Maharashtra stamp duty and home purchase cost calculator
Stamp duty on a flat in Maharashtra is charged on the higher of the agreement value and the ready reckoner value: generally 7% in Thane and other MMR municipal corporations, 6% in Mumbai and in municipal council areas such as Badlapur and Ambernath, and 1% less for women buyers. Registration is 1%, capped at ₹30,000. This calculator adds GST, TDS, mortgage duty and the loan cap to show the cash you actually need.
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The Sub-Registrar's e-challan is final. Surcharges depend on notifications that change from time to time and on exactly where the property sits. Check the amount on the GRAS e-challan or with the Sub-Registrar before paying.
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How this is calculated
Stamp duty
Stamp duty = (higher of agreement value and ready reckoner value) × total rate
The basic rate comes from Article 25(b) of the Maharashtra Stamp Act: 5% in municipal corporations, municipal councils, nagar panchayats and rural areas within MMRDA limits, and 4% in other gram panchayat areas. An agreement to buy a flat from a developer carries the same duty as a conveyance, so it is paid when the agreement is registered. Surcharges are added on top:
| Location | Basic | Surcharges | Total | Woman buyer |
|---|---|---|---|---|
| Mumbai (BMC) | 5% | 1% metro cess | 6% | 5% |
| Thane and other MMR municipal corporations; Pune, Pimpri-Chinchwad, Nagpur | 5% | 1% LBT + 1% metro cess | 7% | 6% |
| Other municipal corporations | 5% | 1% LBT | 6% | 5% |
| Municipal councils, e.g. Kulgaon-Badlapur, Ambernath* | 5% | 1% (s. 147A, Municipal Councils Act) | 6% | 5% |
| Rural area within MMRDA limits* | 5% | 1% Zilla Parishad | 6% | 5% |
| Other gram panchayat areas* | 4% | 1% Zilla Parishad | 5% | 4% |
*Our best reading of the Stamp Act and the local-body laws. Confirm with your Sub-Registrar. Metro cess applies only in notified areas, and Nagpur may carry an additional local surcharge. If your Sub-Registrar gives you a different rate, enter it in the override box.
Other costs
- Women's concession: 1% off the Article 25(b) duty for a residential unit bought by a woman or women only (Government order of 31 March 2021; resale restriction removed 26 May 2023).
- Registration fee: ₹100 for the first ₹10,000 of value and ₹10 for every further ₹1,000 or part, capped at ₹30,000.
- GST (under construction only): 1% of the agreement value for an affordable flat (carpet area up to 60 sq m in the MMR or 90 sq m elsewhere, and price up to ₹45 lakh), otherwise 5%, without input tax credit. Nil for a ready flat bought after the completion or occupancy certificate.
- TDS: 1% of the higher of price and stamp duty value when either is ₹50 lakh or more, under section 393 of the Income-tax Act, 2025 (formerly section 194-IA). It is deducted from the price, so it is not added to your cost.
- Mortgage duty: Article 6(1) of the Stamp Act on a deposit of title deeds: 0.1% of the loan (minimum ₹100) for loans up to ₹5 lakh, otherwise 0.3% of the loan, capped at ₹20 lakh.
- Loan cap: RBI's loan-to-value limits for banks are 90% of cost for loans up to ₹30 lakh, 80% above ₹30 lakh up to ₹75 lakh and 75% above ₹75 lakh, with stamp duty and registration excluded from cost for homes above ₹10 lakh. The calculator uses the agreement value as cost.
The example values reproduce the Thane under-construction case in our cost of buying a home guide: ₹60 lakh price, 7% stamp duty of ₹4.2 lakh, ₹30,000 registration, 5% GST of ₹3 lakh and an 80% loan of ₹48 lakh, leaving about ₹19.5 lakh to fund yourself before loan and society charges.
Questions people ask
Is stamp duty charged on the agreement value or the ready reckoner rate?
On the market value, which in practice means the higher of your agreement value and the ready reckoner (Annual Statement of Rates) value for that property. If you negotiate a price below the ready reckoner value, you still pay duty on the ready reckoner value. Maharashtra kept ready reckoner rates unchanged for 2026–27.
How much is stamp duty in Thane and Badlapur?
Generally 7% in Thane city (5% basic duty, 1% LBT surcharge and 1% metro cess) and 6% in a municipal council area like Kulgaon-Badlapur or Ambernath (5% basic duty and a 1% surcharge under section 147A of the Municipal Councils Act). Women buyers pay 1% less. Confirm the final figure on the e-challan or with the Sub-Registrar.
Who gets the 1% women's concession?
A woman buying a residential unit in her sole name, or jointly only with other women. If a man is a co-buyer, the concession usually does not apply. The 15-year restriction on resale to a man was removed by an order dated 26 May 2023.
Is the registration fee always ₹30,000?
It is about 1% of the value (₹100 for the first ₹10,000 and ₹10 for every further ₹1,000), capped at ₹30,000, so any home worth more than about ₹30 lakh pays ₹30,000. Small document-handling charges are extra.
When is GST 1% and when is it 5%?
GST on an under-construction flat is 1% for an affordable flat (carpet area up to 60 sq m in metropolitan cities, which includes the whole Mumbai Metropolitan Region, or 90 sq m elsewhere, and a price up to ₹45 lakh) and 5% otherwise, without input tax credit. There is no GST on a ready flat bought after the completion or occupancy certificate.
Do I have to deduct TDS when buying a flat?
Yes, if the price or the stamp duty value is ₹50 lakh or more, the buyer deducts 1% TDS from the payment to a resident seller, on the higher of the two. From 1 April 2026 this falls under section 393 of the Income-tax Act, 2025 (previously section 194-IA) and is reported in Form 141. TDS is part of the price, not an extra cost.
Does the bank finance stamp duty and registration?
Generally no. RBI tells banks not to include stamp duty, registration and documentation charges in the property cost used for the loan-to-value cap, except for homes costing up to ₹10 lakh. These costs usually come from your own funds.
Is anything I type stored or sent to Biz Corp Solutions?
No. The calculation runs entirely in your browser. Your inputs are only kept in this page's web address so you can copy a link and share the same calculation.
Buying a home in Thane, Badlapur or Mumbai?
We help buyers work out a realistic loan, compare banks and housing finance companies, and prepare the file. The lender decides the final amount and rate.
This calculator is an estimate for planning. The Sub-Registrar's assessment and the GRAS e-challan are final for stamp duty and registration; GST is charged by the developer and TDS is your obligation under the Income-tax Act. Lenders, regulators and government offices apply their own rules and may round or calculate differently; their figures prevail. Biz Corp Solutions arranges funding through partner banks, NBFCs and financial institutions, and lenders decide sanction, rates and terms. Last reviewed 5 October 2026.