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In detail.
Stamp duty is the single biggest line item buyers forget when they budget for a home. On a ₹1 crore flat in Chennai, you will sign a cheque for ₹11 lakh on registration day — over and above the agreement value. In Bengaluru, that same flat costs you about ₹6.65 lakh in duty and registration. Same price tag, ₹4.35 lakh difference, and it has nothing to do with the builder.
The Brickplot Stamp Duty Calculator exists because most builder-app calculators quietly skip the cess, the surcharge, the women-buyer concession, and the metro premium. This walkthrough shows you what the tool does, how to read its output, and what the actual rates look like across the eight cities Brickplot covers in 2026.
What the calculator actually computes
The tool takes three inputs — agreement value, state, and buyer gender — and returns four numbers:
- Stamp duty on the higher of the agreement value or the state circle/guidance value
- Registration charges, usually 1% with state-specific caps
- Cess and surcharges where applicable (Karnataka cess, Maharashtra metro cess, Telangana transfer duty)
- Total registration outflow — what you actually pay on registration day
One thing it does not compute: GST. GST is on the agreement, not the registration, and applies only to under-construction property. Keep that mental separation — stamp duty is a state charge on the conveyance deed; GST is a central charge on the construction service.
The 2026 rate sheet you should actually use
| City / State | Stamp duty (men) | Stamp duty (women) | Registration | Effective total (men) |
| Bengaluru (Karnataka) | 5% + cess | 5% + cess | 1% | ~6.65% |
| Mumbai (Maharashtra) | 5% + 1% metro cess | 4% + 1% metro cess | 1% (cap ₹30K) | ~6% |
| Pune (Maharashtra) | 6% + 1% metro cess | 5% + 1% metro cess | 1% (cap ₹30K) | ~7% |
| Hyderabad (Telangana) | 4% + 1.5% transfer duty | 4% + 1.5% transfer duty | 0.5% | ~6% |
| Chennai (Tamil Nadu) | 7% | 7% | 4% | ~11% |
| Gurgaon (Haryana) | 7% | 5% | 1% (cap ₹50K) | ~7.5% |
| Noida (Uttar Pradesh) | 7% | 6% (rebate up to ₹10L slab) | 1% | ~8% |
| Delhi | 6% | 4% | 1% | ~7% |
Source: Brickplot dataset, cross-checked against state IGR portals. Rates can change in state budgets — always reconfirm on the official IGR website before registration.
The trap most calculators fall into
1. Agreement value vs guidance value
Stamp duty is charged on the higher of your agreement value or the state's guidance value (called circle rate in NCR, ready-reckoner in Maharashtra, market value in Karnataka). If you negotiate a ₹95 lakh deal in a locality where guidance value implies ₹1.05 crore, the registrar will charge duty on ₹1.05 crore. The Brickplot calculator has a "use guidance value" toggle that pulls from our locality dataset — switch it on for a realistic number.
2. Joint registration shortcut
In Maharashtra, Delhi, Haryana, UP and a few other states, registering jointly with a woman co-owner gets you the female rate on the entire transaction — not half of it. On a ₹1 crore Gurgaon flat, that is a ₹2 lakh saving for a single tick on the conveyance deed. The calculator flags this automatically when you set buyer gender to "joint (with woman)".
3. Khata and BBMP transfer charges (Bengaluru only)
After registration, the Karnataka buyer still has to pay a 2% khata transfer fee on the guidance value at the BBMP office to get the property mutated to their name. This is not stamp duty, but it is a registration-day adjacent cost most calculators ignore. Brickplot adds it to the "total cost of ownership" line if you select Bengaluru.
A worked example: ₹1.2 crore flat, Whitefield Bengaluru
- Agreement value: ₹1,20,00,000
- Guidance value (calculator pulls from dataset): ₹1,12,00,000
- Stamp duty base: ₹1,20,00,000 (higher of the two)
- Stamp duty @ 5%: ₹6,00,000
- Karnataka cess @ 0.5% + surcharge 0.1%: ₹72,000
- Registration @ 1%: ₹1,20,000
- Total registration outflow: ₹7,92,000
- BBMP khata transfer (post-registration): ₹2,24,000
- True out-of-pocket: ₹10,16,000
That is 8.5% on top of the agreement value — and it does not include 5% GST on the under-construction portion, brokerage, legal vetting, or the loan processing fee. The single most useful number from the calculator is this last line, because it is what actually leaves your bank account.
How to use it before you negotiate
Run the calculator before you finalise a price. If the total registration outflow is more than 8% of agreement value (Chennai, Pune, parts of UP), factor that into your offer — the seller has no claim on what you owe the state. Buyers who walk in with this number tend to negotiate harder on the agreement value, because they are emotionally accounting for the full landed cost.
Also use it to compare cities directly. A ₹1.5 crore flat in Hyderabad costs ₹9 lakh on registration day; the same in Chennai costs ₹16.5 lakh. Tax geography matters more than most NRIs and inter-city movers realise.
Quick links
- Karnataka IGR: kaverionline.karnataka.gov.in — duty and EC online
- Maharashtra IGR: igrmaharashtra.gov.in — ready-reckoner search
- Telangana IGRS: registration.telangana.gov.in — market value search
- Tamil Nadu IGR: tnreginet.gov.in — encumbrance + duty
- Haryana: jamabandi.nic.in — collector rates
- UP: igrsup.gov.in — circle rate lookup
Run your numbers: Use the Brickplot Stamp Duty Calculator to model the exact registration cost for the project you are evaluating, then check the project's Brickplot score to see whether the verdict is worth the landed cost.