State Rules · Haryana
Property Rules in Haryana
For Gurugram, Faridabad, Sonipat, Panipat, Karnal, Hisar, Panchkula and the rest of the state — what you pay, which authority regulates you, and what EDC and IDC actually are.
The short version
Haryana charges stamp duty on a sale deed at 5% in rural areas and 7% in urban areas — the urban figure includes 2% municipality duty. A woman buying gets a flat 2% exemption, in rural or urban areas alike. So: 7% urban man, 5% urban woman, 5% rural man, 3% rural woman.
The registration fee is not a percentage. It is a slab, and it tops out at ₹50,000 no matter how expensive the property is. On a large purchase this makes Haryana dramatically cheaper to register in than Delhi.
Before any of that, in Gurugram or Faridabad: check the DTCP licence. A colony without one is not a colony the law recognises.
On this page
1. What you actually pay
The Revenue Department publishes the rates itself. Here they are, as the department states them:
| Instrument | Rate of stamp duty |
|---|---|
| Conveyance deed / sale deed / certificate of sale | 5% in rural areas. 7% (including 2% municipality duty) in urban areas. 2% exemption of stamp duty on instruments of sale executed in favour of women, rural or urban. |
| Gift deed; mortgage deed with possession | 3% rural, 5% urban |
| Mortgage without possession; settlement deed; partition deed | 1.5% |
| Exchange of property | 5% rural, 7% urban, on the value of the property of greatest value |
| General power of attorney | ₹300 |
| Special power of attorney | ₹100 |
Worked example — a ₹75 lakh property
| Man | Woman | |
|---|---|---|
| Stamp duty — urban | 7% = ₹5,25,000 | 5% = ₹3,75,000 |
| Stamp duty — rural | 5% = ₹3,75,000 | 3% = ₹2,25,000 |
| Registration fee (slab, ₹70–80 lakh band) | ₹40,000 | ₹40,000 |
| Total, urban | ₹5,65,000 | ₹4,15,000 |
| Total, rural | ₹4,15,000 | ₹2,65,000 |
Note the coincidence in the middle: a man buying rural pays exactly what a woman buying urban pays. In Haryana the municipal-limits line and the gender line are worth the same two percentage points.
Our arithmetic, on the departmental rates cited above. Check yours on the stamp duty calculator.
What most people get wrong
The rural / urban split is not a rounding detail. It is two full percentage points, and it turns on whether the property falls inside municipal limits — a line that moves as municipalities expand and as sectors are notified. On a ₹2 crore purchase it is ₹4 lakh.
Anyone buying on the edge of a municipal boundary, or in a sector recently brought inside one, should establish in writing which side of that line the property sits on, and on what date the classification took effect — before agreeing a figure with the seller. It is a question with a documentary answer, and almost nobody asks it.
2. The capped registration fee, and what it is worth
FactHaryana’s registration fee is a slab, not a percentage, and it is capped. The department’s published table:
| Value of the document | Registration fee |
|---|---|
| Up to ₹50,000 | ₹100 |
| ₹50,001 – ₹1,00,000 | ₹500 |
| ₹1,00,001 – ₹5,00,000 | ₹1,000 |
| ₹5,00,001 – ₹10,00,000 | ₹5,000 |
| ₹10,00,001 – ₹20,00,000 | ₹10,000 |
| ₹20,00,001 – ₹25,00,000 | ₹12,500 |
| Above ₹25,00,000 | ₹15,000 |
| ₹30–40 lakh | ₹20,000 |
| ₹40–50 lakh | ₹25,000 |
| ₹50–60 lakh | ₹30,000 |
| ₹60–70 lakh | ₹35,000 |
| ₹70–80 lakh | ₹40,000 |
| ₹80–90 lakh | ₹45,000 |
| Above ₹90,00,000 | ₹50,000 — the maximum |
One honest note on this table. As published, it runs “above ₹25,00,000 — ₹15,000” and then jumps to “₹30–40 lakh — ₹20,000”, which leaves the ₹25–30 lakh band ambiguous on its face. We reproduce it exactly as the department states it rather than smoothing over the gap.
The number that changes the maths on a large purchase
Because the fee stops at ₹50,000, Haryana gets radically cheaper to register in as values rise. On a ₹5 crore property:
- Haryana registration fee: ₹50,000
- Delhi registration fee at 1%: ₹5,00,000
- Karnataka registration fee at 2%: ₹10,00,000
That is a ₹9.5 lakh spread on the registration line alone, before a rupee of stamp duty. Nobody puts this in a brochure, because the registration fee is treated as a rounding item — and at the top of the market it stops being one.
3. Two RERA authorities, not one
FactHaryana constituted two separate Real Estate Regulatory Authorities — not two benches of one body. They are:
- HRERA Gurugram — jurisdiction over Gurugram district only.
- HRERA Panchkula — jurisdiction over the whole of Haryana except Gurugram district, constituted by State Government notification No. 1/92/2017-1TCP dated 25 January 2018.
Both share the portal haryanarera.gov.in. The state’s rules are the Haryana Real Estate (Regulation and Development) Rules, 2017, notified No. MISC-107(A)/ED(R)/196 dated 28 July 2017. Appeals go to the Haryana Real Estate Appellate Tribunal at SCO 50-51, Sector 17, Chandigarh.
InterpretationThis matters practically. Faridabad is not Gurugram’s authority — it falls under Panchkula, despite being the other half of Haryana’s NCR belt. Filing at the wrong authority costs you time you cannot get back. Confirm which authority holds your project’s registration before you draft anything.
Sources. Haryana Real Estate Regulatory Authority (haryanarera.gov.in); HRERA Panchkula (General) Regulations 2018 (haryanarera.gov.in); Haryana RERA Rules 2017, Town and Country Planning Department notification (haryanarera.gov.in). Verified 8 September 2026.4. DTCP licences: the check that matters most
FactIn Haryana a private colony may be set up only under a licence granted by the Director, Town and Country Planning, under the Haryana Development and Regulation of Urban Areas Act, 1975 and its 1976 Rules. The licence is issued in Form LC-V and carries a validity date.
FactThe completion certificate (and part-completion certificate) for a licensed colony is granted by the same Director, in Form LC-IX, under Rule 16. After it is issued, the licensee must maintain all roads, open spaces, public parks and public health services for five years, and then transfer them free of cost to the Government or the local authority.
How to actually verify a licence
The Directorate publishes licence lists at tcpharyana.gov.in. But there is a second route that is often faster and harder to fake: the scanned licence itself is uploaded on the project’s HRERA page. We confirmed this by opening one — Licence No. 12 of 2024, a 3.20-acre commercial plotted colony in village Badauli, Sector 79 Faridabad, valid to 21 August 2027 — directly from the HRERA project document store.
So the check is: get the licence number from the seller, open the project on the HRERA portal, and read the licence document there. You are looking at the number, the licensed area in acres, the village and sector, the colony type, and the validity date. A licence that has lapsed is a different conversation from one that never existed, and both are different from a brochure that simply says “DTCP approved”.
5. EDC and IDC, properly explained
Two line items appear on nearly every Gurugram cost sheet and almost nobody explains where they come from. Here is what they legally are.
EDC — External Development Charges
FactUnder section 3(3)(a)(ii) of the 1975 Act, the licensee must “pay proportionate development charges” for external development works carried out by the Government or a local authority, in the proportion and within the time the Director determines. Rule 11(1)(g) of the 1976 Rules requires the applicant to pay development charges “including the cost of development of State/National Highways, Transport, Irrigation and Power facilities as determined by Director”.
FactRule 12B requires development-plan-wise account statements of all EDC receipts, and the money is to be used for external development works within that same development plan area. EDC is, in other words, ring-fenced by rule to the area it was collected from.
“IDC” — and the correction worth knowing
CorrectionThe Act’s own term is not “infrastructure development charges”. Section 3(7) empowers the Director, when granting a completion or part-completion certificate, to impose “infrastructure augmentation charges, as may be prescribed”. The rates are fixed in Schedule-B of the 1976 Rules, and Rule 16 requires the colonizer to submit a demand draft for those charges when applying for the completion certificate.
FactRule 16A allows a colonizer to seek exemption from those charges by demonstrating, through audited accounts and a chartered accountant’s certificate, that profit was restricted to 15%.
InterpretationTwo things follow for a buyer. First, EDC and IDC are statutory levies on the developer with accounting obligations attached — they are not a discretionary charge the developer invented, but they are also not automatically a pass-through you must accept at whatever figure appears on the cost sheet. Ask what the sanctioned rate is and which development plan the EDC is booked to. Second, because infrastructure augmentation charges fall due at the completion certificate stage, a demand arriving years after you booked is not necessarily improper — but it should correspond to a document you can see.
Sources. Haryana Development and Regulation of Urban Areas Act, 1975, ss.3(3)(a)(ii), 3(3)(a)(iii) and 3(7); Haryana Development and Regulation of Urban Area Rules, 1976, rules 11(1)(g), 12B, 16 and 16A, India Code (indiacode.nic.in). Verified 8 September 2026.6. Renting in Haryana
FactThe rent law in force is the Haryana Urban (Control of Rent and Eviction) Act, 1973 (Haryana Act 11 of 1973), enacted 27 April 1973. Its scope is narrower than most people assume:
- It extends only to urban areas — areas administered by a municipal committee, notified area committee, the Faridabad Complex Administration, or an area the State declares urban. Cantonment areas are excluded. Rural tenancies fall outside it entirely.
- New buildings are exempt for ten years from the date of completion.
- Advance rent: section 6(a) permits the landlord to receive in advance “an amount not exceeding one month’s rent“. The Act contains no separate security-deposit cap.
- Notice period: the Act prescribes none. Eviction is by application to the Rent Controller under section 13; the Controller must give the tenant a reasonable opportunity to show cause and may allow time to vacate not exceeding three months in the aggregate.
FactHaryana has not adopted the Model Tenancy Act, 2021. On the last official list, only Andhra Pradesh, Tamil Nadu, Uttar Pradesh and Assam had revised their tenancy Acts on its lines. Haryana was not among them, and no tenancy legislation appears among the eleven Bills passed in the Vidhan Sabha’s monsoon session on 1 September 2026.
InterpretationSo the Model Tenancy Act’s two-month deposit cap and its Rent Authority machinery are not law in Haryana. If someone tells you the deposit is limited to two months by statute, they are describing a model law this state has not enacted.
Sources. Haryana Urban (Control of Rent and Eviction) Act, 1973, India Code (indiacode.nic.in); PIB / Ministry of Housing and Urban Affairs, 25 July 2022 (pib.gov.in); Directorate of Information, Public Relations and Languages, Haryana, 1 September 2026 (prharyana.gov.in). Verified 8 September 2026.7. Land records, collector rates and mutation
| What you need | Where it officially lives |
|---|---|
| Jamabandi (record of rights), mutation status, registry deed | Jamabandi / WEB-HALRIS |
| Collector rates (circle rates) | Collector Rates, Revenue Department and the district collector rate pages on revenueharyana.gov.in |
| Deed registration | Haryana e-Registration |
| e-Stamp | e-GRAS Haryana — select “e-Stamp” under head of account 0030 |
| Mutation (intkaal) | Mutation section on jamabandi.nic.in |
On e-GRAS, an e-stamp certificate is generated instantly for an electronic payment, on the next working day after a cash deposit, and on the next working day after realisation for a cheque or demand draft. Plan the timing around your registration appointment.
Haryana does not issue a general encumbrance certificate
We could not confirm the existence of any state-wide encumbrance certificate in Haryana comparable to the southern-state EC. The one document of that name we could confirm is narrow: HSVP issues a Non-Encumbrance Certificate to its own allottees, applied for online with HSVP-issued credentials and delivered as a digitally signed letter. That covers HSVP plots, not private property generally.
For private property the practical substitute is the registry record and mutation history on the Jamabandi portal, plus certified copies of the registered deeds. Build your search around those.
And the judgment that ended GPA sales
Haryana gave its name to the case that settled the question for the whole country. In Suraj Lamp & Industries (P) Ltd. v. State of Haryana, decided 11 October 2011, the Supreme Court held that “SA/GPA/WILL transactions do not convey title and do not amount to transfer, nor can they be recognized as valid mode of transfer of immoveable property.” Immovable property can be transferred only by a registered deed of conveyance — even where possession has been delivered.
8. What we could not confirm
Open questions on this page
- The joint male-and-female buyer rate. The department’s table states a 2% exemption for instruments “executed in favour of women”. How it applies where a man and a woman buy together is not stated.
- The notification that creates the women’s 2% exemption. We could not retrieve a gazette notification under section 9 of the Indian Stamp Act granting it — only the department’s own published rate table.
- The ₹25–30 lakh registration fee band, which the published slab table leaves ambiguous on its face.
- The stamp duty waiver announced on 28 August 2025 for plots up to 50 sq yd urban and 100 sq yd rural under the Pradhan Mantri and Mukhyamantri housing schemes. This was reported as a Chief Minister’s announcement; we could not locate the enabling notification, so treat it as announced rather than verified in force.
- Which authority notifies collector rates, and on what cycle. The department’s circulars index lists a document titled “Procedure regarding fixing of Collector Rates” but publishes no date for it and it would not open.
- Mutation office, procedure, statutory timeline and fee. The Jamabandi mutation sub-pages and the official mutation fee document would not load.
- All EDC rate figures, zone classifications and the indexation formula. The Directorate hosts the policy documents, but none of them would open. Do not accept an EDC figure from any source that is not one of those documents.
- The current Schedule-B infrastructure augmentation charge rates.
- The Occupation Certificate issuing authority in licensed colonies. The 1976 Rules name the completion certificate and the Director TCP; we did not find a distinct occupation certificate provision, so we are not naming an authority for it.
Sources
- Revenue and Disaster Management Department, Haryana — Rates of stamp duty on main instruments, Stamp duty and registration fees table, Jamabandi / WEB-HALRIS, departmental site.
- Haryana Real Estate Regulatory Authority — haryanarera.gov.in, Haryana RERA Rules 2017, HRERA Panchkula General Regulations 2018.
- India Code, Ministry of Law and Justice — Haryana Development and Regulation of Urban Area Rules, 1976; Haryana Urban (Control of Rent and Eviction) Act, 1973.
- e-GRAS Haryana — e-Stamp instructions.
- Government of Haryana — HSVP Non-Encumbrance Certificate, Business Reform Action Plan 2022; Vidhan Sabha monsoon session, 1 September 2026.
- Press Information Bureau — Model Tenancy Act adoption, 25 July 2022.
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.