Uttar Pradesh Buyer Guide

Stamp Duty & Registration Charges for Plots in UP

Stamp duty and registration are the biggest on-top costs when buying a plot in Lucknow or Kanpur. Here's how the charge is worked out, what changed for women buyers in 2025, and how to get the exact figure for your deed before you pay.

Last updated: 15 October 2026

The short version

Stamp duty is a percentage of the property's value, and registration fee is charged on top.
The value used is the higher of the price written in the deed and the government's valuation for that location (the circle rate).
Women buying in their own name get a 1% stamp duty concession on property worth up to ₹1 crore.
The exact amount for your deed comes from the IGRSUP calculator and the sub-registrar, not from any blog, including this one.

What the rates usually are

For an ordinary sale deed in UP, stamp duty has generally been charged at about 7% of the value, with a registration fee of about 1% on top. Treat these as working figures for budgeting, not a promise: the rate for your deed depends on the type of document, the property, any concession that applies, and the rules in force on the day you register. The official IGRSUP portal has a stamp-duty and registration-fee calculator. Use it, and confirm the result with the sub-registrar's office or your lawyer.

The concession for women buyers

On 22 July 2025 the UP Cabinet approved a 1% stamp duty discount on property worth up to ₹1 crore when it is bought in a woman's name, as reported by All India Radio. Before that, the discount applied only to property up to ₹10 lakh, with a maximum saving of ₹10,000.

The announcement does not explain how joint purchases (for example, a husband and wife buying together) are treated. If you plan to buy jointly, ask the sub-registrar or your lawyer how the concession applies to your deed before you decide whose name goes on it. Don't change the ownership plan only to save stamp duty without understanding what it means for ownership, loans and inheritance.

What the amount is calculated on

Charges are calculated on whichever is higher: the government-notified circle rate value for that location and type of land, or the actual sale value in the deed. Buying below the circle rate does not reduce your stamp duty; it is still charged on the circle-rate value. IGRSUP explains how valuation works in its published valuation principles.

Things that commonly change the valuation of a plot:

Whether the land is recorded as residential, commercial or agricultural.
Whether it faces a main road or a wider road.
The area, which must match the deed, the layout and the revenue record. Use our plot size converter to check units.
Any construction on the plot, such as a boundary wall or a building.

A worked example

Example only, using the working rates above: a plot whose circle-rate value is ₹30 lakh, bought by a man as sole owner at an agreed price of ₹28 lakh. Duty is charged on the higher figure, ₹30 lakh: about ₹2.1 lakh in stamp duty at 7%, plus about ₹30,000 registration fee at 1%, so roughly ₹2.4 lakh in total.

If the same plot were bought by a woman in her own name, the 1% concession would bring stamp duty down to about ₹1.8 lakh, a saving of about ₹30,000 on this example. Your real figures will come from the calculator and the sub-registrar.

Other costs to budget for

Stamp duty and registration are not the only costs on registry day. Also budget for:

Your lawyer's fee for title checks and drafting the deed.
Deed-writing, typing and copy charges.
Any development authority transfer, lease or freehold charges for scheme plots.
Mutation in the revenue or authority records afterwards. See our mutation guide.
Travel and time for the registry appointment with both parties and witnesses.

How to pay safely

Stamp duty is paid as e-stamp through the official system before the registry appointment. Our registry process guide covers the steps. Pay only through official channels, keep the e-stamp certificate, and check that the amount, names and property details on it match your deed. Be wary of anyone who offers to "reduce" your stamp duty by writing a lower price in the deed: duty is charged on the circle-rate value anyway, and under-declaring creates legal risk for you.

Rates change, confirm before you pay

State governments revise stamp duty, registration fees and concessions periodically. Treat the figures above as a starting point and confirm the current rate on IGRSUP and with the sub-registrar's office or a property lawyer before you commit to a purchase.

Quick checklist

I have checked the circle-rate value for my plot, not just the agreed price.
I have run the IGRSUP calculator for my exact deed.
I know whether the women's concession applies, and how, for my ownership plan.
My budget includes legal fees, authority charges and mutation.
I will pay duty only through official e-stamp channels.

Sources

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