Maharashtra charges 6% stamp duty for men and 5% for women who are sole owners in Mumbai, and 7% and 6% in Pune, Thane and most of the Mumbai region, with a registration fee of 1% capped at ₹30,000. The 1% metro cess and, in some cities, a 1% local body tax sit inside those headline rates, and duty is charged on the higher of your price and the Ready Reckoner value.
Most Maharashtra buyers budget for "stamp duty" and then meet three more terms at the Sub-Registrar's office: metro cess, local body tax and the Ready Reckoner Rate. A flat in Mumbai costs 6% to register. The same flat in Thane costs 7%. A flat in a gram panchayat on the outskirts costs far less. And if the flat is bought in a woman's sole name, the rate drops by a point.
This guide shows how the pieces fit together, where Maharashtra's rates stand in 2026, how to pay through GRAS, and what the numbers look like on real property values.
Quick answer (2026): Stamp duty in Maharashtra is built from a 5% base (4% for a woman who is the sole owner of residential property), a 1% metro cess in Mumbai and the metro cities, and a 1% local body tax (LBT) in Pune, Thane and Nagpur, and per most sources Navi Mumbai. That gives 6% / 5% in Mumbai and 7% / 6% in Pune, Thane and similar areas. The registration fee is 1% of the value, capped at ₹30,000 for property above ₹30 Lakhs. Ready Reckoner rates were unchanged for FY 2026-27.
- The legal framework
- Maharashtra stamp duty rates in 2026
- The 1% metro cess and the local body tax
- The 1% women's concession
- Registration fee and the ₹30,000 cap
- Agreement value vs Ready Reckoner value
- Step-by-step: IGR Maharashtra valuation and GRAS payment
- Worked examples
- Other documents and tax savings
- Documents checklist and common errors
- Frequently asked questions
1. The Legal Framework
Stamp duty in Maharashtra is levied under the Maharashtra Stamp Act, 1958, which is the Bombay Stamp Act as adapted for the state. Article 25 of Schedule I governs a conveyance (sale deed). The Registration Act, 1908 governs registration, and the Department of Registration and Stamps, headed by the Inspector General of Registration (IGR), runs the online services at igrmaharashtra.gov.in. Payments go through the GRAS (Government Receipt Accounting System) portal at gras.mahakosh.gov.in.
Two features of the 2026 position are worth knowing before the rates.
- The metro cess has been in place since April 2022. It was introduced to fund metro rail projects and is collected as 1% on top of base stamp duty in the notified cities.
- Ready Reckoner rates were held for FY 2026-27. After the April 2025 revision (about 3.4% in Mumbai, with larger increases in several other cities), the state decided to keep rates unchanged for the year starting 1 April 2026. A registration at any point in FY 2026-27 is therefore valued on the same rates.
2. Maharashtra Stamp Duty Rates in 2026
| Location | Male buyer | Female buyer (sole owner, residential) | Made up of (male) |
|---|---|---|---|
| Mumbai (BMC limits) | 6% | 5% | 5% base + 1% metro cess |
| Pune (PMC and PCMC) | 7% | 6% | 5% base + 1% metro cess + 1% LBT |
| Thane (TMC area) | 7% | 6% | 5% base + 1% metro cess + 1% LBT |
| Navi Mumbai | 7%\* | 6%\* | 5% base + 1% metro cess + 1% LBT |
| Nagpur | 7% | 6% | 5% base + 1% metro cess + 1% LBT |
| Smaller municipalities and gram panchayats | Lower; reported at about 3% to 4% | About 1% less | Base rate only, without the metro cess |
\*Most 2026 sources show 7% and 6% for Navi Mumbai, but a minority show 6% and 5%. Confirm the figure for your property on the IGR portal.
Two more caveats.
- Pimpri-Chinchwad. Most guides treat it like Pune at 7% and 6%, but at least one calculator says it carries neither the metro cess nor the LBT. Verify before budgeting.
- Rural and smaller-town rates. Sources differ on the exact figures for municipal councils and gram panchayats, so treat "3% to 4%" as a guide and use the official valuation tool for your village.
Commercial property generally follows the same headline rates as residential, but the women's concession applies only to residential property.
3. The 1% Metro Cess and the Local Body Tax
The metro cess is a 1% levy on property transactions in the notified metro cities, added to the base duty and used for metro rail. It is already inside the headline rates you see quoted. That is why Mumbai's rate is described as "6%": a 5% base plus the 1% cess. For a woman buyer in her sole name it is a 4% base plus the 1% cess, which gives 5%.
The local body tax (LBT) is a further 1% that applies within the Pune, Thane and Nagpur corporations, and per most sources Navi Mumbai. It is the reason these cities sit one point above Mumbai.
Both levies apply to the same value as the base duty. If the Ready Reckoner value is higher than your price, the cess and the LBT rise with it.
4. The 1% Women's Concession
Maharashtra gives a 1% reduction in stamp duty to women buying residential property in their sole name. It applies across the state, with no cap on the property value and no separate application. Three rules matter.
- Sole ownership. A joint purchase with a male co-owner does not qualify for the concession. Some calculators show a "blended" rate for a male-female joint purchase, while others charge the full male rate. Budget for the male rate unless the registrar confirms otherwise.
- Residential only. Shops and offices do not qualify.
- No resale lock-in now. An earlier condition required women to hold the property for 15 years or repay the concession. 2026 sources report that this restriction has been removed. Confirm the current position with the registrar.
A separate guide in this series covers eligibility and joint ownership in detail.
5. Registration Fee and the ₹30,000 Cap
| Property value | Registration fee |
|---|---|
| Up to ₹30 Lakhs | 1% of the value |
| Above ₹30 Lakhs | Flat ₹30,000 |
The fee grows with the value only until ₹30 Lakhs, then stops. On a ₹1.2 Crore flat it is still ₹30,000, a quarter of what an uncapped 1% would be.
6. Agreement Value vs Ready Reckoner Value
The Ready Reckoner Rate, formally the Annual Statement of Rates (ASR), is the government's minimum valuation per square metre for each zone and property type. Stamp duty is charged on the higher of the agreement value and the Ready Reckoner value. If you agree to pay ₹70 Lakhs for a flat that the ready reckoner values at ₹85 Lakhs, you pay duty on ₹85 Lakhs.
A separate guide in this series explains how to compute the Ready Reckoner value for a flat or plot.
7. Step-by-Step: IGR Maharashtra Valuation and GRAS Payment
Step 1: Check the Ready Reckoner value. On igrmaharashtra.gov.in, open the valuation or eASR tool. Select the year, district, taluka and village or urban zone, then the property type and area.
Step 2: Compare with your agreement value. Take the higher figure.
Step 3: Work out duty and fee. Apply the rate for your city and buyer category (Section 2) and add the registration fee (Section 5).
Step 4: Pay through GRAS. On gras.mahakosh.gov.in, select the Stamps and Registration department and the payment type, pay by net banking or other offered modes, and download the challan. Some buyers instead use e-SBTR through authorised banks. Keep the challan.
Step 5: Submit the document details and book an appointment. Enter the party and property details through the department's online module, upload documents and choose a slot.
Step 6: Appear at the Sub-Registrar's office. Buyer, seller and two witnesses attend with originals. Biometrics and photographs are taken, and the deed is registered.
Before you pay: Run your figures through the StampDutyCalc.in calculator first, using your agreement value and the Ready Reckoner value from the IGR tool. A planning figure that matches your challan tells you the inputs are right.
8. Worked Examples
Both examples assume the property is in a corporation area and the registration fee follows the cap in Section 5.
Example A: ₹45 Lakh flat in Mumbai
| Item | Male buyer | Woman, sole owner |
|---|---|---|
| Value used | ₹45,00,000 | ₹45,00,000 |
| Stamp duty | 6% = ₹2,70,000 | 5% = ₹2,25,000 |
| Registration fee (cap) | ₹30,000 | ₹30,000 |
| Total | ₹3,00,000 | ₹2,55,000 |
The concession saves ₹45,000. Without the cap, the fee would have been ₹45,000, so the cap saves ₹15,000 as well.
Example B: ₹1.2 Crore flat in Pune
| Item | Male buyer | Woman, sole owner |
|---|---|---|
| Value used | ₹1,20,00,000 | ₹1,20,00,000 |
| Stamp duty | 7% = ₹8,40,000 | 6% = ₹7,20,000 |
| Registration fee (cap) | ₹30,000 | ₹30,000 |
| Total | ₹8,70,000 | ₹7,50,000 |
The concession saves ₹1,20,000. The same flat in Mumbai would cost ₹7,50,000 for a male buyer, so Pune's LBT adds ₹1,20,000.
Example C: Ready Reckoner value above the price (Mumbai, male buyer)
You agree ₹70 Lakhs, but the Ready Reckoner value is ₹85 Lakhs.
| Item | On price | On Ready Reckoner value (applied) |
|---|---|---|
| Value used | ₹70,00,000 | ₹85,00,000 |
| Stamp duty (6%) | ₹4,20,000 | ₹5,10,000 |
| Registration fee (cap) | ₹30,000 | ₹30,000 |
| Total | ₹4,50,000 | ₹5,40,000 |
The extra cost is ₹90,000.
9. Other Documents and Tax Savings
This is a brief outline. Separate guides cover each deed.
- Gift deed. A gift of residential or agricultural property to specified close family (spouse, children, grandchildren and a deceased son's widow, per most sources) carries a flat ₹200 stamp duty under Article 34. Other gifts attract a percentage of market value. The registration fee still applies.
- Power of attorney. A PoA authorising sale of immovable property is taxed under Article 48 at the conveyance rate on market value, with a fixed ₹500 reported where it is given without consideration to close relatives. A PoA to a developer is taxed at the conveyance rate, reduced to ₹100 where duty is already paid on a development rights agreement between the same parties. Confirm the clause that applies to your document.
- Leave and license (rent). Stamp duty is 0.25% of the rent for the period plus a notional amount for the refundable deposit, with a ₹1,000 registration fee in urban areas.
Tax savings. Stamp duty and registration charges on a residential property purchase qualify for the ₹1.5 Lakh deduction in the year of payment, under the old tax regime. For payments up to 31 March 2026 the section is 80C of the Income-tax Act, 1961. For payments from 1 April 2026 it is Section 123 of the Income-tax Act, 2025, read with Schedule XV. A separate guide covers the claim.
10. Documents Checklist and Common Errors
For the Sub-Registrar appointment
- PAN and Aadhaar of buyer and seller; passport and OCI details for NRI parties
- Agreement for sale or sale deed, and previous title documents
- Society NOC and share certificate for resale flats
- For new flats: RERA registration number, commencement and occupancy certificates
- Latest property tax receipt
- GRAS challan or e-SBTR, and the valuation printout
- TDS proof where the consideration is ₹50 Lakhs or more (Form 26QB; confirm current form references under the Income-tax Act, 2025)
- Two witnesses with ID and photographs
Common errors
- Assuming the whole Mumbai region pays 6%. Thane and Pune pay 7%.
- Not checking the Ready Reckoner value before agreeing a price.
- Assuming a joint purchase with a male co-owner gets the women's concession.
- Paying under the wrong challan head on GRAS.
- Using a Ready Reckoner figure from a previous year.
- Mixing up carpet area and built-up area when applying the Ready Reckoner rate.
- Forgetting that the metro cess and LBT are inside the headline rate, and counting them twice.
11. Frequently Asked Questions
What is the stamp duty in Maharashtra in 2026?
6% for men and 5% for women who are sole owners of residential property in Mumbai, and 7% and 6% in Pune, Thane and most other metro corporation areas. The registration fee is 1%, capped at ₹30,000 above ₹30 Lakhs.
What is the 1% metro cess in Mumbai?
A 1% levy added to base stamp duty to fund metro rail, collected since April 2022. It is included in the headline rates, so Mumbai's 6% is a 5% base plus the cess.
Do women get a stamp duty concession in Maharashtra?
Yes, a 1% reduction on residential property registered in a woman's sole name. A joint purchase with a male co-owner does not qualify.
Why is stamp duty higher in Pune and Thane than in Mumbai?
Because they add a 1% local body tax on top of the base duty and the metro cess.
What are the registration charges in Maharashtra?
1% of the value, capped at ₹30,000 for property above ₹30 Lakhs.
Did the Ready Reckoner rates change in 2026-27?
No. The state decided to keep them unchanged for FY 2026-27.
Disclaimer: This article is for general information and is not legal or tax advice. Rates, cesses and valuations are set by the Government of Maharashtra and can change by notification. Confirm your figures on the IGR Maharashtra portal, or with an advocate or the Sub-Registrar's office, before paying.