Buyer guide · Mumbai
Stamp duty and ready reckoner rate in Mumbai (2026–27): what you’ll pay
Mumbai’s 6% stamp duty, the 1% women’s concession, the registration fee, why duty is on the higher of price and ready reckoner value, and what 2026 buyers in Kanjurmarg and Bhandup actually paid.
By Ashwin · Updated · Not legal advice
What you pay
| Rate | On what | |
|---|---|---|
| Stamp duty | 6% in Mumbai; 5% for a woman buying in her own name | The higher of the agreement price and the market value |
| Registration fee | 1%, capped at ₹30,000 | The same value |
Both are paid when the agreement for sale is registered, before the builder can take more than 10% of the price (RERA Act, section 13).
1Work out your stamp duty
The figure on the cost sheet is only right if it uses the higher value and the right rate. Two minutes with a calculator checks it.
- Time
- 5 min
- Cost
- Free
How to check
- Take the agreement price from the cost sheet or the draft agreement.
- Ask the builder for the market value they have worked out for the flat, or find it yourself (below).
- Take whichever is higher.
- Multiply by 6% (5% if the concession applies), and add the registration fee.
| Illustrative flat | Duty is on | You pay |
|---|---|---|
| Price ₹1,50,00,000, market value ₹1,30,00,000 | ₹1,50,00,000 | ₹9,00,000 duty + ₹30,000 fee |
| Price ₹1,20,00,000, market value ₹1,30,00,000 | ₹1,30,00,000 | ₹7,80,000 duty + ₹30,000 fee |
Watch out for
- A cost sheet that works out duty on the price when the market value is higher.
- An agreement price set below the market value: you still pay duty on the market value.
- The 5% rate on a flat bought jointly with a man: ask how the concession applies before you count on it.
2Find the ready reckoner value
The ready reckoner (Annual Statement of Rates) sets a government rate per square metre for each zone. It is the floor your duty is worked out on.
- Time
- 15 min
- Cost
- Free
How to check
- On IGR Maharashtra’s eASR site, look up the rate for the plot’s village and zone.
- Rates are per square metre, and the ready reckoner’s rules adjust them for each flat. Ask the builder to show how they reached the market value.
- Easier and exact: the market value is printed on the Index II of every registered sale, next to the price. For a flat in the same building, it is the closest guide you’ll get.
Watch out for
- Rates for a different year: 2026–27 rates are the same as 2025–26, but older ones aren’t.
- A zone that doesn’t match the plot. The survey or CTS number on the MahaRERA page tells you which.
What buyers paid in 2026
From the agreements builders registered this year in the projects we track, as recorded on Index II: 781 flat sales, pooled by area.
84%
paid exactly 6%
659 of 781
15%
paid 5%
in line with the women’s concession
89%
sold at or above market value
88 sold below it
| Area | Sales | Paid 6% | Paid 5% | Typical price over market value |
|---|---|---|---|---|
| Kanjurmarg | 462 | 405 | 57 | 10% above |
| Bhandup | 319 | 254 | 64 | 23% above |
Rate paid is stamp duty over the higher of price and market value. Typical means the median. Sales by the builder only; resales aren’t counted.
The checklist
| Check | Where | Time |
|---|---|---|
| Agreement price | Cost sheet, draft agreement | — |
| Market value of the flat | Builder, eASR, or Index II of a sale in the building | 15 min |
| Duty on the higher of the two | Your calculator | 2 min |
| Whether the women’s concession applies | Sub-registrar, IGR helpline | 10 min |
| Registration fee | 1%, capped at ₹30,000 | — |
See the registered prices
Each report reads every agreement the builder registered for the project, so you see what flats actually sold for, and their market values. Each project’s preview is free.
Next: carpet area vs built-up area, and what to check before the token.
Sources
- Registered agreements and their Index II, IGR Maharashtra, 2026, as read for our reports.
- Free Press Journal, “Maharashtra Government Keeps Ready Reckoner Rates Unchanged For 2026-27”, 31 Mar 2026.
- The Real Estate (Regulation and Development) Act, 2016: section 13.
- Ready reckoner rates: IGR Maharashtra’s eASR site.