About this calculator
Maharashtra’s headline rate is really three taxes wearing one coat. The base stamp duty under the Maharashtra Stamp Act is 5% of the agreement value (or the ready reckoner value, if higher). On top of that, homes inside the Mumbai, Pune, Thane and Nagpur metro project areas pay a 1% metro cess, and homes in municipal corporation areas outside Mumbai pay a further 1% local body tax. That is why Mumbai closes at 6% while Pune, Thane and Nagpur close at 7%. Smaller municipal council areas pay 4% all-in and gram panchayat areas 3% — in those areas the base duty itself is lower and neither surcharge applies.
Two Maharashtra features are worth real money. Since 2021 a woman buying residential property in her sole name pays 1 percentage point less duty — 5% in Mumbai, 6% in Pune — which is ₹75,000 saved on a ₹75 lakh home; the concession is on the duty only, and joint ownership with a man does not earn it. And the registration fee, 1% of value in most states without limit, is capped here at ₹30,000: on any home above ₹30 lakh the registration line stops growing, which quietly makes Maharashtra cheaper than its headline rate suggests at high values.
How to use it
- Enter the agreement value — or the ready reckoner value if it is higher, because duty follows the higher figure (look yours up on the IGR Maharashtra portal).
- Pick the area type: Mumbai, another municipal corporation, a municipal council, or a rural gram panchayat area.
- Tick the woman-buyer box if a woman will be the sole registered owner.
- Set the loan side — down payment, rate, tenure — and read the EMI next to the duty and registration it must be budgeted with.
The formula
The area rate decomposes as 5% base duty + 1% metro cess (metro cities) + 1% local body tax (municipal corporations outside Mumbai); council and rural areas carry lower base rates with no surcharges. The women’s concession removes 1 point from the duty under the Maharashtra Stamp Act concession in force since 2021. EMI uses the standard reducing-balance annuity. Rates per IGR Maharashtra, October 2026.
Worked example
A ₹75,00,000 Mumbai flat with ₹15,00,000 down: stamp duty at 6% is ₹4,50,000, registration is capped at ₹30,000, and the ₹60,00,000 loan at 8.50% over 20 years costs ₹52,069 a month with about ₹64.97 lakh of total interest. Register the same flat in a woman’s sole name and the duty falls to 5% — ₹3,75,000 — saving ₹75,000. Buy it in Pune instead and the duty rises to 7%: ₹5,25,000, or ₹4,50,000 for a woman buyer.
Sources: Maharashtra Stamp Act rates and the IGR Maharashtra fee schedule, current October 2026: Mumbai 6%, Pune/Thane/Nagpur 7%, municipal councils 4%, gram panchayat areas 3%, women buyers 1 point lower in each case. Last updated: October 2026.
Frequently asked questions
What is the stamp duty in Mumbai in 2026?
6% of the agreement or ready reckoner value, whichever is higher — a 5% base duty plus the 1% metro cess in force since April 2022. Women sole owners pay 5%. Registration adds 1% capped at ₹30,000, so a ₹75 lakh Mumbai flat pays ₹4,50,000 duty + ₹30,000 registration = ₹4,80,000 (₹4,05,000 for a woman buyer).
Why is stamp duty higher in Pune and Thane than in Mumbai?
The local body tax. Pune, Thane, Nagpur and the other municipal corporations add a 1% local body tax on top of the 5% base duty and 1% metro cess that Mumbai also pays, landing at 7% (6% for women). Mumbai is exempt from that layer, which is the whole difference.
How does the women’s stamp duty concession in Maharashtra work?
A woman who is the sole registered owner of a residential property pays 1 percentage point less stamp duty — the base duty drops from 5% to 4%, so the all-in rate is 5% in Mumbai and 6% in Pune/Thane/Nagpur. It does not apply to joint ownership with a male co-owner, and it does not reduce the registration fee. On a ₹1 crore Mumbai home it is worth a full ₹1,00,000.
Is registration really capped at ₹30,000 in Maharashtra?
Yes — the registration fee is 1% of the value up to a maximum of ₹30,000, a cap in place for years and confirmed in the IGR Maharashtra fee schedule. A ₹30 lakh home pays the full 1% (₹30,000); a ₹3 crore home also pays ₹30,000, an effective rate of 0.1%. Budget the duty as the number that scales, not the registration.
What formula does this maharashtra stamp duty calculator use?
Duty = value × area rate (Mumbai 6%, other municipal corporations 7%, councils 4%, rural 3%; women −1 point); registration = 1% of value, capped at ₹30,000 The area rate decomposes as 5% base duty + 1% metro cess (metro cities) + 1% local body tax (municipal corporations outside Mumbai); council and rural areas carry lower base rates with no surcharges. The women’s concession removes 1 point from the duty under the Maharashtra Stamp Act concession in force since 2021. EMI uses the standard reducing-balance annuity. Rates per IGR Maharashtra, 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.