Stamp duty and registration charges in Lucknow
Last updated 2 November 2026
Published guides put stamp duty in Uttar Pradesh at about 7% for a male buyer and about 6% for a woman buyer on eligible property, with a registration fee of about 1%. Duty is worked out on the higher of your agreed price and the circle rate value. Confirm the current rate on the IGRS UP portal before you budget, because rates and concessions can change.
The figures here come from published guides and news reports, not a government order we could read in full. They are a budgeting guide. The sub-registrar’s calculation on the day is the final one.
What are the current rates in Uttar Pradesh?
The usual published rates depend on who is named as the buyer.
| Buyer | Stamp duty (confirm current) | Registration fee (confirm current) |
|---|---|---|
| Man | About 7% | About 1% |
| Woman, property up to ₹1 Cr | About 6% | About 1% |
| Man and woman jointly | Published as about 6.5%, but confirm | About 1% |
The Uttar Pradesh cabinet approved a 1% stamp duty discount for women on property worth up to ₹1 Cr in July 2025. Before that the limit was ₹10 Lakh. Sources differ on exactly how this works on a joint deed, so check that at the registry before you fix the names.
Is duty charged on your price or on the circle rate?
Duty is charged on whichever is higher. The circle rate is the minimum value the state sets for a locality. If you agree a price below that value, you still pay duty on the circle rate value. If you pay above it, duty follows your price. Look up the current value through the IGRS UP portal, which also lists market value search and e-stamping services.
What does this look like in rupees?
Here are two hypothetical cases at the rates above. The numbers are round examples and do not describe any real flat.
| Hypothetical ₹60 Lakh flat | Male buyer | Woman buyer |
|---|---|---|
| Stamp duty | ₹4.2 Lakh | ₹3.6 Lakh |
| Registration fee | ₹60,000 | ₹60,000 |
| Total at the registry | ₹4.8 Lakh | ₹4.2 Lakh |
Now suppose the agreed price is ₹55 Lakh but the circle rate value is ₹60 Lakh. The duty stays the same as in the table, because ₹60 Lakh is the higher figure. The lower price saves you nothing at the registry. Our buying cost calculator lets you run your own numbers.
Can a home loan cover stamp duty?
Usually not, so plan to pay this from your own money. RBI’s housing finance rules say banks should not add stamp duty, registration and documentation charges to the property cost when working out the loan limit. A relaxation exists for low-value homes only. Ask your lender how it treats these charges.
What happens at the registry in 2026?
The registry has become stricter on identity and paperwork. Reports say that from 1 April 2026, Uttar Pradesh requires Aadhaar-linked biometric checks for buyers, sellers and witnesses, requires PAN for all parties, and allows a sub-registrar to reject a deed if the property’s record is incomplete or suspicious. Bring originals, and check the latest requirements with your advocate.
When should you budget for this?
Budget for it from your first shortlist, because it falls on top of the flat price. Add it to each option when comparing flats between ₹1 Cr and ₹2 Cr, where the woman buyer rebate may fall away above ₹1 Cr. It also helps when you weigh up an area such as Gomti Nagar Extension, since circle rates are set locality by locality. For the full picture, see what a flat really costs in total.
Frequently asked questions
Does the woman buyer rebate apply above ₹1 Cr?
The cabinet decision covers property worth up to ₹1 Cr, and guides say the normal rate applies above that. Assume no rebate on a higher-value purchase unless the sub-registrar confirms otherwise.
Who pays stamp duty, the buyer or the seller?
In a normal sale the buyer pays stamp duty and the registration fee. Confirm this in the agreement, and keep the receipts and the e-stamp details with your deed.