Stamp Duty by State 2026: Complete Table for All 28 States + 8 UTs
Maharashtra 6%, Kerala 8%, Gujarat 4.9%. Complete 2026 stamp duty table for all 36 states and UTs. Women's concessions, registration charges, gift deed rates, and hidden costs.
Kerala 8%. Meghalaya 10%. Ladakh 2% for Women. The Difference Between States Is Lakhs of Rupees.
On a Rs 1 crore property, stamp duty ranges from Rs 2 lakh (Ladakh, woman buyer) to Rs 10 lakh (Meghalaya, male buyer). That is an Rs 8 lakh difference — driven entirely by which state you register in.
Most buyers budget 5-6% as a thumb rule. That works in Delhi and Maharashtra. It underestimates by Rs 2-4 lakh in Tamil Nadu, Madhya Pradesh, and the Northeast. It overestimates by Rs 1-2 lakh in Jharkhand, Telangana, and Goa.
This table covers every state and union territory, with male/female rates, registration charges, and the catches nobody warns you about.
Complete Stamp Duty Table: All 28 States (2026)
| State | Male | Female | Joint (M+F) | Registration | Total Cost (Male) | Key Notes |
|---|---|---|---|---|---|---|
| Andhra Pradesh | 5-7% (slab) | Same | Same | 1% + 1.5% transfer duty | 7.5-9.5% | Slab: 5% up to Rs 50L, 6% for Rs 50L-1Cr, 7% above Rs 1Cr. No gender concession |
| Arunachal Pradesh | 6% | 6% | 6% | 1% | 7% | Tribal area restrictions on land ownership |
| Assam | 6% (urban) / 5% (rural) | 5% / 4% | ~5.5% | 1% | 7% | Sources conflict on registration (1% vs 8.5%) — verify locally |
| Bihar | 6.3% | 5.7% | 6% | 2% | 8.3% | Fine-grained gender differentiation |
| Chhattisgarh | 5% | 4% | 4% | 4% | 9% | Registration at 4% is among the highest in India |
| Goa | 3.5-6% (slab) | Same | Same | 0.5% | 4-6.5% | Progressive: 3.5% up to Rs 50L, rising to 6% above Rs 5Cr. No gender concession |
| Gujarat | 4.9% | 3.9% | ~4.4% | 1% (free for women) | 5.9% | Women get 1% stamp duty cut + full registration fee waiver |
| Haryana | 7% (urban) / 5% (rural) | 5% / 3% | 6% / 4% | 1% (cap Rs 50K) | 8% | 2% gender gap. Large urban-rural differential |
| Himachal Pradesh | 6-8% (slab) | 4-8% (slab) | Avg. of rates | 2% | 8-10% | Women get 4% up to Rs 80L (vs 6% up to Rs 50L for men). Non-residents pay 12% |
| Jharkhand | 4% | 4% | 4% | 3% | 7% | Uniform rate, no gender concession |
| Karnataka | 2-5% (slab) | Same | Same | 1% (2% from Aug 2025) | 4-7.6% | 2% under Rs 20L, 3% for Rs 20-45L, 5% above Rs 45L. Surcharges push high-value to 7.6% |
| Kerala | 8% | 8% | 8% | 2% | 10% | No gender concession. No senior citizen concession. Uniform high rate |
| Madhya Pradesh | 7.5% | 7.5% | 7.5% | 3% | 10.5% | No gender concession. Effective 10.5% is among the highest total costs |
| Maharashtra | 5-7% (zone) | 1% less | Avg. of M+F | 1% (cap Rs 30K) | 6-8% | Mumbai 6%, Pune/Thane/Nagpur 7% (metro cess + LBT). Women get 1% off on residential only |
| Manipur | 7% | 7% | 7% | 3% | 10% | No gender concession |
| Meghalaya | 9.9-10% | 8% | ~9% | 1% | 11% | Highest stamp duty in India |
| Mizoram | 9% | 9% | 9% | 1% | 10% | Second highest. No confirmed gender concession |
| Nagaland | 8.25% | 8.25% | 8.25% | 1% | 9.25% | Tribal land restrictions apply |
| Odisha | 5% | 4% | 4.5% | 2% | 7% | 1% women’s concession |
| Punjab | 6% | 4% | 5% | 1% (cap Rs 2L) | 7% | Includes 1% Social Infrastructure Cess. Strong women’s benefit |
| Rajasthan | 6% (urban) / 5% (rural) | 5% / 4% | 5.5% | 1% | 7% + 20% labour cess | Labour cess of 20% on stamp duty amount adds ~1.2% effective cost |
| Sikkim | 5-6% (locals) | 5% (locals) | 5% | 1% (cap Rs 15K) | 6-7% | Non-locals pay 9-10%. Massive local vs outsider gap |
| Tamil Nadu | 7% | 7% | 7% | 4% (women: 3% under Rs 10L) | 11% | No stamp duty concession for women. 11% total is the highest effective cost |
| Telangana | 4% | 4% | 4% | 0.5% + 1.5% transfer duty | 6% | Low base rate but transfer duty in urban areas. No gender concession |
| Tripura | 5% | 5% | 5% | 1% | 6% | Limited data available |
| Uttar Pradesh | 7% | 6% | 6.5% | 1% | 8% | Women get extra Rs 10K rebate on properties up to Rs 1Cr. Blood relative transfers: flat Rs 5,000 |
| Uttarakhand | 5% | 3.75% | ~4.4% | 2% | 7% | 1.25% women’s concession — among the most generous |
| West Bengal | 5-7% (slab) | 1% less | Same as male | 1.1% + surcharge | 6-8% | Slab: 5% under Rs 50L, 6% for Rs 50L-1Cr, 7% above. Rural is 1% lower |
Complete Stamp Duty Table: All 8 Union Territories (2026)
| Union Territory | Male | Female | Joint (M+F) | Registration | Total Cost (Male) | Key Notes |
|---|---|---|---|---|---|---|
| Andaman & Nicobar | 5% | 3% | ~4% | 1% | 6% | 2% gender concession |
| Chandigarh | 6.6% | 6.6% | 6.6% | 1% | 7.6% | No gender concession unlike neighboring Punjab/Haryana |
| Dadra & Nagar Haveli and Daman & Diu | 4-6% | 3% | ~4.5% | 0.25-0.5% | 4.5-6.5% | Low registration charges |
| Delhi (NCT) | 6% | 4% | 5% | 1% + Rs 100 | 7% | NDMC area: 5.5%/3.5%. Cantonment: 3% flat |
| Jammu & Kashmir | 7% | 3% | 5% | 1-1.2% | 8% | Largest gender gap in India — 4%. Women save Rs 4L per crore |
| Ladakh | 4% | 2% | ~3% | 1% | 5% | Lowest female stamp duty in India |
| Lakshadweep | 5% | 5% | 5% | 1% | 6% | Limited data, uniform rate |
| Puducherry | 10% | 5% (conditions apply) | ~7.5% | 0.5% | 10.5% | Highest UT rate. Women’s 50% concession requires sole ownership + permanent residency — conflicting sources |
The Real Cost: What the Table Doesn’t Show You
1. Circle Rate vs Agreement Value — You Pay on Whichever Is Higher
If you negotiate a flat down to Rs 75 lakh but the government’s circle rate says it is worth Rs 85 lakh — stamp duty is calculated on Rs 85 lakh. No exceptions.
But the pain does not stop at stamp duty. Under Section 50C of the Income Tax Act, the seller pays capital gains tax on the circle rate, not the lower sale price — taxed on money they never received. Under Section 56(2)(x), the buyer must declare the difference as “Income from Other Sources” — taxed at their slab rate.
The 10% safe harbor: If the gap between circle rate and sale price is within 10%, neither provision triggers. This was expanded from 5% in Budget 2020.
2. Floor Rise Premium in Maharashtra
A 15th floor flat has a higher ready reckoner rate than the same flat on the 3rd floor — even if the builder charged you the same price. Buyers discover this at the sub-registrar’s office. Budget an extra Rs 20,000-50,000 for every 5 floors above ground in Mumbai and Pune.
3. Amenity Surcharges
Governments charge additional stamp duty for building amenities — lifts, swimming pools, gyms, clubhouses, community halls, sports facilities. Over 20 amenity types attract surcharges. On a luxury apartment in a township, this can add Rs 50,000-1.5 lakh beyond what any online calculator shows.
4. The Labour Cess Nobody Mentions
Rajasthan charges a labour cess of 20% on the stamp duty amount. On a Rs 1 crore property with 6% stamp duty (Rs 6 lakh), the cess adds Rs 1.2 lakh. Your actual total is Rs 7.2 lakh + 1% registration — not the Rs 7 lakh you budgeted.
Women’s Stamp Duty Concession: State-by-State Breakdown
States With No Gender Concession (You Pay the Same)
Arunachal Pradesh, Chandigarh, Goa, Jharkhand, Karnataka, Kerala, Lakshadweep, Madhya Pradesh, Manipur, Mizoram, Nagaland, Tamil Nadu, Telangana, Tripura — 14 states/UTs offer zero concession for women.
States With Gender Concession (Ranked by Savings)
| State/UT | Savings for Women | On Rs 1 Cr Property |
|---|---|---|
| Jammu & Kashmir | 4% lower (7% → 3%) | Rs 4,00,000 saved |
| Andaman & Nicobar | 2% lower (5% → 3%) | Rs 2,00,000 saved |
| Delhi | 2% lower (6% → 4%) | Rs 2,00,000 saved |
| Haryana (urban) | 2% lower (7% → 5%) | Rs 2,00,000 saved |
| Ladakh | 2% lower (4% → 2%) | Rs 2,00,000 saved |
| Meghalaya | 2% lower (10% → 8%) | Rs 2,00,000 saved |
| Punjab | 2% lower (6% → 4%) | Rs 2,00,000 saved |
| Himachal Pradesh | 2% lower + higher threshold | Rs 2,00,000+ saved |
| Uttarakhand | 1.25% lower (5% → 3.75%) | Rs 1,25,000 saved |
| Gujarat | 1% lower + free registration | Rs 1,00,000 + Rs 1,00,000 saved |
| Maharashtra | 1% lower (varies by zone) | Rs 1,00,000 saved |
| Rajasthan | 1% lower | Rs 1,00,000 saved |
| UP | 1% lower + Rs 10K rebate | Rs 1,10,000 saved |
| West Bengal | 1% lower per slab | Rs 1,00,000 saved |
| Odisha | 1% lower (5% → 4%) | Rs 1,00,000 saved |
| Bihar | 0.6% lower (6.3% → 5.7%) | Rs 60,000 saved |
The J&K strategy: If a couple is buying property in J&K, registering in the wife’s name saves Rs 4 lakh per crore — enough to furnish a 2BHK. This is the single largest stamp duty gender gap in India.
Gift Deed Stamp Duty: The Family Transfer Loophole
This is where states vary the most, and where families save (or waste) the most money.
| State | Blood Relative Gift Deed | Regular Sale Deed | Savings on Rs 1 Cr |
|---|---|---|---|
| Maharashtra | Rs 200 flat | 6% (Rs 6,00,000) | Rs 5,99,800 |
| Punjab | 0% (complete waiver) | 6% (Rs 6,00,000) | Rs 6,00,000 |
| UP | Rs 5,000 flat | 7% (Rs 7,00,000) | Rs 6,95,000 |
| Karnataka | Rs 1,000-5,000 fixed | 5% (Rs 5,00,000) | Rs 4,95,000+ |
| Gujarat | 1% | 4.9% (Rs 4,90,000) | Rs 3,90,000 |
| Rajasthan | 0% (to wife); 2.5% (others) | 6% (Rs 6,00,000) | Rs 3,50,000-6,00,000 |
| Tamil Nadu | 1% of market value | 7% (Rs 7,00,000) | Rs 6,00,000 |
| Madhya Pradesh | 1% (reduced from 5%) | 7.5% (Rs 7,50,000) | Rs 6,50,000 |
Maharashtra’s Rs 200 loophole: Gifting a Rs 5 crore property to your child in Maharashtra costs Rs 200 in stamp duty. Selling it costs Rs 30 lakh. The gift deed must be a genuine gift — no consideration (payment) can flow from the recipient.
Tax-free under income tax: Gifts from “specified relatives” (spouse, siblings, parents, children, and their spouses) are fully exempt under Section 56(2)(x). No income tax for the recipient, regardless of property value.
Inherited Property: Zero Stamp Duty, But Watch the Probate Trap
Property received through a will or intestate succession attracts zero stamp duty — because no transfer occurs. It is a devolution by operation of law.
The costs you still pay:
| Cost | Amount | Where |
|---|---|---|
| Mutation charges | Rs 25 to Rs 5,000 | All states |
| Probate court fees | 2-3% of property value | Mumbai, Kolkata, Chennai (mandatory in presidency towns) |
| Legal heir certificate | Rs 500-2,000 | If no will exists |
| Registered valuer report | Rs 5,000-15,000 | For subsequent sale |
Gift deed vs will — the estate planning decision: A gift deed transfers ownership during the donor’s lifetime (stamp duty applies per state rules). A will transfers after death (zero stamp duty but probate costs may apply). In Maharashtra, the gift deed route is almost always cheaper — Rs 200 vs potentially lakhs in probate fees.
Under-Construction vs Ready-to-Move: The Hidden 3-6% Gap
Stamp duty rates are identical for both. The real difference is GST and timing.
| Cost Component | Under-Construction | Ready-to-Move |
|---|---|---|
| Stamp duty | Same rate | Same rate |
| Registration | Same rate | Same rate |
| GST | 5% (above Rs 45L) / 1% (below Rs 45L) | 0% |
| Section 80C timing | Claim in year of payment | Claim in year of payment |
The Tamil Nadu split: Under-construction property stamp duty is calculated in two parts — 7% stamp duty + 4% registration on the land component (undivided share), and just 1% stamp duty + 1% registration on the construction agreement. This can save Rs 50,000-2 lakh vs the full rate.
Total transaction cost comparison on a Rs 1 Cr property (Maharashtra):
| Under-Construction | Ready-to-Move | |
|---|---|---|
| Stamp duty (5%) | Rs 5,00,000 | Rs 5,00,000 |
| Registration (1%) | Rs 30,000 (capped) | Rs 30,000 (capped) |
| GST (5%) | Rs 5,00,000 | Rs 0 |
| Total | Rs 10,30,000 | Rs 5,30,000 |
The under-construction flat costs Rs 5 lakh more in transaction costs alone — before accounting for rent during the 2-3 year construction period.
Section 80C Deduction: What Actually Qualifies
Both stamp duty and registration charges are deductible under Section 80C, up to the Rs 1.5 lakh overall limit.
The five catches:
- Old regime only. New tax regime filers get zero benefit. Since most salaried employees are now on the new regime, this deduction is increasingly irrelevant.
- Residential property only. Commercial property, plots, and agricultural land do not qualify.
- 5-year lock-in. Sell the property within 5 years and the entire deduction is clawed back — added to your taxable income in the year of sale.
- Shared limit. The Rs 1.5 lakh cap is shared with EPF, PPF, ELSS, LIC, NPS (Tier I), and tuition fees. If your EPF contribution is Rs 1.2 lakh/year, only Rs 30,000 remains for stamp duty.
- Year of payment. Claim the deduction in the year you actually paid stamp duty — not the year of possession. For under-construction property paid in 2024 with possession in 2027, the deduction goes in your FY2024-25 ITR.
Stamp Duty on Lease Agreements: The Refundable Deposit Trap
Registration is mandatory for any lease over 11 months. Unregistered leases are inadmissible as evidence in court.
Maharashtra’s formula:
Stamp duty = 0.25% x D
Where D = (Monthly rent x Number of months) + (Advance rent or non-refundable deposit) + (10% x Refundable deposit x Number of years)
The phantom interest charge: For refundable security deposits, the law imputes a notional 10% annual interest — and charges stamp duty on this interest that you never actually earned. On a Rs 50 lakh refundable deposit for a 5-year lease, stamp duty is calculated on Rs 25 lakh of phantom interest.
99-year leases are treated as near-conveyance transactions in most states. The stamp duty approaches the full sale deed rate.
From July 2025: All new rental agreements across India must be digitally stamped. Physical stamp paper is no longer valid. Penalty for non-compliance: Rs 5,000.
Stamp Duty Refund: The 2025 Supreme Court Ruling That Changed Everything
If your property deal falls through, you can claim a stamp duty refund. But the rules are strict.
General rules:
- Claim within 6 months to 2 years (varies by state)
- 10% administrative deduction is standard
- Property must not have changed ownership
The landmark ruling: In Harshit Harish Jain v. State of Maharashtra (2025), the Supreme Court ruled:
- The limitation period starts from the date of execution of the cancellation deed — not its registration date
- Maharashtra’s 2015 amendment reducing the refund window from 2 years to 6 months cannot apply retrospectively
- The court awarded 6% simple interest on delayed refunds
In this case, buyers paid stamp duty on a Rs 5.46 crore Mumbai flat, the deal collapsed, and they fought for years to recover Rs 27.34 lakh.
Action step: If a deal falls through, execute AND register the cancellation deed immediately. Do not wait — even a week’s delay can cost you the entire refund in states with short windows.
NRIs: Same Rates, Different Complications
NRIs pay identical stamp duty as resident Indians. Gender concessions apply equally.
Where NRIs face extra costs:
| Issue | Resident | NRI |
|---|---|---|
| TDS on property sale (buyer deducts) | 1% | 20% (LTCG) or 30% (STCG) |
| Agricultural land purchase | Allowed | Prohibited |
| Power of Attorney stamp duty | Not needed | Rs 100-500 per state |
| Payment channel | Any | NRE/NRO account only |
| Repatriation | Not applicable | Requires CA certificate + bank processing |
The TDS shock: When an NRI sells a Rs 1 crore property with LTCG, the buyer must deduct and deposit Rs 20 lakh as TDS — vs Rs 1 lakh for a resident seller. The NRI claims the excess back via ITR, but the cash flow impact is massive.
E-Stamping: The Mandatory Digital Shift
The Abdul Karim Telgi stamp paper scam (estimated Rs 30,000+ crore) was the catalyst for India’s shift to electronic stamping.
Current status:
- E-stamping operational: Haryana, Odisha, Gujarat, Karnataka, Delhi, Maharashtra, Assam, Tamil Nadu, Rajasthan, Himachal Pradesh, Andhra Pradesh, Uttarakhand, Jharkhand, UP, Puducherry, and merged UTs
- Karnataka’s KAVERI-2 (2025): Shifted stamp duty from paper-based fiscal instrument to a data-native digital process
- July 2025 mandate: All new rental agreements must be digitally stamped nationwide
E-stamps carry a unique QR code and identification number verifiable online. Physical stamp papers can be (and have been) counterfeited — e-stamps cannot.
India vs The World: How Our Stamp Duty Compares
| Country | Effective Rate | Structure |
|---|---|---|
| India | 5-13% | Flat rate per state + registration + surcharges |
| UK | 0-12% | Progressive bands. 0% on first GBP 125K. +3% for second homes |
| USA | 0-2% | 14 states charge nothing. Most charge 0.01-1% |
| Australia | 0-5.5% | Victoria replacing with annual property tax for commercial |
| Singapore | 1-6% (BSD) | +20-65% ABSD for second homes and foreigners |
| Dubai | 4% | Flat DLD transfer fee, split buyer/seller |
India charges 3-5x the global average. The World Bank has noted that Indian rates are “often above 10 percent” while most countries — including developing ones — stay below 5%.
A World Bank simulation found that revenues lost from lowering stamp duty closer to international levels would “quite likely be recovered in higher collections of other taxes” — because lower rates reduce underreporting and increase transaction volumes.
What Changed in 2025-2026
| Change | When | Impact |
|---|---|---|
| Registration Bill 2025 replaces 1908 Act | 2025 | Digital payment mandatory, 7-day processing deadline |
| Mandatory digital stamping for rentals | July 2025 | Rs 5,000 penalty for physical stamp paper |
| Karnataka registration charges | Aug 2025 | Increased from 1% to 2% |
| Maharashtra Ready Reckoner rates | FY 2026-27 | Frozen at prior year levels — no increase |
| Telangana guideline values | 2026 | 30-50% upward revision in core Hyderabad |
| Maharashtra Stamp Amendment Act 2026 | April 2026 | Allowance threshold raised from Rs 5L to Rs 20L |
| UP blood relative transfers | 2025 | Capped at flat Rs 5,000 stamp duty |
| Goa e-stamping | April 2025 | Made mandatory |
The Stamp Duty Revenue Machine
Stamp duty is the third-largest revenue source for most Indian states.
| State | FY2025-26 Revenue |
|---|---|
| Maharashtra | Rs 60,569 crore (target FY2026-27: Rs 68,600 crore) |
| Gujarat | Rs 19,103 crore (up 30% YoY after jantri rate doubling) |
| UP | ~Rs 20,000 crore (estimated) |
| Tamil Nadu | ~Rs 15,000 crore (estimated) |
| Karnataka | ~Rs 14,000 crore (estimated) |
National stamp duty collection crossed Rs 1.27 lakh crore in FY2021 and has grown significantly since. This revenue dependency is precisely why states resist cutting rates — even when evidence shows lower rates increase total collections.
State-by-State Quickfire: The One Thing to Know
- Maharashtra: Floor rise premium — higher floors = higher stamp duty on the same flat
- Karnataka: Surcharges and cess on properties above Rs 45 lakh push effective rate to 7.6%
- Tamil Nadu: 11% total (7% + 4% registration) — the highest effective cost in India
- Rajasthan: Labour cess of 20% on stamp duty is the hidden extra nobody budgets for
- Himachal Pradesh: Non-residents pay 12% — designed to prevent land hoarding by outsiders
- Sikkim: Locals pay 5-6%, outsiders pay 9-10% — largest local/non-local gap in India
- Telangana: Rural rate (7.5%) is paradoxically higher than urban (6%)
- Chhattisgarh: Registration at 4% is the highest registration charge in any state
- Puducherry: 10% base rate among UTs — women’s 50% concession has conflicting reports
- J&K: 4% gender gap (7% male, 3% female) — register in wife’s name, save lakhs
How to Actually Reduce Your Stamp Duty
-
Register in a woman’s name in states that offer gender concession. In J&K, this saves 4% outright. In Gujarat, women get both 1% stamp duty reduction and complete registration fee waiver.
-
Use gift deed for family transfers. In Maharashtra, gifting a Rs 5 crore property costs Rs 200. Selling it costs Rs 30 lakh. Punjab waives gift deed duty entirely for blood relatives.
-
Buy ready-to-move instead of under-construction. Same stamp duty, but you save 1-5% GST — Rs 1-5 lakh on a Rs 1 crore property.
-
Check circle rate before negotiating price. If you negotiate below circle rate, you pay stamp duty on the higher circle rate anyway — and face income tax consequences under Section 56(2)(x). Negotiate only above the circle rate.
-
Buy jointly from the start. Adding a spouse’s name later requires a separate gift/sale deed with fresh stamp duty. Joint purchase from day one avoids this entirely.
-
Claim Section 80C if you are on the old tax regime. Both stamp duty and registration charges qualify, up to Rs 1.5 lakh.
-
Time your purchase around state-level rate changes. Maharashtra froze ready reckoner rates for 2026-27. Gujarat doubled jantri rates in 2023-24 — if you bought before the revision, you saved lakhs.
Stamp duty rates change frequently. Rates in this article are as of April 2026 based on state IGR/IGRS portals, IRDAI data, and verified financial sources. For states flagged with conflicting data (Assam, Punjab, Puducherry), verify directly with the local Sub-Registrar before transacting. Stamp duty is a state subject — the central government does not set or control these rates.
Related: Capital gains on inherited property | Section 54 exemption | Home loan tax benefits | NRI property sale TDS
HonestMoney.in Editorial Team
Research-backed content sourced from official publications, regulatory filings, verified data, and real-world experiences. Updated .
Frequently Asked Questions
Which state has the highest stamp duty in India?
Meghalaya at 9.9-10% for male buyers, followed by Mizoram at 9%. Among commonly transacted states, Kerala charges 8% with no gender concession, and Madhya Pradesh charges 7.5% uniformly. When you add registration charges, Madhya Pradesh reaches 10.5% total transaction cost and Tamil Nadu reaches 11% (7% stamp duty + 4% registration). These are the most expensive states to buy property in.
Which state has the lowest stamp duty in India?
Ladakh has the lowest stamp duty for women at just 2% (4% for men). Among states, Jharkhand charges a flat 4% with no gender differentiation. Goa starts at 3.5% for properties under Rs 50 lakh. Karnataka charges just 2% for properties under Rs 20 lakh. Telangana has a low 4% base rate but adds 0.5% registration plus 1.5% transfer duty in urban areas, bringing the effective cost to 6%.
Do women get lower stamp duty in India?
Yes, in about 22 of 36 states and UTs. The largest concession is in Jammu and Kashmir where women pay 3% vs 7% for men — a 4% gap that saves Rs 4 lakh on every Rs 1 crore property. Gujarat offers 1% lower stamp duty plus complete waiver of registration charges for women. Delhi gives women 2% off (4% vs 6%). Kerala, Karnataka, Tamil Nadu, Madhya Pradesh, and Jharkhand offer no gender concession at all — rates are identical for men and women.
Is stamp duty calculated on agreement value or circle rate?
Stamp duty is calculated on whichever is HIGHER — the agreement value (what you actually paid) or the circle rate (government's minimum valuation, called ready reckoner rate in Maharashtra, guidance value in Karnataka). If you buy a flat for Rs 75 lakh but the circle rate values it at Rs 85 lakh, you pay stamp duty on Rs 85 lakh. Additionally, under Section 50C and 56(2)(x) of the Income Tax Act, both the seller and buyer face tax consequences on the difference if the gap exceeds 10%.
Can I claim stamp duty as a tax deduction?
Yes, both stamp duty and registration charges are deductible under Section 80C up to Rs 1.5 lakh — but only under the old tax regime. New tax regime filers get zero benefit. The deduction is available only for residential property (not commercial or land). Claim it in the year of payment, not possession. Critical catch: if you sell the property within 5 years of purchase, the entire 80C deduction is reversed and added to your taxable income that year.
How much stamp duty do I pay on a gift deed to a family member?
This varies dramatically by state. Maharashtra charges just Rs 200 flat for gift deeds to blood relatives — meaning a Rs 5 crore property transfer to your child costs Rs 200 in stamp duty vs Rs 30 lakh via sale deed. UP charges Rs 5,000 flat. Punjab waives stamp duty entirely for blood relatives. Karnataka charges Rs 1,000-5,000 fixed. Tamil Nadu charges 1% of market value. Rajasthan exempts wife-to-husband transfers. Always use gift deed over sale deed for family transfers where possible.
Is stamp duty payable on inherited property?
No. Property inherited through a will or intestate succession attracts zero stamp duty because no transfer occurs — it is a devolution by operation of law. However, you must pay mutation charges (Rs 25 to Rs 5,000 depending on state) to update municipal records. In Mumbai, Kolkata, and Chennai, probate of the will is mandatory and court fees can be 2-3% of property value. When you eventually sell the inherited property, the buyer pays full stamp duty on that transaction.
What is the stamp duty on under-construction property vs ready possession?
Stamp duty rates are identical for both. The real difference is GST: under-construction properties attract 5% GST on units above Rs 45 lakh (1% for affordable housing under Rs 45 lakh), while ready-to-move properties are GST-exempt. In Tamil Nadu, under-construction property stamp duty is split — 7% on the land component and just 1% on the construction agreement. The total transaction cost for under-construction can be 3-6% higher than ready possession when GST is included.
Can I get a stamp duty refund if my property deal is cancelled?
Yes, but time limits are strict. Most states allow refund claims within 6 months to 2 years of the original transaction, with a 10% administrative deduction. The Supreme Court ruled in 2025 (Harshit Harish Jain v. State of Maharashtra) that the limitation period starts from the date of execution of the cancellation deed, not its registration. The court also awarded 6% interest on delayed refunds. Execute and register the cancellation deed immediately when a deal falls through — any delay can forfeit your refund entirely.
What happens if I underreport property value to pay less stamp duty?
The penalty can be up to 10x the deficient stamp duty amount, plus 2% interest per month on the shortfall. However, the Supreme Court has ruled (State of Maharashtra vs Ravindra Babulal Jain, 2016) that mere valuation disagreements are not criminal offences — they are administrative matters handled by the Collector. Additionally, under Section 50C of the Income Tax Act, the seller pays capital gains tax on the circle rate (not the lower declared price), and under Section 56(2)(x), the buyer must declare the difference as taxable income.
Is stamp duty different for commercial vs residential property?
Yes, in most states commercial property attracts 1-2% higher stamp duty. Mumbai charges 6% for residential but 8-10% for commercial. Tamil Nadu charges 7% residential vs 8% commercial. However, states like Delhi, Karnataka, and Kerala apply the same rate regardless of property type. The bigger cost difference is in registration charges and municipal levies, which are often higher for commercial transactions.
Do NRIs pay different stamp duty rates in India?
No. NRIs pay identical stamp duty rates as resident Indians. Gender concessions (women pay less) also apply equally to NRI women. The real complication is elsewhere: when an NRI sells property, the buyer must deduct TDS at 20% for LTCG or 30% for STCG — vs just 1% when a resident sells. NRIs cannot buy agricultural land, farmhouses, or plantation property at all. All payments must go through NRE/NRO banking channels. Power of Attorney for NRIs attracts its own stamp duty (Rs 100-500 by state).
What changed in stamp duty rules in 2025-2026?
Four major changes. First, the Registration Bill 2025 replaced the 112-year-old Registration Act of 1908, mandating digital payment and 7-day processing. Second, from July 2025, all new rental agreements across India must be digitally stamped — physical stamp paper is invalid, with Rs 5,000 penalty for non-compliance. Third, Maharashtra froze ready reckoner rates for 2026-27 (no increase). Fourth, Karnataka increased registration charges from 1% to 2% in August 2025. Telangana revised guideline values upward by 30-50% in core Hyderabad areas.
Disclaimer: This information is for educational purposes only and does not constitute financial advice. Rates, returns, and tax rules are based on published data as of the date mentioned and may change. Consult a qualified financial advisor before making investment decisions.