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West Bengal · 2025-2026 · Current Rates

Calculate Stamp Duty
& Registration in WB

Instant, accurate calculations for all areas — Kolkata, New Town, Salt Lake, Rajarhat & more.

✓ Urban & Rural Rates ✓ Surcharge on ₹1Cr+ ✓ Registration 1.1% ✓ Free Forever
Rates Last Verified on —
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West Bengal Property Calculator

✨ Women buyers save 1% on stamp duty — Urban rate becomes 5%, Rural becomes 4%.
  • Market Value = Government-assessed circle rate (minimum floor price).
  • Agreement Value = What you actually agreed to pay the seller.
  • West Bengal IGR calculates stamp duty on the higher of the two.
  • If your deal is ₹40L but circle rate is ₹55L → stamp duty is on ₹55L.
  • Always enter the Market Value / Circle Rate below for accurate duty.
₹
e.g. type 7500000 for "Seventy-Five Lakhs"
Please enter a valid property value.
Total Government Charges
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Detailed Breakdown
Base Stamp Duty 6%
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Women Buyer Rebate −1%
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Total Stamp Duty 6%
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Registration Fee 1.1%
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Total Payable
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Note: This is an estimate based on 2026 WB Stamp Act rates. Final amount may vary based on IGR Bengal's registered circle rates, property category, and applicable exemptions. Always verify with a registered document writer or IGR office.
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Property TypeStamp DutySurcharge (>₹1Cr)Reg. Fee
Urban / Municipal (KMC, BMC etc.)6%+1%1.1%
Rural / Panchayat Area5%+1%1.1%
Agriculture LandVaries—1.1%

Registration fee is calculated on Market Value. The 1% surcharge applies on stamp duty only when property value exceeds ₹1 Crore.

AreaTypical Range (₹/sqft)ZoneTotal Stamp Duty & Surcharge (>₹1Cr)
Kolkata (South/Central)₹5,000 – ₹18,000Urban7%
Salt Lake (Bidhannagar)₹6,000 – ₹14,000Urban7%
New Town (AA/AB/AC)₹4,500 – ₹9,500Urban7%
Rajarhat₹3,500 – ₹7,000Urban/Rural6–7%
Lake Town / BT Road₹4,000 – ₹8,500Urban7%
Madhyamgram₹2,500 – ₹5,500Urban/Rural6–7%
Joka₹3,000 – ₹6,500Urban/Rural6–7%
Sonarpur₹2,200 – ₹5,000Rural6%

⚠️ Note on Surcharge: Even in Rural areas, properties above ₹1 Crore attract 5% + 1% surcharge = 6% effective stamp duty. The surcharge applies to stamp duty only — Registration Fee (1.1%) is unaffected.

Tip: Always check the official circle rates at wbregistration.gov.in

📍 Circle Rate — New Town (Rajarhat) 2025-2026 High Demand Zone

New Town is divided into Action Area I (AA-I), Action Area II (AA-II), and Action Area III (AA-III), each with distinct government Circle Rates set by IGR West Bengal:

  • AA-I (DLF, Unitech, Eco Space): ₹5,500–₹9,500/sqft — Premium zone, highest circle rates in New Town.
  • AA-II (Biswa Bangla Gate, Tata Cancer Hospital belt): ₹4,800–₹8,200/sqft — Rapidly appreciating.
  • AA-III (Airport-adjacent, peripheral): ₹3,500–₹6,500/sqft — Emerging zone with lower base rates.
  • HIDCO Leasehold plots: Consult wbregistration.gov.in for mouza-specific rates — HIDCO plots have unique circle rate classifications.

Stamp duty on New Town properties is 6% (Urban). For properties above ₹1 Crore, a 1% surcharge applies, making effective stamp duty 7%. Always use the IGR portal's MV calculator with the exact mouza name for the most accurate circle rate.

Circle Rate West Bengal — What You Need to Know

The Circle Rate (also called Market Value in IGR West Bengal records) is the government's minimum floor price for property in each locality. Stamp duty is always charged on whichever is higher — the Circle Rate or the agreed sale price. This applies across all districts, including stamp duty in Howrah, Siliguri, and Durgapur, where rates follow the same Urban (6%) / Rural (5%) structure. Use the official IGR West Bengal portal at wbregistration.gov.in to look up your area's circle rate before calculating.

Step 1: Determine if your property is in a Municipal (Urban) or Panchayat (Rural) area.

Step 2: Identify the higher of Market Value and Agreement Value. Stamp duty is always charged on the higher figure.

Step 3: Apply base rate — 6% (Urban) or 5% (Rural). Add 1% surcharge if value exceeds ₹1 Crore.

Step 4: Add Registration Fee of 1.1% of Market Value.

Step 5: Total = Stamp Duty + Registration Fee. This is paid at the Sub-Registrar's office or via eStamp.

📌 After Registration: Don't Forget Mutation Important

Registration transfers legal ownership — but your name won't appear in government land records until you complete Mutation (নামজারি). This is a separate process:

  • Rural / Panchayat land: Apply at the BL&LRO (Block Land & Land Reforms Office).
  • Urban / Municipal property: Apply at your local Municipality / Corporation.
  • Mutation is required for property tax records, future resale, and home loan purposes.
  • Skipping mutation can cause legal and financial complications for the new owner.

Rebates available:

  • Women buyers: Some municipalities offer reduced duty for properties in a woman's name.
  • First-time homebuyers: Check state housing scheme notifications for applicable rebates.
  • Gifted property: Stamp duty is lower for gifts between blood relatives.
  • eStamp: No additional fee over standard rates.

Always consult a licensed document writer registered with IGR Bengal for exemption eligibility.

⚠️ New Town buyers — read before you sign. Properties in New Town (Rajarhat) carry a unique leasehold layer that adds cost and steps on top of standard stamp duty and registration. These charges are not collected at the sub-registrar's office.

Why is this different? WBHIDCO (West Bengal Housing Infrastructure Development Corporation) originally allotted New Town plots on a 99-year leasehold basis — meaning the government retains ownership of the land. Every time a leasehold property changes hands, HIDCO and NKDA both have a role in approving and charging for that transfer.

ChargePayable ToWhen DueAmount
HIDCO NOC WBHIDCO Before registration (secondary sale) Fee varies by category — verify at wbhidcoltd.com
NKDA Transfer Fee NKDA After registration, before mutation Slab-based on plot size/flat type — verify at nkdamar.org
Leasehold→Freehold Conversion WB Govt / HIDCO One-time (optional but recommended) % of Circle Rate (use leaseholdtofreeholdwb.com calculator — part of WB e-District)
Annual Lease Rent WBHIDCO / NKDA Yearly (until freehold conversion) Nominal — varies by plot area and action area

🔄 Leasehold to Freehold Conversion (Jan 2023 Scheme): The West Bengal government launched a one-time conversion scheme that allows eligible HIDCO allottees to convert their title to full freehold. Once converted, you no longer need HIDCO NOC for future resales — making the property significantly easier (and cheaper) to transact. Apply at leaseholdtofreeholdwb.com — this portal is part of the WB e-District ecosystem, so if you already have a WB e-District account (used for certificates, mutations, etc.), you can log in directly without registering again.

✅ Buyer's Checklist for New Town Properties:

  • Check if property is already freehold (no HIDCO NOC needed if converted)
  • Verify no pending HIDCO dues before paying token amount
  • Obtain HIDCO NOC before visiting the sub-registrar office
  • Pay NKDA transfer fee after registration to complete the ownership chain
  • Initiate mutation at NKDA (not BL&LRO) for properties within New Town limits
1 — Identity & KYC Buyer · Seller · Witnesses
  • Aadhaar Card: Original + 2 self-attested photocopies per party. Crucial for biometric verification at the ADSR office.
  • PAN Card: Original + 2 copies. Mandatory for all transactions above ₹5 Lakhs.
  • Passport Photos: 3 recent colour photos (white background) for each party.
  • Witnesses: Two adults with their own Aadhaar & PAN cards.
  • Power of Attorney (if applicable): Original registered POA if someone is signing on behalf of a party.
2 — The Property "Paper Trail" Verify before deed drafting
  • Mother Deed (দলিল): Copies of ownership documents for the last 30 years.
  • Record of Rights — Parcha / Khatian: Verified status from the Banglarbhumi portal.
  • Mutation Certificate (নামজারি): Confirms the Seller is the current recorded owner in Govt. records.
  • Latest Property Tax Receipt: Up-to-date KMC / Municipality / Panchayat tax paid receipt.
  • Land Conversion Certificate: Required if land was converted (e.g., Sali to Bastu).
3 — Apartments & Projects Flats & gated communities only
  • Sanctioned Building Plan: Approved by KMC / HIDCO / NKDA or local Municipality.
  • Completion / Occupancy Certificate (CC / OC): Required if the building is complete.
  • WBHIRA / WBRERA Registration: Confirm the project is registered with the state housing authority.
  • NOC from Society / Association: If applicable — obtain before deed drafting.
4 — Financial Compliance & Govt. Dues All paid via GRIPS portal
  • E-Assessment Slip: Query Number generated from wbregistration.gov.in portal.
  • Stamp Duty Payment Receipt: Generated via the GRIPS portal after payment.
  • Registration Fee Receipt: Also generated via the GRIPS portal.
  • TDS Receipt — Form 26QB: Mandatory 1% TDS proof if property value is ₹50 Lakhs or more.
📄
The 2026 WB Property Registration Checklist (PDF)

Printable version with all 5 sections, Day-of-Registration guide & Mutation reminder.

⬇ Get PDF

West Bengal Property Registration — Guides & Resources

In-depth articles curated by West Bengal property professionals to help you navigate stamp duty, IGR portal, and registration with confidence.

Guide 01

Understanding Circle Rates in West Bengal: A 2025-2026 Perspective

When buying property in West Bengal, one of the most important — and often misunderstood — concepts is the Circle Rate, officially known as the Ready Reckoner Rate or the government-assessed minimum value. Set annually by the Directorate of Registration & Stamp Revenue (IGR West Bengal), circle rates determine the minimum floor price below which a property cannot be registered for stamp duty purposes.

What is a Circle Rate?

A circle rate is the minimum market value assigned by the government to a property based on its location, type (land/flat/commercial), and local infrastructure. If you purchase a flat for ₹45 lakhs but the government's circle rate values it at ₹55 lakhs, stamp duty will be levied on ₹55 lakhs — not the transacted price. This prevents undervaluation of properties to evade stamp duty.

How Circle Rates Vary Across West Bengal

Circle rates differ enormously across the state. In premium zones like Alipore, Ballygunge, and South Kolkata, rates can range from ₹6,000–₹12,000 per sq ft for residential flats. In emerging corridors like New Town (Rajarhat) Action Area I & II, rates typically range from ₹4,500–₹7,500 per sq ft. Peri-urban areas like Barasat, Naihati, or Asansol see much lower rates, often ₹800–₹2,500 per sq ft for land.

How to Find the Official Circle Rate

The official circle rate can be found on the IGR West Bengal portal (wbregistration.gov.in) under the "Market Value" calculator. You will need the mouza name, plot number, and property type. The portal also provides the e-assessment slip, which is mandatory before registration.

Circle Rates and the 2025-2026 Update

The West Bengal government periodically revises circle rates via gazette notifications. As of 2025-2026, rates in high-demand zones have seen a moderate upward revision, reflecting rising construction costs and land scarcity. Always verify the current rate just before signing any sale agreement, as rates can change mid-year. A licensed Deed Writer registered with IGR Bengal can confirm the applicable rate for your specific mouza and khatian number. Understanding circle rates before negotiating your property price can save you from surprise stamp duty bills at the time of registration.

Guide 02

Step-by-Step Guide to the IGR West Bengal Portal (wbregistration.gov.in)

The IGR West Bengal portal (wbregistration.gov.in) is the official digital gateway for all property registration-related services in the state. It has significantly digitised the process, eliminating long queues at sub-registrar offices.

Step 1: Calculate Market Value and Stamp Duty

Visit wbregistration.gov.in → click "E-Services" → select "Calculator for MV, SD & RF". Choose your deed type, enter the mouza and plot number. The portal displays the government-assessed market value, applicable stamp duty, and registration fee.

Step 2: Generate the e-Assessment Slip

After calculating, generate an e-Assessment Slip — a unique query number assigned to your transaction. This slip is mandatory and must be produced at the sub-registrar's office. It serves as proof that you have used the official calculator.

Step 3: Pay via GRIPS Portal

Stamp duty and registration fees must be paid through the GRIPS portal (Government Receipt Portal System) — not in cash. Navigate to grips.wb.gov.in → select "Registration" → enter transaction details and pay via net banking, UPI, or card. Download and save the payment challan.

Step 4: Book an Appointment at the ADSR Office

After payment, book a time-slotted appointment at the nearest Additional District Sub-Registrar (ADSR) office via the IGR portal. Biometric verification of all parties is mandatory on the day.

Step 5: Registration and Document Collection

On appointment day, carry all originals, photocopies, the e-assessment slip, and GRIPS challan. The deed is scanned and biometrics captured. The registered deed is typically ready within 7–15 working days or downloadable digitally. After registration, initiate mutation separately at KMC or BL&LRO to complete the process.

Guide 03

Common Mistakes to Avoid During Property Registration in Kolkata

Property registration in Kolkata involves multiple government departments, strict documentation requirements, and significant financial transactions. A single error can delay registration, attract penalties, or even render a deed legally challengeable.

Mistake 1: Using Agreement Value Instead of Circle Rate

Stamp duty in West Bengal is always levied on the higher of the agreement value or the government circle rate. Buyers who enter only the transacted price often get a lower figure — then face a shock at the sub-registrar's office. Always check the applicable circle rate on the IGR portal first.

Mistake 2: Skipping Mutation After Registration

Registration ≠ Mutation. Registration transfers legal ownership, but Mutation (নামজারি) updates government land records. Without mutation, your name will not appear in Khatian or property tax records, creating complications in future resale, home loans, and inheritance. Apply within 3 months of registration.

Mistake 3: Not Checking the Mother Deed Chain

Always verify a continuous 30-year chain of title documents. If a previous sale deed has an encumbrance or discrepancy, it can invalidate your purchase. Instruct a licensed Deed Writer to conduct a title search and verify Khatian records on the Banglarbhumi portal before signing any agreement.

Mistake 4: Forgetting TDS on High-Value Properties

Buyers of properties above ₹50 lakhs must deduct 1% TDS and deposit it via Form 26QB on the Income Tax portal within 30 days. Failure attracts interest and penalties. This is separate from stamp duty and is missed by many first-time buyers.

Mistake 5: Not Paying via GRIPS

West Bengal mandates stamp duty payment exclusively through the GRIPS portal. Cash or DD payments at the sub-registrar office are not accepted. Always pay online, download the e-challan, and carry it on registration day.

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