Reference
Property Rules, State by State
In India, property law is a state subject and market data is a city one. This is the law layer: what you pay, what you sign, and which office decides — sourced to the department that publishes it, and dated.
Why this section exists
Almost every article on Indian property costs quotes one number and moves on. But there is no national stamp duty rate, no national tenancy law, no national land record, and no national encumbrance certificate. There are thirty-six of each — and the differences are large enough to change a decision.
The same ₹80 lakh flat costs ₹4.00 lakh to register in Delhi and ₹6.08 lakh in Bengaluru. That is ₹2.08 lakh of difference created by nothing except which state the property sits in.
What the same ₹80 lakh flat costs to register
Same property value, same assumptions, five states. Stamp duty plus all statutory surcharges plus the registration fee. This is our own arithmetic on the rates cited on each state’s page, and every one of those rates carries its source there.
| State | General / male buyer | Female buyer | What drives the difference |
|---|---|---|---|
| Uttar Pradesh outside a development area | ₹4,20,000 | ₹4,10,000 | 5% duty, registration fee capped at ₹20,000 |
| Delhi | ₹5,60,100 | ₹4,00,100 | 6% / 4% stamp and transfer duty, plus 1% registration fee |
| Uttar Pradesh inside a development area | ₹5,80,000 | ₹5,70,000 | The extra 2% additional duty |
| Maharashtra municipal corporation area | ₹5,90,000 | ₹5,10,000 | 5% base + 1% + 1% surcharges; registration capped at ₹30,000 |
| Haryana urban | ₹6,00,000 | ₹4,40,000 | 7% urban duty; registration fee a slab, capped at ₹50,000 |
| Karnataka Bengaluru | ₹6,08,000 | ₹6,08,000 | 5% + cess + surcharge, and a 2% registration fee with no cap we could find |
Three things this table shows that nobody says out loud
1. The women’s concession is not one thing. In Delhi it saves ₹1,60,000 on this flat. In Maharashtra, ₹80,000 — but only if she buys alone. In Haryana, ₹1,60,000. In Uttar Pradesh, exactly ₹10,000, because the concession is capped at the first ₹10 lakh of value. In Karnataka it does not exist at all.
2. The registration fee stops being a rounding item at the top of the market. Haryana caps it at ₹50,000 and Maharashtra at ₹30,000. Delhi charges a flat 1%. Karnataka doubled it to 2% on 31 August 2025 and we could find no cap. On a ₹5 crore property that is ₹50,000 in Haryana against ₹10,00,000 in Karnataka — a spread of ₹9.5 lakh before a rupee of stamp duty.
3. A line on a map can be worth two percentage points. In Haryana it is the municipal limit: 5% rural, 7% urban. In Uttar Pradesh it is whether the property sits inside a notified development area. In Maharashtra it is whether you are inside a corporation, a council, or MMRDA limits. These are documentary questions with documentary answers, and almost nobody asks them before agreeing a price.
Assumptions and honesty note. Duty computed on ₹80,00,000, assuming circle-rate or guidance value does not exceed the price. Delhi includes the ₹100 pasting charge. Haryana’s registration fee is taken at ₹40,000, the ₹70–80 lakh slab; the published table leaves the treatment at exactly ₹80 lakh ambiguous, and we say so rather than smoothing it. Maharashtra assumes both the section 149A and section 149B surcharges apply. Uttar Pradesh registration fee is taken from the only table the department publishes. Every underlying rate, and every gap in it, is set out on the state page.
The states
How these pages are built
Every state page answers the same eight questions, so you can compare like with like:
- RERA — which authority, permanent or interim, which rules, which tribunal.
- Stamp duty — every component separately, because the headline number is almost always a sum of two or three statutes.
- Registration fee — the rate, and whether it is capped.
- The women’s concession — its exact form, its ceiling, and its conditions.
- Tenancy law — which Act is actually in force, what it covers, and what it does not.
- Land records — the portals, what each shows, and which one applies to your property.
- Circle rate — who notifies it, where to look it up, when it was last revised.
- Mutation — which office, what the process is, and what happens if you skip it.
Two rules we hold ourselves to
Every figure carries its source and the date it was checked, on the line where it sits — not in a footer, not as a general disclaimer. And no figure comes from a property portal, listing site, aggregator or commercial property blog. Official bodies, statutory text, audit reports, statutory filings and established research houses only. Where a source is secondary — a newspaper, a law firm — it is labelled as secondary, on the line.
Where we could not confirm something, we say so. Every state page ends with an open section listing what we looked for and did not find. That section is not an apology — it is the most useful part of the page, because it tells you exactly which numbers to verify yourself before you commit money. A page that quietly fills a gap with the internet’s consensus is worse than one that admits it.
What is coming
The plan is complete coverage of India, in waves. Live now: Uttar Pradesh, Delhi, Haryana, Maharashtra, Karnataka — the five states behind the six city markets already on this site.
Next: Telangana, Tamil Nadu, West Bengal and Gujarat, alongside city guides for Pune, Hyderabad, Chennai, Kolkata and Ahmedabad. After that, the tier-two states, and eventually every state and union territory — including the small ones, where no commercial site maintains a sourced page because there is no money in it. Completeness, not volume, is what makes a reference worth citing.
How this page is sourced. Every figure on this page carries the document it came from and the date it was checked. Where a number could not be traced to an official document, the page says so in those words rather than repeating what other sites say. Nothing here is taken from a property portal, listing site or aggregator.
This is a personal site written by Mithun Srivastava. The views are his own. It uses no employer data of any kind and is not an official communication of any company. It is educational material, not legal, tax or financial advice — property decisions carry real financial and legal risk, rules change without notice, and you must verify anything here against the current official source and your own professional advisers before acting on it.