Is stamp duty calculated on the agreement value or the ready reckoner rate?

On whichever is higher. If a flat sells below the government valuation for the area, duty is still charged on that valuation, so buying cheaply does not reduce the duty.

How much stamp duty does a woman pay in Mumbai?

One percentage point less than a male buyer, so 5 percent against 6 percent, on a residential property held in her sole name. Adding a male co owner removes the concession.

What is the metro cess?

A 1 percent levy on top of the base stamp duty, used to fund the metro rail. It is why the headline figure in Mumbai is 6 percent rather than the 5 percent base rate.

Can stamp duty be paid from the home loan?

Generally no. Lenders fund a share of the agreement value, and stamp duty and registration sit outside it, so both have to be found in cash on top of the down payment.

What are the stamp duty rates in Maharashtra for 2026?

In Mumbai, 6 percent for a male buyer and 5 percent for a woman holding in her sole name, both including the 1 percent metro cess, plus registration at 1 percent capped at 30,000 rupees. Rates elsewhere in the state differ by municipal area, and this calculator is Mumbai only. Check the year on the reckoner statement, because the values it applies to change every 1 April.

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Stamp duty and registration calculator, Mumbai

Stamp duty in Mumbai is 6 percent of the chargeable value for a male buyer and 5 percent for a female buyer in sole name, both including the 1 percent metro cess. Registration is 1 percent capped at 30,000 rupees. Duty is charged on the agreement value or the ready reckoner value, whichever is higher.

Mumbai only, inside the BMC area. Pune, Thane and Nagpur add a local body tax and rural rates are lower, and those are not covered here.

Agreement value₹1 Cr

Ready reckoner valueDuty is charged on this or the price, whichever is higher. Look it up under e-ASR on the IGR portal.

Who is buying

Sole ownership

Stamp duty

₹6,00,000

5% duty plus 1% metro cess

Duty plus registration

₹6,30,000

Payable in cash. A home loan will not cover it.

Buying in a woman's sole name would save ₹1,00,000 in duty on this value. It has to be sole ownership and residential, and adding a male co owner removes it.

Value duty is charged on: ₹1,00,00,000
Base duty at 5%: ₹5,00,000
Metro cess at 1%: ₹1,00,000
Registration, capped: ₹30,000
Total payable: ₹6,30,000

Rates checked 16 September 2026

Rates change. Confirm the figure that applies to you before you budget on it, and treat this as an estimate rather than a quotation.

Why this one is different

National calculators handle Maharashtra badly, because they treat stamp duty as one number per state. Mumbai is not one number: the metro cess sits on top of the base rate, a woman buying in her sole name pays a point less, and the value the duty is charged on is often not the price you negotiated.

That last point catches more buyers than anything else. If the ready reckoner rate for the building is above your agreed price, duty is charged on the reckoner rate. The saving you negotiated does not reduce the tax.

Where the sources genuinely disagree, which is joint ownership by a man and a woman, this shows a range instead of inventing a figure. Budget for the top of it.

Common questions

Is stamp duty calculated on the agreement value or the ready reckoner rate?: On whichever is higher. If a flat sells below the government valuation for the area, duty is still charged on that valuation, so buying cheaply does not reduce the duty.
How much stamp duty does a woman pay in Mumbai?: One percentage point less than a male buyer, so 5 percent against 6 percent, on a residential property held in her sole name. Adding a male co owner removes the concession.
What is the metro cess?: A 1 percent levy on top of the base stamp duty, used to fund the metro rail. It is why the headline figure in Mumbai is 6 percent rather than the 5 percent base rate.
Can stamp duty be paid from the home loan?: Generally no. Lenders fund a share of the agreement value, and stamp duty and registration sit outside it, so both have to be found in cash on top of the down payment.
What are the stamp duty rates in Maharashtra for 2026?: In Mumbai, 6 percent for a male buyer and 5 percent for a woman holding in her sole name, both including the 1 percent metro cess, plus registration at 1 percent capped at 30,000 rupees. Rates elsewhere in the state differ by municipal area, and this calculator is Mumbai only. Check the year on the reckoner statement, because the values it applies to change every 1 April.

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Where these numbers get used

Where we do itBorivali West Kandivali West Malad West

The services that go with thisResale flats in Borivali, Kandivali and Malad MHADA paperwork, handled end to end

Read the long versionStamp duty and registration charges in Mumbai Ready reckoner rates in Mumbai, and what they mean for your stamp duty

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