Guide · Buyers
Stamp duty and registration charges in Mumbai: how they work
Stamp duty is typically the largest cost of buying a property after the price itself. It is calculated on a defined basis, it is payable before registration, and its rate depends on where the property is and on applicable concessions.
- For
- Property buyers in Mumbai
- Reading time
- 7 min
- Updated
- 5 September 2026
- Steps
- 6
The short answer
In Mumbai, stamp duty on a property purchase is calculated on the higher of the agreement value and the government ready reckoner value, at the rate applicable within the municipal area (which includes metro cess), and a separate registration fee is payable subject to a cap. Concessions have applied at times, including for women buyers. Rates and concessions change — confirm the current position on the IGR Maharashtra website before relying on any figure.
Step by step
The sequence.
- Step 01
Establish the dutiable value
Take the higher of the agreement value and the ready reckoner value for the property.
- Step 02
Confirm the applicable rate
Check the current stamp duty rate for the property's location and any concessions on the IGR Maharashtra website.
- Step 03
Calculate duty and registration fee
Apply the rate to the dutiable value, and add the registration fee subject to its cap.
- Step 04
Pay online
Pay stamp duty and registration fee through the state's online payment system and retain the receipts.
- Step 05
Book and attend registration
Book a slot with the sub-registrar, attend with identity documents and witnesses, and complete biometrics.
- Step 06
Collect the registered document
Obtain the registered agreement and verify all details carefully.
What changes the amount
Four things determine what a buyer actually pays.
- Whether the agreement value or ready reckoner value is higher
- The rate applicable to the property's location
- Any concession currently in force for the buyer's category
- The registration fee cap in force
Use the calculator, then verify
Our stamp duty calculator applies configurable rates for a quick estimate. It is an estimate only — confirm the exact amount and current rates on the IGR Maharashtra website before payment.
This guide is general information only and is not legal, tax or financial advice. Regulations, rates and procedures change; confirm the current position with the relevant authority and a qualified adviser before acting.
Questions
Frequently asked.
Is stamp duty calculated on agreement value or ready reckoner rate?
On the higher of the two. If the agreement value is below the ready reckoner value, duty is calculated on the ready reckoner value.
Can stamp duty be included in a home loan?
Lenders generally do not finance stamp duty and registration charges as part of the property value, so buyers should plan to fund them separately. Confirm the specific lender's policy.
Related guides
- RERA guide for homebuyersRERA gives buyers access to information that used to be unavailable. Most buyers do not use it. Ten minutes on the authority's website before booking can prevent years of dispute.
- NRI property buying guideAlmost everything that goes wrong in an NRI purchase is predictable — and therefore preventable by deciding the transaction route before choosing the property.
- The developer playbookMost development problems are sequencing problems. Decisions that should be made early are made late, and decisions that should wait for evidence are made on hope. This playbook sets out the order.
The first decision
Let's start before the building.
Send us the site, the scheme or the stalled inventory. We will tell you what we think — including when the answer is not to proceed.