₹2L compared to a male buyer. Joint ownership with a woman as co-owner also attracts reduced rates in some states.

Yes, GST at 5% applies on the purchase of under-construction properties (properties where the completion certificate has not been issued). Completed, ready-to-move properties registered after the completion certificate is issued are exempt from GST. Affordable housing (priced below ₹45L) attracts a lower 1% GST rate. GST is charged on the agreement value and is in addition to stamp duty and registration charges — making under-construction properties 5-8% more expensive in total transaction costs than ready properties.

Registration fee is charged for registering the property sale deed with the state's sub-registrar office, legally transferring ownership. Most states charge 1% of property value as registration fee, though some states cap this amount. Maharashtra and Gujarat cap the registration fee at ₹30,000, Haryana at ₹50,000, making it more affordable for high-value properties. Tamil Nadu is an outlier with a higher 4% registration fee. Registration is mandatory — without it, the sale is not legally valid.

Most banks do not include stamp duty and registration charges in the home loan amount, as loans are capped at 75-90% of the property's agreement value. Stamp duty must typically be paid from your own funds at the time of registration. However, some banks and HFCs like LIC Housing Finance do offer composite loans that include stamp duty, or they may allow a separate top-up for this purpose. Discuss with your lender specifically, as policies differ and some lenders have made exceptions for certain states.

For property registration, you typically need: identity proof (Aadhaar, PAN), address proof, property sale deed drafted by an advocate, passport-size photographs of buyer and seller, NOC from society or housing authority (for apartments), property tax receipts to confirm no dues, the encumbrance certificate, and proof of stamp duty payment (franking or e-stamp). If the property has an existing home loan, you also need a no-objection certificate from the lender. The exact list varies slightly by state and local sub-registrar practices.

In Maharashtra for 2026, stamp duty is 5% for male buyers and 4% for female buyers on residential properties. Joint ownership (husband and wife) attracts 5%. The registration fee is 1% of property value, capped at ₹30,000. Under-construction properties also attract 5% GST on the agreement value. Legal and documentation charges add approximately 0.3-0.5% more. For a ₹80L flat in Mumbai, a male buyer would pay roughly ₹4L stamp duty + ₹30,000 registration + legal fees — totalling about ₹4.5-5L in transaction costs.