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Maharashtra · 2025-2026 · Current Rates

Calculate Stamp Duty
& Registration in Maharashtra

Instant, accurate calculations — Navi Mumbai, Thane, Mumbai City, Suburban & all districts.

✓ Metro Cess & LBT Included ✓ Reg. Fee Capped at ₹30,000 ✓ Female Rebate 1% ✓ Free Forever
Rates Last Verified on —
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Maharashtra Property Calculator

As per Maharashtra law, adding a male name to the deed means the 1% female rebate is lost and standard male rates apply — even if the female is the primary buyer.
✨ Female sole-owner rebate: 1% off base stamp duty. Joint (male+female) buyers attract standard male rates.
  • Ready Reckoner Rate = Government's minimum floor price for each area/locality.
  • Agreement Value = Price you agreed with the seller.
  • IGR Maharashtra calculates stamp duty on the higher of the two.
  • If your deal is ₹50L but Ready Reckoner says ₹65L → duty is on ₹65L.
  • Always enter the higher value for an accurate estimate.
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e.g. type 5500000 for "55 Lakhs"
Please enter a valid property value.
Total Government Charges
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Detailed Breakdown
Base Stamp Duty 5%
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Female Sole-Owner Rebate −1%
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Total Stamp Duty 5%
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Registration Fee 1% (cap ₹30k)
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Total Payable
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Note: This estimate is based on Maharashtra government rates for 2025-2026. Final amount is determined by the Sub-Registrar's office based on IGR Maharashtra Ready Reckoner rates, property category, and applicable exemptions. Verify at igrmaharashtra.gov.in.
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AreaBase DutyMetro CessLBTTotal (Male)Total (Female*)
Navi Mumbai (NMMC/CIDCO)5%1%1%7%6%
Thane (TMC)5%1%1%7%6%
Mumbai City / Suburban (BMC)5%1%—6%5%
Other – Urban / Municipal Corp.All-inclusive7%6%
Other – Municipal CouncilAll-inclusive6%5%
Other – Rural / Gram PanchayatAll-inclusive5%4%

*Female rebate applies only for sole women ownership. Registration fee is 1% of market value, capped at ₹30,000 for properties above ₹30 Lakhs. Verify current rates at igrmaharashtra.gov.in.

Metro Cess (1%) is levied by the state government to fund metro rail infrastructure in the Mumbai Metropolitan Region. It applies in Navi Mumbai, Thane, Mumbai City, and Mumbai Suburban on top of the base stamp duty.

Local Body Tax / Transport Cess (1%) is an additional cess collected for the benefit of the respective local body — NMMC in Navi Mumbai and TMC in Thane. It does not apply in Mumbai City/Suburban or other districts.

AreaMetro CessLBTCombined Cess
Navi Mumbai✓ 1%✓ 1%2%
Thane✓ 1%✓ 1%2%
Mumbai City / Suburban✓ 1%✗1%
Other Districts✗✗—

Both cesses are paid to the government along with stamp duty and are included in the total stamp duty calculation displayed by this calculator.

7/12 Extract (Satbara Utara) is the primary land record document in Maharashtra for agricultural and non-agricultural land. It shows the owner's name, survey number, area, type of land use, and encumbrances. It is critical in any property transaction outside Mumbai city limits.

Property Card (PR Card / City Survey Record) is the equivalent document for urban properties in Mumbai (KMC/BMC area) and other urban survey areas. It identifies the CTS (City Survey) plot number, owner, and area.

DocumentApplicable AreaWhere to Get
7/12 Extract (Satbara)Agricultural & non-urban land, all districtsMaharashtra BhūmiAbhilekh Portal (bhulekh.mahabhumi.gov.in)
8A ExtractKhata / ownership summary, rural areasBhūmiAbhilekh Portal
Property Card (PR Card)Mumbai, Thane, Pune urban survey areasMahabhumi Portal / City Survey Office
Index IIAll registered documentsIGR Maharashtra Portal (igrmaharashtra.gov.in)
📌 Mutation (फेरफार) After Registration Important

Registration transfers legal ownership, but Mutation (Ferfar) updates land records in the Talathi's register. It is mandatory for rural/agricultural land.

  • Rural land: Apply at the Talathi's office in the respective village.
  • Urban property: Property tax transfer at the local Municipal Corporation/Council.
  • Required for future resale, home loans, and encumbrance-free certificates.
  • Apply online via digitalsatbara.mahabhumi.gov.in

Step 1: Identify your area (Navi Mumbai, Thane, Mumbai, or other district) and property zone.

Step 2: Find the Ready Reckoner Rate for your area at igrmaharashtra.gov.in. Stamp duty is always on the higher of Ready Reckoner or Agreement Value.

Step 3: Apply stamp duty rate (Base + Metro Cess + LBT if applicable). Deduct 1% if sole female buyer.

Step 4: Calculate Registration Fee — 1% of the higher value, capped at ₹30,000 if property exceeds ₹30 Lakhs.

Step 5: Pay via GRAS portal (gras.mahakosh.gov.in) and book appointment at Sub-Registrar's office via Setu portal.

💡 Ready Reckoner vs Agreement Value Key Concept

IGR Maharashtra publishes annual Ready Reckoner (Annual Statement of Rates / ASR) values for every area. If you purchase a flat for ₹60L but the RR value is ₹70L, stamp duty is charged on ₹70L. This prevents undervaluation. Always verify the current RR rate before signing any agreement.

Rebates and concessions available:

  • Sole Female Ownership: 1% rebate on base stamp duty. Joint male+female registration does not qualify.
  • Affordable Housing (MahaRERA registered, below ₹45L): Reduced stamp duty of 1% in select schemes. Verify with the developer.
  • Gift Deed to Blood Relative: 2% stamp duty + registration fee (flat rate), instead of full market rate.
  • Registration Cap: Registration fee is capped at ₹30,000 for properties above ₹30 Lakhs — this alone can save ₹20,000–₹1L+ on high-value properties vs states without a cap.
  • Agricultural land transfer between family: Nominal duty. Consult a licensed document writer for eligibility.

Always consult an IGR-registered document writer (दस्तऐवज लेखक) for exemption eligibility before executing any transaction.

1 — Identity & KYCBuyer · Seller · Witnesses
  • Aadhaar Card: Original + 2 self-attested photocopies per party. Biometric verification is mandatory at the Sub-Registrar's office.
  • PAN Card: Original + 2 copies. Mandatory for all transactions above ₹5 Lakhs (Form 60 if no PAN).
  • Passport Photos: 3 recent colour photos (white background) per party.
  • Witnesses: Two adults with their own Aadhaar & PAN cards.
  • POA (if applicable): Original registered Power of Attorney if someone is signing on behalf of a party.
2 — Property Title DocumentsVerify before deed drafting
  • Index II: Extract from IGR Maharashtra showing previous registrations for the property.
  • 7/12 Extract (Satbara) or Property Card: Latest copy from Mahabhumi portal (rural) or City Survey office (urban).
  • Mutation / Ferfar Certificate: Confirms the seller is the recorded owner in revenue records.
  • NA (Non-Agricultural) Order: Required if agricultural land is being sold/purchased for residential use.
  • Encumbrance Certificate: Confirms no pending loans or charges on the property.
  • Previous Sale Deed / Mother Document: Chain of title for the last 30 years.
3 — Apartments & Projects (RERA)Flats & gated communities
  • MahaRERA Registration Number: Verify the project at maharera.mahaonline.gov.in before any payment.
  • Sanctioned Building Plan: Approved by Municipal Corporation / Planning Authority.
  • Completion / Occupancy Certificate (CC/OC): Required if the building is complete. Insist on OC before registration.
  • Agreement for Sale (AFS): Registered agreement with the developer. Stamp duty on AFS adjusts against final conveyance deed.
  • CIDCO / NMMC NOC (Navi Mumbai): Required for CIDCO-allotted properties. Verify transfer eligibility before signing.
4 — Financial Compliance & Govt. DuesGRAS portal payments
  • Stamp Duty Payment Challan: Pay via GRAS portal (gras.mahakosh.gov.in). Carry printed challan on registration day.
  • Registration Fee Receipt: Also paid via GRAS portal. Carry separate challan.
  • TDS — Form 26QB: Mandatory 1% TDS deduction if property value is ₹50 Lakhs or more. Deposit and download Form 16B before registration.
  • Property Tax NOC: Latest municipal property tax paid receipt. Some Sub-Registrar offices insist on this.
  • Society NOC / Share Certificate (for co-op flats): Required for housing society flats. Obtain NOC from society before booking Sub-Registrar appointment.
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Maharashtra Property Registration Checklist 2026 (PDF)

Printable checklist with all 4 sections + Day-of-Registration guide + Mutation reminder.

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Maharashtra Property Registration — Guides & Resources

In-depth articles curated by Maharashtra property professionals to help you navigate stamp duty, Ready Reckoner rates, and IGR registration with confidence.

Guide 01

Maharashtra Ready Reckoner Rate Hike 2026: What Every Buyer Must Know

The Ready Reckoner (Annual Statement of Rates / ASR) is the Maharashtra government's official floor price for all properties, published annually by the Inspector General of Registration & Controller of Stamps (IGR Maharashtra). Stamp duty is always levied on the higher of the RR value or actual agreement value.

What is the Ready Reckoner Rate?

The RR rate is a locality-specific minimum value assigned to residential flats, land, and commercial properties. In Navi Mumbai's Sector 7 or Thane's Ghodbunder Road, the RR rate per sq.ft may differ by 30–50% from an adjacent area. If you buy a flat for ₹60L but the RR value is ₹70L, stamp duty is calculated on ₹70L.

Stamp Duty and Registration in Navi Mumbai (CIDCO / NMMC) — 2026

Navi Mumbai properties registered under NMMC or CIDCO attract a 7% stamp duty for male buyers (5% base + 1% Metro Cess + 1% LBT) and 6% for sole female owners. The registration fee is 1% of property value, capped at ₹30,000 for properties above ₹30 Lakhs. CIDCO-allotted properties additionally require a transfer NOC from CIDCO before registration.

How to Find Your Ready Reckoner Rate

Visit igrmaharashtra.gov.in → select "eASR" (Annual Statement of Rates) → choose your district, taluka, village/locality, and property type. The portal provides the current RR rate per sq.ft or per sq.m for residential, commercial, and land parcels. Always use the IGR portal rate, not builder estimates or third-party apps.

RR Rates Across Key MMR Areas (2026)

Premium localities in Navi Mumbai (Kharghar, Vashi, Belapur) typically see RR rates of ₹8,000–₹15,000/sq.ft. Thane's Pokhran Road and Ghodbunder corridor range from ₹7,000–₹12,000/sq.ft. Mumbai's Bandra-Kurla Complex and Nariman Point command ₹25,000–₹60,000/sq.ft+ in RR values. RR rates are revised every April — always verify just before signing the sale agreement.

Guide 02

Is There a Metro Cess or Surcharge in Thane & Navi Mumbai? (2026 Guide)

Yes — both Thane and Navi Mumbai attract a 1% Metro Cess plus a 1% Local Body Tax (LBT) on top of the 5% base stamp duty, bringing the total to 7% for male buyers. The IGR Maharashtra portal (igrmaharashtra.gov.in) and GRAS (Government Receipt Accounting System) handle online payment. Here is the end-to-end registration process for 2026.

Step 1: Verify Ready Reckoner Rate

Go to igrmaharashtra.gov.in → eASR → select your district, taluka, village. Note the RR rate for your property type. Stamp duty will be on the higher of this value or your agreement price.

Step 2: Calculate & Pay via GRAS

Visit gras.mahakosh.gov.in → choose "Stamp Duty & Registration Fees" → enter property details. Pay online via net banking, UPI, or debit card. Download and save both challans (stamp duty + registration fee separately). Remember: the registration fee is capped at ₹30,000 for properties above ₹30 Lakhs.

Step 3: Book Sub-Registrar Appointment

After GRAS payment, book a time-slotted appointment at your nearest Sub-Registrar's office via the Setu (Aaple Sarkar) portal. Biometric verification of all parties is mandatory.

Step 4: Registration Day

Carry all originals, photocopies, GRAS challans, PAN, Aadhaar, and 2 witnesses. The deed is scanned and biometrics captured. The registered document is available for download from the IGR portal within 3–7 working days.

Guide 03

Female Buyer Stamp Duty Concession in Maharashtra: Rules, Limits & Common Mistakes

Registration errors in Maharashtra can be costly and time-consuming to rectify. Here are the most frequent mistakes buyers make.

Mistake 1: Using Agreement Value Instead of Ready Reckoner

Stamp duty is always on the higher of Ready Reckoner or agreement value. Entering only the agreed price may produce a lower figure — which can result in a demand notice from the Sub-Registrar's office for the shortfall plus penalty.

Mistake 2: Assuming Joint (M+F) Ownership Gets Female Rebate

The 1% female rebate applies only when the property is registered solely in one or more women's names. A joint male+female registration attracts the full male rate. Many buyers lose this saving because of incorrect registration.

Mistake 3: Forgetting TDS on Properties Above ₹50 Lakhs

For properties above ₹50 Lakhs, the buyer must deduct 1% TDS and deposit it online via Form 26QB before registration. The Sub-Registrar requires Form 16B (TDS certificate). Missing this attracts interest and penalties.

Mistake 4: Paying Cash Instead of GRAS

Maharashtra mandates online payment via GRAS portal. Cash or DD is not accepted at the Sub-Registrar office. Always pay digitally and carry printed challans.

Mistake 5: Skipping MahaRERA Verification

Before buying any flat in an under-construction project, verify the MahaRERA registration at maharera.mahaonline.gov.in. Unregistered projects are illegal and you have no statutory protection if the builder defaults.

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