Quick answers to the questions property buyers ask most often. Each answer is short and to the point — for deeper coverage, follow the cross-links to our cornerstone guides.

What is a circle rate?

A circle rate (also called ready reckoner rate, jantri, or guidance value depending on the state) is the minimum price per square metre that a state government sets for property in a given locality. Stamp duty and registration fees are calculated on the higher of the circle rate or the actual sale price. The circle rate creates a floor — you cannot declare a lower value for registration purposes even if the seller and buyer agree to a lower price.

How is stamp duty calculated in India?

Stamp duty is calculated as a percentage of the property's assessed value — which is the higher of the circle rate value and the agreed sale price. The percentage differs by state and ranges from about 4% to 9%. Some states (Maharashtra, Delhi, Himachal Pradesh) offer a lower rate for women buyers. Registration fees are typically 1% of the value, sometimes capped (Maharashtra caps at ₹30,000; Manipur at ₹25,000). The stamp duty calculator on this site applies the correct state rules automatically.

How often do circle rates change?

It varies by state. Maharashtra revises ready reckoner rates every April (the start of the financial year). Karnataka revises guidance values periodically — in principle annually, in practice every 2-3 years. Delhi revises circle rates roughly every two to three years. Uttar Pradesh circle rates are set by each district's District Magistrate and revision timing varies by district. Always verify the latest rates on the state's IGR portal or on this site before completing a property transaction.

What is the difference between circle rate and market price?

The circle rate is the government-set floor — the minimum value the state accepts for stamp duty purposes. The market price is what a buyer and seller actually agree on. The two often differ, sometimes substantially. In high-demand urban areas, market prices frequently exceed circle rates. In slower markets, market prices may be closer to (or below) circle rates. When market price is higher than the circle rate, stamp duty is calculated on the market price. When market price is lower, stamp duty is still calculated on the circle rate — the government does not accept a sub-circle-rate valuation for registration.

Do women pay less stamp duty in India?

Yes, in some states. Maharashtra charges 4% for female buyers versus 5% for male buyers. Delhi charges 4% for women versus 6% for men. Himachal Pradesh also offers a lower rate for women. Most other states — including Uttar Pradesh, Karnataka, Jharkhand, Tripura, Manipur, and Mizoram — charge a uniform rate with no gender concession. Check the specific state's current notification for the applicable rate. On a ₹1 crore property in Delhi, the difference between female and male stamp duty is ₹2,00,000 — a meaningful saving.

Can I challenge an incorrect circle rate?

Yes. If the circle rate used by the Sub-Registrar Office appears to be incorrectly applied — for instance, treating a rural plot as commercial land, or assigning the wrong zone to a colony — you can file a written objection before or during registration. The process typically involves submitting a letter with supporting evidence (comparable registered sales in the area, land use documents, survey records) to the assessing authority. The state IGR office or SRO can confirm the formal procedure. Our guide on challenging a wrong circle rate covers the process in more detail.

What happens if I declare a sale price below the circle rate?

The Sub-Registrar Office will not register the transaction at the declared value. Stamp duty will be computed on the circle rate value even if the sale agreement states a lower figure. Attempting to register at below the circle rate — sometimes called under-declaration — can result in the registration being refused, penalties, or a reassessment. The Income Tax Department also monitors large gaps between declared sale price and circle rate: if the difference exceeds a threshold (currently 10% under Section 56(2)(x) of the Income Tax Act), the buyer may face tax on the difference as income from other sources.

What is the difference between ready reckoner rate, jantri rate, and guidance value?

They are different regional names for the same concept — the government-set minimum property valuation used for stamp duty. Maharashtra calls it the ready reckoner rate (or Annual Statement of Rates, ASR). Gujarat calls it the jantri rate. Karnataka calls it the guidance value. Delhi, Uttar Pradesh, and several other states use the generic term circle rate. The mechanism is identical regardless of name: a floor value is published per locality and per property use type, and stamp duty is calculated on the higher of this value and the agreed sale price.

Where does circlerate.co.in get its data from?

Data on this site comes from two official government sources. Maharashtra data is sourced from the IGR Maharashtra eASR 1.9 portal (igrmaharashtra.gov.in). Data for seven other states — Delhi, Jharkhand, Himachal Pradesh, Tripura, Manipur, Mizoram, and Dadra & Nagar Haveli and Daman & Diu — is sourced from the NGDRS (National Generic Document Registration System) portal maintained by the National Informatics Centre. We do not generate, estimate, or interpolate any values — all rates shown are as published by the respective state government.

Is the data on circlerate.co.in current?

The data was last scraped from official government portals in early 2026. Circle rates are revised annually in Maharashtra (every April) and periodically in other states. We show a fiscal year or data source date on each locality page so you can judge how fresh the data is. For a transaction in progress, always verify the current rate directly from the state IGR portal or with your Sub-Registrar Office. If you notice a significant discrepancy between our data and the current notified rate, please use the contact form to let us know.

Why is some data on circlerate.co.in marked bronze, silver, or gold?

The bronze, silver, and gold labels indicate our confidence in the provenance of the data. Gold means the rate is sourced from an official government PDF notification with a known fiscal year. Silver means the rate is from an official government portal with a verified fiscal year. Bronze means we have a portal URL as the source but could not verify the exact fiscal year of the data — the rate shown is real government data, but we cannot confirm it is the most recent revision. The label is shown on each village or locality page so you can decide whether to verify further before acting on the data.

Can I use circlerate.co.in's stamp duty calculator for my property transaction?

Yes, but treat the result as an estimate to use in your financial planning, not as the official government figure. The calculator applies the published rules for eight states. Stamp duty rules change periodically, and local variations (sub-registrar-level interpretations, special zone notifications, new surcharges) may apply that are not yet reflected here. Before submitting your registration documents, confirm the exact stamp duty payable with your Sub-Registrar Office or a registered valuer. The calculator is a planning tool, not a substitute for official verification.

Does circlerate.co.in cover all Indian states?

Not yet. The site currently covers Maharashtra (all 36 districts from the eASR 1.9 portal) and seven states through the NGDRS portal: Delhi, Jharkhand, Himachal Pradesh, Tripura, Manipur, Mizoram, and Dadra & Nagar Haveli and Daman & Diu. States not yet covered include Uttar Pradesh, Karnataka, Rajasthan, Telangana, Tamil Nadu, West Bengal, and others. We are adding states incrementally as we verify data quality from official sources. The guides on this site cover Uttar Pradesh and Karnataka with general explanations and direct links to their official portals.

How accurate is the data on this site?

The data is an accurate copy of what official government portals published at the time of our scrape. We do not modify, estimate, or fill gaps. Accuracy risks arise from two sources: time (circle rates may have been revised since our last scrape) and portal quality (some state portals have data entry errors or incomplete coverage for certain talukas or villages). We show the fiscal year and source on each page so you can assess both risks. For a transaction involving significant money, verify with the official portal or your SRO before relying solely on our data.

For more, see our cornerstone guides: Circle Rate Terminology, Stamp Duty Glossary, and How to Calculate Stamp Duty.