State Rules · Uttar Pradesh
Property Rules in Uttar Pradesh
What you pay, what you sign, and what you must check — for Noida, Greater Noida, Ghaziabad, Lucknow, Kanpur, Varanasi, Agra, Meerut and every other district of the state.
The short version
In Uttar Pradesh a buyer pays stamp duty of ₹50 per thousand of the higher of consideration or circle-rate value. A woman buying in her own name pays ₹40 per thousand on the first ₹10 lakh and ₹50 per thousand above that — a maximum saving of ₹10,000, not the ₹1 lakh many people expect.
On top of that, property inside a notified development area carries an additional 2%. That single line is worth more than the entire women’s concession, and almost no guide mentions it.
The only registration-fee table the department publishes is 2%, subject to a maximum of ₹20,000.
On this page
1. What you actually pay
Three separate charges land on a Uttar Pradesh purchase, and they come from three different statutes. Adding them into one headline percentage is how people get the number wrong.
| Charge | Rate | Where it comes from |
|---|---|---|
| Stamp duty (male buyer) | ₹50 per ₹1,000, i.e. 5%, of consideration or market value, whichever is higher. Payable by the purchaser. | Article 23, Schedule I-B, Indian Stamp Act 1899 as applicable in UP, as reduced |
| Stamp duty (female buyer) | ₹40 per ₹1,000 on valuation up to ₹10 lakh; ₹50 per ₹1,000 on everything above ₹10 lakh | Same Article, departmental Ready Reckoner |
| Additional duty | +2% of the consideration — but only where the property sits inside a notified development area | UP Urban Planning and Development Act 1973 |
| Registration fee | 2% of the value on which duty is charged, minimum ₹100, maximum ₹20,000. Rounded up to the next multiple of ₹10. | Notification No. 30/2015/1430/94 dated 8 December 2015, s.78 Registration Act 1908 |
Worked example — a ₹80 lakh flat
Assume the circle-rate value does not exceed the price, so duty is charged on ₹80,00,000.
| Male buyer | Female buyer | |
|---|---|---|
| Stamp duty | 5% = ₹4,00,000 | ₹40,000 + ₹3,50,000 = ₹3,90,000 |
| Additional duty, if inside a development area | 2% = ₹1,60,000 | 2% = ₹1,60,000 |
| Registration fee (capped) | ₹20,000 | ₹20,000 |
| Total inside a development area | ₹5,80,000 | ₹5,70,000 |
| Total outside one | ₹4,20,000 | ₹4,10,000 |
The women’s concession is worth ₹10,000. The development-area question is worth ₹1,60,000. Both buyers should be asking about the second one.
Our arithmetic, on the rates cited above. Check your own figure against the department’s calculator before you budget: igrsup.gov.in stamp duty calculator. You can also work the loan side on our EMI calculator and the total outgo on the stamp duty calculator.
What most people get wrong
The 2% additional duty is not a state-wide surcharge. It attaches only to property inside an area notified as a development area under the UP Urban Planning and Development Act 1973. Noida and Greater Noida were constituted under a different statute — the UP Industrial Development Act 1976 — and the CAG recorded in its 2008 audit that, for that reason, the additional duty was not being levied there. The State’s reply, quoted in that report, was that “additional stamp duty is leviable in urban area only and NOIDA and Greater NOIDA are constituted under Industrial Development Authority”.
Whether that position still holds in 2026 we could not confirm from any later notification — see what we could not confirm. But it means the question “which Act was this authority constituted under?” is worth roughly two per cent of your purchase price, and it is the question nobody asks at the sub-registrar’s counter.
Source. CAG Audit Report (Revenue Receipts) for the year ended 31 March 2008, Uttar Pradesh, para 5.2.6 (cag.gov.in), verified 8 September 2026.The disability concession, which is real and rarely claimed
FactA buyer with an ordinary disability pays no stamp duty at all on value up to ₹5 lakh; duty at the prevailing rate applies only to the excess. A buyer with a severe disability as defined in section 56(4) of the Disabilities Act pays no stamp duty on value up to ₹20 lakh, and 3% on the amount above it.
Source. Government of Uttar Pradesh Notification No. 11/Ka.Ni.-7-152/11-2015-500(104)/04 dated 20 March 2015, issued under s.9(1)(a) Indian Stamp Act 1899 (igrsup.gov.in), verified 8 September 2026.Two changes worth knowing about
Fact11 March 2025. Physical non-judicial stamp papers in the ₹10,000 to ₹25,000 denominations ceased to be valid for paying stamp duty. Papers already bought remained usable, or refundable, only until 31 March 2025. UP Stamp (Fifty-first Amendment) Rules, 2025.
Fact1 February 2026. Aadhaar-based authentication and biometric verification of buyers, sellers and witnesses became mandatory at the time of property registration in Uttar Pradesh, as announced by the Minister of State for Stamps and Registration. The underlying rule number we could not trace.
Sources. UP Stamp (Fifty-first Amendment) Rules 2025, Notification No. 4/2025/259/94-Sta.Ni.-2-2025-700(13)/2023 TC dated 11 March 2025 (igrsup.gov.in); Akashvani News / News on AIR, Prasar Bharati, 29 January 2026 (newsonair.gov.in). Verified 8 September 2026.2. The women’s concession, and what July 2025 changed
FactWhat the department’s own published table shows today is a lower rate, not a rebate: ₹40 per thousand instead of ₹50 per thousand, and only on valuation up to ₹10 lakh. Above ₹10 lakh the male rate applies to the whole excess. The maximum benefit is therefore ₹10,000, on any property.
AnnouncedOn 23 July 2025 it was reported that the Uttar Pradesh Cabinet had approved raising that ceiling from ₹10 lakh to ₹1 crore — which would turn a ₹10,000 saving into as much as ₹1,00,000.
InterpretationA Cabinet approval is not the operative instrument. The change takes legal effect through a notification under section 9 of the Indian Stamp Act, and we could not locate that notification on the department’s own site, on the state government orders portal, or in India Code. As of 8 September 2026 the department’s published Ready Reckoner still shows the ₹10 lakh ceiling.
What to do about it
If you are registering a property in a woman’s name in Uttar Pradesh and the value exceeds ₹10 lakh, ask the sub-registrar’s office directly, in writing, which ceiling they are applying on the date of your registration, and run the department’s own calculator before you pay. This is a live gap between an announced decision and a traceable instrument, and it is exactly the kind of gap that costs money.
3. UP RERA
FactThe Uttar Pradesh Real Estate Regulatory Authority is a permanent authority, established 4 August 2018 after an interim arrangement that ran from May 2017. It works from Lucknow with a regional office at Gamma-II, Greater Noida, which is where most NCR matters are heard. The state notified its own rules — the Uttar Pradesh Real Estate (Regulation and Development) Rules, 2016 — on 27 October 2016.
| What you want to do | Where | Fee |
|---|---|---|
| Check a project is registered before you pay anything | Registered-project search on up-rera.in | Free |
| File a complaint against a promoter or agent | Form M, online at up-rera.in | ₹1,000 |
| Claim compensation before the Adjudicating Officer | Form N | ₹1,000 |
| Appeal to the UP Real Estate Appellate Tribunal | Form L, reat.up.gov.in | ₹1,000 |
| Try conciliation instead of litigation | Conciliation Forum, UP RERA | — |
InterpretationTwo details in the Rules matter more than their length suggests. First, the definition of who may complain expressly includes an association of allottees or a registered voluntary consumer association — so a buyers’ association can file as itself, rather than each buyer filing separately at ₹1,000 a head. Second, agent registration costs ₹25,000 for an individual and ₹2,50,000 for a firm or company, which is why a great many people introducing you to a project are not registered agents at all. Ask for the registration number and check it.
Source. UP Real Estate (Regulation and Development) Rules 2016, rules 3, 10, 25, 33 and 34, and the Explanation to rule 33(1), full text as published by UP RERA (up-rera.in); UP RERA First Annual Report 2018-19 (up-rera.in). Verified 8 September 2026.4. Renting: the 2021 tenancy Act
FactUttar Pradesh is one of only a handful of states to have actually replaced its old rent-control law. The Uttar Pradesh Regulation of Urban Premises Tenancy Act, 2021 (UP Act No. 16 of 2021) was gazetted on 24 August 2021 and is deemed to have come into force on 11 June 2021. It repeals the UP Urban Buildings (Regulation of Letting, Rent and Eviction) Act, 1972.
FactBut the repeal is not retrospective. Section 46(2) provides that every case pending under the 1972 Act at the commencement of the new Act continues and is decided under the 1972 Act, as if it were still in force. A dispute that began before June 2021 is still a 1972 Act dispute.
| Provision | What the Act says |
|---|---|
| Security deposit | Capped at two months’ rent for residential premises and six months’ rent for non-residential. Refundable on the date vacant possession is taken, less due deductions. (s.11) |
| Written agreement | Mandatory. No one may let or take premises on rent except by written agreement, and landlord and tenant must jointly notify the Rent Authority within two months. The Authority then issues a unique identification number. (s.4) |
| Existing tenancies | Had to be reduced to writing and intimated within three months of commencement. (s.4) |
| Tenant leaving | As the agreement says; where the agreement is silent, at least one month’s notice. (s.29) |
| Tenant not leaving | Twice the monthly rent for the first two months, and four times the monthly rent thereafter, for as long as possession continues. (s.23) |
| Landlord entering | At least 24 hours’ written notice, and only between sunrise and sunset. |
| Who decides | A Rent Authority — an officer not below the rank of Additional District Collector, appointed by the District Collector. (s.30) |
The free service almost nobody uses
The Stamp and Registration Department runs a fully online, faceless facility for digital stamping of rent agreements up to 12 months. Identity is verified by Aadhaar e-KYC, the parties sign by Aadhaar e-Sign without needing to be in the same place, the software computes the duty itself, payment is by UPI or net banking, and the stamped agreement is emailed and stored permanently in your login. The department describes the service itself as free of charge.
Why it matters: the department also warns, in its own FAQ, that under section 35 of the Indian Stamp Act 1899 an insufficiently stamped rent agreement will not be admitted in evidence in any court or before any public officer. A landlord holding an unstamped agreement is holding paper he cannot use on the day he needs it.
Source. Stamp and Registration Department UP, rent agreement digital stamping FAQ (igrsup.gov.in), verified 8 September 2026.FactRegistration of a lease is optional up to 12 months and compulsory above 12 months under section 18(c) and section 17(1)(d) of the Registration Act, 1908. That, and nothing else, is the reason the eleven-month agreement exists across India.
Source. UP Regulation of Urban Premises Tenancy Act 2021, gazette text as published by PRS Legislative Research (prsindia.org); Registration Act 1908, ss.17(1)(d) and 18(c). Verified 8 September 2026.5. Land records, circle rates and the searches that matter
| What you need | Where it officially lives |
|---|---|
| Circle rate (valuation list) for a locality | Valuation list, IGRSUP — choose district, then sub-registrar office |
| Rural land record (khatauni) | Bhulekh Uttar Pradesh |
| Rural cadastral map (bhu-naksha) | UP Bhu-Naksha |
| Urban property map | e-Nagar Sewa property search |
| Encumbrance certificate (bhaar mukti pramaan patra) | NEC application, IGRSUP |
| Certified copy of a registered deed | IGRSUP |
| Is this property on the banned list? | Prohibited properties, IGRSUP |
| Is this plot already in litigation? | Gata-wise case search, Board of Revenue |
| Has anyone filed a caveat on it? | Caveat search, Board of Revenue |
The two searches worth doing before you pay a token
Almost every buyer in Uttar Pradesh checks the khatauni and stops there. The Board of Revenue publishes two further searches that cost nothing and are almost never run:
The gata-wise case search tells you whether the specific plot you are buying is the subject of a pending revenue case. The caveat search tells you whether someone has already filed a caveat against dealings in it. A property can have a perfectly clean khatauni and still be the object of a live dispute in a Tahsildar’s court — and the record of that dispute is public, free, and takes two minutes.
Run both. Then get the encumbrance certificate, which the department commits to delivering by the third or fourth working day in the urgent category, and the seventh working day in the ordinary one.
Sources. Revenue Court Computerised Management System, Board of Revenue UP (vaad.up.nic.in); Citizen Charter of the Stamp and Registration Department, p.9 (igrsup.gov.in). Verified 8 September 2026.What the sub-registrar will ask you for
From the department’s own Citizen Charter, which is a better checklist than anything a deed-writer will give you:
- Two recent passport photographs, plus photo identity and residence proof, for every deed.
- For any transfer of ₹10 lakh or more, a copy of the PAN card, or Form 60.
- For agricultural land: khasra and khatauni copies, and a map identifying the properties within a 200-metre radius. Where a Scheduled Caste or Scheduled Tribe seller is transferring to a non-SC/ST buyer, a no-objection certificate from the District Magistrate.
- For urban or semi-urban property: a visible photograph of the property, and for a building, a photograph plus a construction map of each floor.
Registration itself is a guaranteed service. Under the UP Janhit Guarantee Adhiniyam 2011 the department must register and return documents in one day — presented before noon, returned the same day by 4pm; presented after noon, returned the next working day. The department also publishes free model deed formats in Hindi and English for sale, gift, lease, mortgage, partition, settlement, will and power of attorney. You do not need to pay anyone for the draft.
Source. Citizen Charter of the Stamp and Registration Department, Uttar Pradesh, pp.5, 8 and 10 (igrsup.gov.in), verified 8 September 2026.6. Mutation, and why it is not optional
FactMutation — namantaran or dakhil kharij — is governed by sections 33 to 38 of the Uttar Pradesh Revenue Code 2006. Section 34 places a duty on every person obtaining possession of land by transfer to report it to the Tahsildar. The Tahsildar issues a proclamation, and if the case is undisputed, directs the khatauni to be amended. An appeal lies to the Sub-Divisional Officer within 30 days.
FactTwo provisions decide how much this matters:
- Section 36(2) — no mutation is recorded unless the land revenue due on that land has been deposited.
- Section 37 — no suit or proceeding lies in any revenue court at the instance of a person who obtained possession by succession or transfer until he has made the report.
InterpretationRead section 37 slowly. Until you have applied for mutation, you cannot go to the revenue court about your own land. A buyer who registers the sale deed, feels the job is done, and leaves mutation for later has bought a property he cannot litigate about. That is the practical reason mutation is not paperwork — it is standing.
The application is filed online on the Revenue Court Computerised Management System. You log in with an OTP, enter the registry number and registry date of your sale deed, and the system pulls the full details of the registered deed automatically and institutes the case directly in the Tahsildar’s court. Succession mutation (varasat) runs on a separate portal.
Sources. UP Revenue Code 2006, ss.33–38, consolidated text (igrsup.gov.in); Board of Revenue UP, online mutation guidance under s.34 (vaad.up.nic.in). Verified 8 September 2026.7. What we could not confirm
Open questions on this page
These are things we looked for in official sources and did not find. We list them rather than fill them in, because a page that quietly guesses is worse than one that admits a gap.
- The headline “7% / 6%” figure. No official document states it as a single rate. Only its two components are sourced: ₹50 per thousand under Article 23, plus 2% additional duty inside a development area.
- Whether the 2% additional duty applies in Noida and Greater Noida today. The CAG found in 2008 that it did not. We found no later notification either way.
- The date of the departmental Ready Reckoner that carries the ₹50 / ₹40 per thousand rates. The document is live on the department’s fee page but carries no date on its face.
- How the women’s concession applies to a joint male-and-female purchase. No official document we could reach states it.
- Whether the ₹1 crore women’s ceiling approved by Cabinet in July 2025 is legally in force. The implementing notification could not be located; the department’s own table still shows ₹10 lakh.
- The widely repeated claim that UP’s registration fee is “1% with no upper limit”. We could not find any notification, government order or audit statement supporting it. The only table the department publishes is the 8 December 2015 notification — 2%, minimum ₹100, maximum ₹20,000. We also cannot confirm that the 2015 table has not since been superseded.
- Any statutory timeline for completing a mutation. The Revenue Code prescribes none, and we did not find mutation in a service-guarantee notification we could reach.
- The fee for a Nil Encumbrance Certificate. The Citizen Charter says “as per the fee schedule” without stating an amount.
- The UP Regulation of Urban Premises Tenancy Rules — name, year and text. No government copy was reachable.
Sources
- Stamp and Registration Department, Uttar Pradesh (IGRSUP) — departmental portal, Ready Reckoner of stamp duty, Table of Registration Fees, 8 December 2015, Citizen Charter, rent agreement digital stamping FAQ, disability exemption notification, 20 March 2015.
- Uttar Pradesh Real Estate Regulatory Authority — up-rera.in, UP RERA Rules 2016, First Annual Report 2018-19.
- Board of Revenue, Uttar Pradesh — Revenue Court Computerised Management System, UP Revenue Code 2006.
- Comptroller and Auditor General of India — Revenue Sector Audit Report, Uttar Pradesh, Chapter III; Audit Report 2008, Chapter V.
- Uttar Pradesh Regulation of Urban Premises Tenancy Act, 2021 — gazette text via PRS Legislative Research.
- Akashvani News / News on AIR, Prasar Bharati — Cabinet decision on women’s stamp duty, 23 July 2025; Aadhaar mandatory for registration, 29 January 2026.
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.