About this calculator
Stamp duty legalises the sale deed; the registration fee records it. Both are levied by the state where the property sits, on the higher of your agreement value and the state’s floor value (circle rate in Delhi, guidance value in Karnataka, ready reckoner in Maharashtra, guideline value in Tamil Nadu, fair value in Kerala) — so a below-floor bargain does not shrink the bill. The table under the calculator prices the same home in every state this cluster covers with a verified official rate, which is the fastest way to see why two identical flats in different states close at very different cash costs.
Ten states have their own full guides here, together covering the overwhelming majority of India’s home registrations. Maharashtra layers three levies — a 5% base duty, a 1% metro cess in the metro cities and a 1% local body tax in other municipal corporations — then takes a point off for women buyers, and caps registration at ₹30,000. Delhi prices the buyer instead: 6% for a man, 4% for a woman, 5% joint. Karnataka charges a flat band rate on the whole value (2%, 3% or 5%) and then adds a 10% cess and 2% surcharge on the duty itself. Tamil Nadu is the heavyweight: 7% duty plus a 4% registration fee, 11% all-in.
The six newer guides each carry a rule buyers routinely miss. UP’s women’s rebate was expanded in July 2025 and is now worth up to ₹1 lakh. West Bengal’s duty steps up a point on the whole value above ₹1 crore. Gujarat’s concession hides in the registration fee, which a woman sole owner does not pay at all. Telangana splits one 7.5% total two different ways between municipal and panchayat areas. Haryana replaces percentage registration with a slab fee capped at ₹50,000. And Rajasthan charges a 33% stack of cess and surcharge on top of its 6% duty, so the headline rate understates the real one by a third.
How to use it
- Enter the agreement value (or the circle / guidance value if that is higher — duty follows the higher figure).
- Pick the state, and the area type within Maharashtra — the rate changes between Mumbai, other municipal corporations, councils and rural areas.
- Set the buyer type: the women’s concessions in Maharashtra and Delhi, and Delhi’s joint rate, are worth lakhs.
- Read the duty and registration as separate lines — only the duty carries the concessions.
- For the full picture in any of the ten states, open the state guides linked below: each runs the EMI with that state’s charges built in.
The formula
Maharashtra: duty 3–7% by area (women −1 point), registration 1% capped at ₹30,000. Delhi: duty 6% / 4% women / 5% joint, registration 1% + ₹100. Karnataka: duty at the band rate for the whole value (2% ≤ ₹20 lakh, 3% ≤ ₹45 lakh, 5% above) × 1.12 for cess and surcharge, registration 2% (doubled from 1% on 31 Aug 2025). Tamil Nadu: duty 7%, registration 4% (3% for women up to ₹10 lakh). UP: duty 7% (joint 6.5%; women’s 1% rebate capped at ₹1 lakh since July 2025), registration 1%. West Bengal: duty 6% urban / 5% rural, +1 point on values above ₹1 crore, registration 1%. Gujarat: duty 4.9%, registration 1% waived for a woman sole owner. Telangana: 5.5% duty + 1.5% transfer duty + 0.5% registration in municipal areas; 5.5% + 2% in panchayat areas. Haryana: duty 7/5/6% urban, 5/3/4% rural (standard/women/joint), slab registration capped at ₹50,000. Rajasthan: duty 6% (women 5%) × 1.33 for cess and surcharge, registration 1%. Kerala: duty 8%, registration 2%, each on the higher of fair value and consideration, no women’s concession. Odisha: duty 5%, registration 2% + ₹250 user fee for the first 10 pages (₹15 per extra page), no women’s concession. Rates per the state IGR and revenue departments, October 2026.
Worked example
A ₹75,00,000 home, standard buyer: Mumbai ₹4,80,000 (6% duty = ₹4,50,000 + registration capped at ₹30,000); Pune ₹5,55,000; Delhi ₹5,25,100; Karnataka ₹5,70,000 (5% band duty ₹3,75,000, +12% cess/surcharge = ₹4,20,000, + 2% registration); Tamil Nadu ₹8,25,000. Put the Delhi home in a woman’s sole name and the bill falls to ₹3,75,100 — a ₹1,50,000 saving for a signature.
Sources: IGR Maharashtra, Delhi Revenue Department, Karnataka Department of Stamps and Registration and Tamil Nadu TNREGINET rate schedules, current October 2026, including the Maharashtra metro cess and ₹30,000 registration cap, Delhi’s 4% women’s rate and Karnataka’s cess and surcharge on duty; IGRS UP, the West Bengal Directorate of Registration & Stamp Revenue, GARVI (Gujarat), the Telangana Registration & Stamps Department, the Haryana Revenue Department slab table and IGRS Rajasthan schedules for the six states added October 2026. Last updated: October 2026.
Frequently asked questions
Which Indian state has the lowest stamp duty?
Of the states covered here, rural Maharashtra at 3% duty (2% for women) plus the capped registration is the lightest, and Delhi for a woman buyer — 4% + 1% — is the cheapest big-city combination at ₹3,75,100 on a ₹75 lakh home. Gujarat is the lightest big state that prices everyone the same way: 4.9% duty plus 1% registration, and a woman sole owner there pays no registration at all. Tamil Nadu is the most expensive mainstream state at 11% all-in.
Is stamp duty calculated on the agreement value or the circle rate?
On whichever is higher. Every state publishes a floor value per locality — circle rate (Delhi), guidance value (Karnataka), ready reckoner rate (Maharashtra), guideline value (Tamil Nadu) — and if your agreement value is below it, duty and registration are charged on the floor value anyway. This calculator takes the value you enter as that higher figure.
Can stamp duty be financed inside the home loan?
Generally no. Lenders fund the property value up to the RBI loan-to-value cap (75–90% by loan size); duty and registration are cash you bring. A few lenders offer separate top-up or "furniture and charges" loans after disbursement, but the registration-day bill itself must be in your account — which is why it belongs in the budget from day one, not as a closing surprise.
Do women buyers save stamp duty everywhere?
No — the concessions are state policy, not national, and each hides in a different line. Delhi charges 4% instead of 6%, and Haryana takes 2 points off the duty as well (7% → 5% urban, 5% → 3% rural). Maharashtra takes 1 point off the duty statewide, UP rebates 1% up to a ₹1 lakh saving (expanded in July 2025), and Rajasthan charges 5% instead of 6% — with its 33% surcharges shrinking too. Gujarat leaves the duty alone but waives the 1% registration fee for a woman sole owner. Tamil Nadu trims only the registration fee, and only up to a ₹10 lakh property. Karnataka, West Bengal, Telangana, Kerala and Odisha have no women’s concession at all — the same bill whoever buys.
Are these the rates for a plot or commercial property too?
No — this calculator prices residential conveyance (a home sale deed), the case homebuyers face. Plots in some states carry the same conveyance rate, but commercial property, agricultural land, gift deeds and agreements each have their own articles in the state stamp schedules (family gift deeds, for instance, are far cheaper in Tamil Nadu and Maharashtra). Check the state guide for the deed you are actually registering.
What formula does this stamp duty calculator — india calculator use?
Total = stamp duty (state rate × value, plus state cess/surcharge where levied) + registration fee (state % of value, capped where the state caps it) Maharashtra: duty 3–7% by area (women −1 point), registration 1% capped at ₹30,000. Delhi: duty 6% / 4% women / 5% joint, registration 1% + ₹100. Karnataka: duty at the band rate for the whole value (2% ≤ ₹20 lakh, 3% ≤ ₹45 lakh, 5% above) × 1.12 for cess and surcharge, registration 2% (doubled from 1% on 31 Aug 2025). Tamil Nadu: duty 7%, registration 4% (3% for women up to ₹10 lakh). UP: duty 7% (joint 6.5%; women’s 1% rebate capped at ₹1 lakh since July 2025), registration 1%. West Bengal: duty 6% urban / 5% rural, +1 point on values above ₹1 crore, registration 1%. Gujarat: duty 4.9%, registration 1% waived for a woman sole owner. Telangana: 5.5% duty + 1.5% transfer duty + 0.5% registration in municipal areas; 5.5% + 2% in panchayat areas. Haryana: duty 7/5/6% urban, 5/3/4% rural (standard/women/joint), slab registration capped at ₹50,000. Rajasthan: duty 6% (women 5%) × 1.33 for cess and surcharge, registration 1%. Kerala: duty 8%, registration 2%, each on the higher of fair value and consideration, no women’s concession. Odisha: duty 5%, registration 2% + ₹250 user fee for the first 10 pages (₹15 per extra page), no women’s concession. Rates per the state IGR and revenue departments, October 2026. The worked example on this page applies the formula step by step with real numbers, so you can verify the result by hand.