Stamp Duty Calculator

Estimate stamp duty and registration charges on a property purchase, including concessions for women buyers.

Property details

Property value

₹

Use the higher of agreement value and circle rate

Stamp duty rate

Registration rate

Buyer

Total charges

₹5,60,000

On a ₹80,00,000 property at 6% stamp duty

Stamp duty

₹4,80,000

Registration charges

₹80,000

Saved through concession

₹0

Cost as % of property

7.00%

Budget for it separately

Home loans do not cover stamp duty and registration. This amount has to be paid from your own funds on top of the down payment.

Charges by buyer type

Indicative concessions offered in several states

Buyer type	Stamp duty rate	Stamp duty	Total charges
Male buyer	6%	₹4,80,000	₹5,60,000
Female buyer	5%	₹4,00,000	₹4,80,000
Joint ownership	5.5%	₹4,40,000	₹5,20,000

How stamp duty is charged

Stamp duty is a state tax on the transfer of property, paid before the sale deed is registered. It is one of the largest single costs in a purchase, it varies widely between states, and it is almost never financed by your home loan.

Charged on the higher of two values

Duty is calculated on the agreement value or the government’s circle rate — also called the ready reckoner or guidance value — whichever is higher. Buying below the circle rate does not reduce your duty, and it can also create an income tax issue for both parties.

Because circle rates are revised periodically and vary street by street, always verify the applicable rate for the exact locality before budgeting.

Rates differ by state, and sometimes by buyer

Stamp duty across Indian states commonly falls between 4% and 8% of the chargeable value. Several states charge women buyers a lower rate, and some add a metro cess or local body tax on top of the headline figure.

Joint ownership with a woman co-owner can therefore reduce the duty where such a concession exists. The exact treatment depends on state rules and the share held.

What stamp duty is not

Registration charges are separate, typically around 1% of value, and are payable in addition. Where you take a home loan, some states also levy stamp duty on the mortgage deed itself.

None of these are usually included in the financed amount, so treat the whole package as cash you must have available at registration.

Deductions and record-keeping

Stamp duty and registration charges on a house purchase have historically been eligible for deduction under section 80C in the year they are paid, within the overall 80C ceiling and only under the old tax regime.

Keep the receipts regardless. Stamp duty paid also forms part of your cost of acquisition, which reduces the capital gain when you eventually sell.

Duty on a ₹80 lakh property

Agreement value: ₹80,00,000
Circle rate value: Use whichever is higher
Stamp duty at 5%: ₹4,00,000
Stamp duty at 6%: ₹4,80,000
Registration at 1%: ₹80,000
Typical total: ₹4.8-5.6 lakh

A single percentage point of duty is ₹80,000 on this purchase. Checking the applicable state rate, any concession for women buyers, and the correct circle rate is worth real money.

Frequently asked questions

Is stamp duty calculated on the agreement value or circle rate?

On whichever is higher. If the agreement value is below the circle rate, duty is charged on the circle rate and the difference can also have income tax implications.

Do women pay lower stamp duty?

In several states, yes — a concession of roughly one to two percentage points is common. The rules and the required ownership share vary by state.

Can stamp duty be included in my home loan?

Usually not. Most lenders exclude it from the financed amount, so it must be paid from your own funds along with the down payment.

Is stamp duty tax-deductible?

Stamp duty and registration charges on a house purchase have historically qualified under section 80C in the year of payment, within the overall limit and only under the old regime.

What happens if I do not pay stamp duty correctly?

An under-stamped document is not properly registered, cannot be relied on as evidence of title, and attracts penalties and interest. It also creates problems when you try to sell or mortgage the property.

How this is calculated

Stamp duty and registration are charged on the higher of the agreement value and the state circle rate.
Rates vary by state and city, typically 4% to 8%, with registration usually around 1%.
Several states offer a 1% concession to women buyers; the concession here is indicative only.

Disclaimer

This calculator provides educational estimates only and is not financial advice. Actual outcomes depend on institution policies, taxes, and market conditions.