Stamp duty is the single largest hidden cost of buying property in India — it can add ₹3-8 lakh to your purchase on an ₹80 lakh flat. And honestly, unlike the property price, you cannot negotiate stamp duty with anyone. It is a government tax, fixed by your state.
But here is what most buyers miss: women get a 1-2% discount in many states, first-time buyers get concessions, and registering during state-announced amnesty periods can save lakhs. We have compiled every state's rates and exemptions — our users have collectively saved crores just by knowing these rules before visiting the sub-registrar office.
Calculate Stamp Duty — State-Wise Rates
All states, male/female rates, exemptions included.
What Is Stamp Duty and Why Do You Pay It?
Stamp duty is a tax paid to the state government when you transfer property ownership. Think of it as the government's fee for legally recognizing your property purchase. Without paying stamp duty, the property transfer has no legal standing.
- Who pays: The buyer (unless otherwise agreed in the sale deed)
- When: Before or at the time of property registration
- How: E-stamping (most common), physical stamp paper, or franking
- Based on: Property value (agreement value or circle rate, whichever is higher)
Stamp duty applies not just to property sale — it also applies to gift deeds, lease agreements, power of attorney, partnership deeds, and other legal documents. Rates differ for each.
Stamp Duty Rates for Major States (2026)
| State | Male | Female | Joint (M+F) | Notes |
|---|---|---|---|---|
| Maharashtra | 6% | 5% | 5% | 1% metro cess in Mumbai/Pune |
| Delhi | 6% | 4% | 5% | Lower rates for women |
| Karnataka | 5% | 5% | 5% | +1% surcharge above ₹45L |
| Tamil Nadu | 7% | 7% | 7% | No gender discount |
| Uttar Pradesh | 7% | 6% | 6.5% | 1% rebate for women |
| Rajasthan | 6% | 5% | 5.5% | 1% rebate for women |
| Gujarat | 4.9% | 4.9% | 4.9% | Lowest major state |
| Telangana | 6% | 6% | 6% | No gender discount |
| Kerala | 8% | 8% | 8% | Highest major state |
| West Bengal | 6-7% | 6-7% | 6-7% | Slab-based by value |
Gujarat has the lowest stamp duty among major states at 4.9%. Kerala has the highest at 8%. The difference on a ₹1 crore property is ₹3.1 lakh — some NRIs even consider this when choosing investment cities.
Stamp Duty Exemptions and Concessions
- Women buyers: 1-2% discount in Maharashtra, Delhi, UP, Rajasthan, Haryana. Register in wife or mother name to save ₹1-2 lakh.
- Affordable housing: Properties under ₹45 lakh may qualify for reduced stamp duty in some states. Check your state specific scheme.
- First-time buyers: Some states (like Rajasthan) offer concessions for first property purchase.
- Agricultural land: Lower stamp duty rates (typically 3-5%) compared to residential property.
- Gift to family: Reduced rates for property gifted between close relatives (parents, children, siblings) in most states.
- Government amnesty: States occasionally announce temporary stamp duty reductions to boost real estate. Maharashtra did this in 2020 (reduced to 2%) — buyers saved ₹2-4 lakh per flat.
How to Pay Stamp Duty Online
- Calculate amount: Use our calculator with your property value and state
- Choose payment mode: E-stamping (recommended) through SHCIL (Stock Holding Corporation of India) or state-specific portals
- Visit authorized center: E-stamping centers at banks, post offices, or authorized agents
- Pay online: Net banking, UPI, or demand draft
- Receive e-stamp certificate: Contains unique identification number (UIN) for verification
- Present during registration: Carry original e-stamp certificate to the sub-registrar office
Verify your e-stamp: After receiving it, verify the UIN on shcilestamp.com. Fraudulent stamp papers exist — verification takes 30 seconds and protects you from a potentially devastating fraud.
Stamp Duty on Other Documents
| Document | Typical Stamp Duty |
|---|---|
| Rental/Lease Agreement | ₹100-500 or 1-2% of annual rent |
| Gift Deed (family) | 2-3% (reduced rate) |
| Gift Deed (non-family) | Same as sale (5-8%) |
| Power of Attorney | ₹100-500 (general) or stamp duty rate (for property) |
| Partnership Deed | ₹500-1,000 |
| Will | Nil (no stamp duty on wills) |
Important: Rental agreements above 11 months must be registered and stamp duty paid. Many landlords keep leases at 11 months specifically to avoid registration — but this offers less legal protection for both parties.
How to Use the Tool (Step by Step)
- 1
Enter property value
Agreement value or circle/ready reckoner rate.
- 2
Select state
Rates vary significantly by state.
- 3
Select buyer details
Gender and buyer type for applicable discounts.
- 4
Get stamp duty amount
Exact amount plus registration and total cost.
Frequently Asked Questions
How is stamp duty calculated?+−
Stamp duty = Property value × State stamp duty rate. The property value used is the HIGHER of agreement value or government circle/ready reckoner rate. If your agreement says ₹80 lakh but circle rate is ₹90 lakh, stamp duty is on ₹90 lakh.
Is stamp duty less for women?+−
Yes, in many states. Delhi: 4% for women vs 6% for men. Maharashtra: 5% vs 6%. UP: 6% vs 7%. On a ₹1 crore property in Delhi, a woman buyer saves ₹2 lakh. Joint registration with a woman typically qualifies for the lower rate.
Can I pay stamp duty online?+−
Yes — through e-stamping via SHCIL authorized centers or state-specific portals. Payment can be made via net banking, UPI, or DD. You receive an e-stamp certificate with a unique ID that can be verified online.
What is the penalty for not paying stamp duty?+−
Unregistered or under-stamped documents are not admissible as evidence in court. If caught, you must pay the deficit stamp duty plus a penalty of up to 10× the deficient amount plus interest. It is never worth the risk.
Is stamp duty refundable?+−
In very limited cases — if the property deal falls through before registration, you can apply for refund within 6 months (varies by state). After registration, stamp duty is non-refundable. Some states charge a processing fee for refund applications.
Is stamp duty included in home loan?+−
Most banks do not include stamp duty in home loans — it must be paid from your own funds. However, some banks offer top-up loans for registration costs. Budget stamp duty separately from your down payment.
What is the difference between stamp duty and registration charges?+−
Stamp duty is a state tax (3-8% of property value). Registration charges are administrative fees for recording the transaction at the sub-registrar office (typically 0.5-1%, often capped). Both are mandatory and separate payments.
Do NRIs pay different stamp duty?+−
No — NRIs pay the same stamp duty rates as residents. However, NRIs face additional requirements: PAN card, power of attorney (if not present), and compliance with FEMA regulations. TDS at 20-30% is deducted from the seller NRI.
Calculate Stamp Duty — State-Wise Rates
All states, male/female rates, exemptions included.
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