The price on the builder's brochure or the seller's agreement is never the full cost of a home. In Thane and Badlapur, buyers also pay stamp duty and registration, often GST, society and legal charges, and loan costs. And since banks don't finance all of these, more cash comes from your own pocket than many first-time buyers expect. Here is what to budget for in 2026.
How much is stamp duty in Thane and Badlapur?
Stamp duty in Maharashtra has two layers: the duty under the Maharashtra Stamp Act, and surcharges under local-body laws.
1. Basic stamp duty (Article 25 of the Stamp Act). On a purchase of immovable property it is:
- 5% of market value within a municipal corporation (such as Thane Municipal Corporation)
- 5% within a municipal council or nagar panchayat (such as Kulgaon-Badlapur Municipal Council) or a rural area within MMRDA limits
- 4% within a gram panchayat area elsewhere
An agreement to buy a flat from a developer in a project carries the same duty as a conveyance, so you pay it when you register the agreement, not at possession.
2. Surcharges on top:
- Municipal corporations. IGR Maharashtra's circulars list the 1% local body tax (LBT) surcharge on property transfers in corporations including Thane, and a separate metro cess notification for Thane. That is why buyers in Thane city generally pay 7% in all (5% + 1% + 1%).
- Municipal councils. Section 147A of the Maharashtra Municipal Councils Act adds a 1% surcharge on sale and gift deeds of property within a council's area. For a home in Badlapur (a municipal council area), that generally makes 6% in all (5% + 1%).
Metro cess applies only in notified areas, and notifications change. Always confirm the final figure on the GRAS e-challan or with the Sub-Registrar before you pay.
| Area (example) | Basic duty | Surcharges | Typical total | Woman buyer* |
|---|---|---|---|---|
| Municipal corporation with metro cess (Thane city) | 5% | 1% LBT + 1% metro cess | 7% | 6% |
| Municipal council (Badlapur) | 5% | 1% council surcharge | 6% | 5% |
*With the 1% women's concession explained below.
The ready reckoner rate sets the floor
Stamp duty is charged on the property's market value. In practice, that means the higher of your agreement value and the ready reckoner (RR) value in the government's Annual Statement of Rates for that location. Maharashtra raised RR rates for 2025–26, by 3.36% in rural areas up to 5.95% in municipal corporation areas, and then kept them unchanged for 2026–27 from 1 April 2026. If your negotiated price is below the RR value, you still pay duty on the RR value.
The 1% stamp duty concession for women buyers
Since 1 April 2021, Maharashtra has reduced stamp duty by 1% on the purchase of a residential unit, whether a flat, bungalow, row house or tenement, by a woman or women. Conditions to know:
- The woman must be the sole buyer, or all co-buyers must be women. Adding a husband or father as co-owner usually means losing the concession.
- It applies to residential property only, not shops or offices.
- The original order barred resale to a man for 15 years. That restriction was removed by an order dated 26 May 2023.
Before choosing sole ownership just to save 1%, think about loan eligibility. If you need a co-applicant's income, the lender may want them on the title too. Weigh the saving against the loan amount you need.
What is the registration fee?
Under Maharashtra's table of fees under the Registration Act, the fee works out to about 1% of the value: ₹100 for the first ₹10,000, then ₹10 per ₹1,000. It is capped at ₹30,000, so any home above about ₹30 lakh pays the flat ₹30,000. Document-handling and scanning charges are small extras.
GST on under-construction flats vs ready flats
- Affordable under-construction flat: 1% GST without input tax credit. "Affordable" means a carpet area up to 60 sq m in metropolitan cities, which for GST includes the whole of the Mumbai Metropolitan Region, so Thane and Badlapur both count. The gross amount charged by the builder must also be not more than ₹45 lakh.
- Other under-construction flats: 5% GST without input tax credit.
- Ready flats with a completion or occupancy certificate: no GST when the entire price is paid after the completion certificate is issued or the building is first occupied.
GST on a 5% flat can add lakhs to the cost, which is one reason some buyers prefer ready-to-move homes. Under-construction homes come with their own loan rules; see our guide to home loans for under-construction flats in Maharashtra.
TDS: deducting 1% when the price is ₹50 lakh or more
If the price is ₹50 lakh or more, the buyer must deduct 1% TDS from the payment to a resident seller and deposit it with the government. From 1 April 2026 this falls under section 393(1) of the Income-tax Act, 2025 (Table Sl. No. 3(i)), replacing the old section 194-IA. It is reported in the new Form 141 (Schedule B), which replaces Form 26QB. Where the stamp duty value is higher than the agreed price, TDS is calculated on the higher figure. TDS isn't an extra cost, since it is part of the price, but missing it brings interest and penalties.
Society, maintenance and other charges
These aren't set by law and vary widely from project to project, so ask for a written list before you sign. Common items include:
- Advance maintenance, often for a year or more, and a sinking-fund or corpus deposit
- Society formation charges, share money and entrance fee
- Legal and documentation charges, and development or infrastructure charges
- Parking, club or amenity charges (check whether they are part of the agreement value)
- Utility connection deposits (electricity meter, water, gas)
For a resale flat, add the society's transfer charges and NOC, and check for unpaid dues.
How much will a bank lend? LTV and your down payment
RBI caps a bank home loan as a share of the property's cost (the loan-to-value, or LTV, ratio):
| Loan amount | Maximum LTV |
|---|---|
| Up to ₹30 lakh | 90% |
| Above ₹30 lakh and up to ₹75 lakh | 80% |
| Above ₹75 lakh | 75% |
Importantly, RBI tells banks not to include stamp duty, registration and documentation charges in the property cost used for LTV. The only exception is homes costing up to ₹10 lakh. So for almost every home in Thane and Badlapur, stamp duty and registration are paid from your own funds, on top of the down payment. Lenders also look at your income and repayment capacity, and the final amount is their decision. If you run a business, see home loans for self-employed business owners.
Loan costs to add:
- Processing fee, as set by the lender
- Stamp duty on the mortgage. A mortgage by deposit of title deeds attracts stamp duty of 0.3% of the whole loan amount when the loan is above ₹5 lakh, capped at ₹20 lakh (0.1% for loans up to ₹5 lakh), under Article 6 of the Stamp Act
- Legal and valuation charges on the lender's title search and valuation
Worked example: what you might pay (illustrative)
The figures below are illustrative only, assuming the agreement value is at or above the RR value. Your actual figures depend on the property, its location and the lender.
| Thane: under-construction flat, ₹60 lakh, male buyer | Badlapur: ready flat with OC, ₹40 lakh, woman buyer | |
|---|---|---|
| Stamp duty | 7% = ₹4,20,000 | 5% = ₹2,00,000 |
| Registration fee | ₹30,000 | ₹30,000 |
| GST | 5% = ₹3,00,000 | Nil |
| TDS to deduct (part of price) | 1% = ₹60,000 | Not applicable |
| Maximum bank loan at the RBI LTV cap | 80% = ₹48 lakh | 80% = ₹32 lakh |
| Own contribution before society and loan charges | ≈ ₹19.5 lakh | ≈ ₹10.3 lakh |
In both cases, statutory costs alone add roughly 5–13% to the price, before society, legal and loan charges.
How Biz Corp Solutions helps
We help homebuyers in Thane, Badlapur and across Maharashtra estimate the full cost of a purchase, work out a realistic loan amount and choose lenders whose policies fit the property and their income. We then prepare the file and keep you updated from submission to approval. The lender decides the final amount and rate. Learn more about our home loan service, or read about balance transfers and top-up loans once you own the home.