Uttar Pradesh Circle Rate 2026: How It Works and How to Calculate Stamp Duty

Uttar Pradesh uses the term "circle rate" — set by the District Magistrate (DM) for each mohalla, colony, or village across the state. The official portal for UP property registration is IGRSUP at igrsup.gov.in. Every property sale or lease in UP must be registered at the Sub-Registrar Office (SRO) associated with the property's district, and stamp duty is calculated on the higher of the circle rate value and the agreed sale price.

This guide explains how UP circle rates are structured, which authority sets them, how stamp duty is calculated — including the fact that UP has no gender-based concession (7% uniform for all buyers) — and provides worked examples for properties in Noida (Gautam Buddha Nagar) and Lucknow (Gomti Nagar). The guide also notes honestly that circlerate.co.in does not currently carry UP rate data, and points to the IGRSUP portal for official lookups.

The UP Circle Rate System

Unlike Maharashtra, where a single state authority (the IGR) sets rates for all 36 districts, Uttar Pradesh delegates circle rate setting to each district's District Magistrate. This means:

• 75 different rate schedules, one per district. UP has 75 districts, and each district's DM publishes a separate circle rate notification. Gautam Buddha Nagar (Noida), Lucknow, Kanpur, Agra, Varanasi, and Prayagraj each have their own schedule, and rates can differ sharply between adjacent districts even for similar property types.
• Locality-level granularity within each district. In urban districts, rates are set by mohalla (residential neighbourhood) or colony. In some districts, sub-variants within a colony — "main road" versus "interior road," or "corner plot" — carry different rates. In rural areas, rates are set by village (gram).
• Property use categories. UP rates typically include: Residential, Commercial, Agricultural, and Industrial. Some districts add sub-categories such as "Residential — flats" versus "Residential — plots," or "Commercial — main road" versus "Commercial — interior."
• Update cadence: in principle annual, in practice 2–3 years per district. The DM has the power to revise rates annually, but not all districts exercise this every year. Some urban districts (Gautam Buddha Nagar, Lucknow) revise more frequently than rural districts. When a revision does happen, it is gazetted and the effective date is specified.
• Published on IGRSUP. The IGRSUP portal at igrsup.gov.in is the official source for UP circle rates. You can search by district and then by locality to find the current notified rate for your property.

Major UP Districts and Their Circle Rate Character

UP is a large and diverse state. Circle rates vary enormously between urban NCR districts, historic city districts, and rural districts:

• Gautam Buddha Nagar (Noida and Greater Noida). This is UP's most expensive property market and typically has the highest circle rates in the state. Noida sectors are numbered, with each sector carrying a notified residential rate. Prime sectors (around Sector 50, 51, or the expressway belt) have higher rates than peripheral sectors. Greater Noida is governed by the Greater Noida Authority, which has its own sector-wise schedule. Some sectors differentiate between "main road-facing" and "interior" plots.
• Lucknow. The state capital has significant rate variation between its old and new areas. Hazratganj (commercial hub, old city area) and Gomti Nagar (modern residential colony) have very different rates — Gomti Nagar extensions are among the more expensive residential localities in Lucknow. Old Lucknow areas like Aminabad and Chowk tend to have higher commercial rates but lower residential rates.
• Kanpur. Industrial city with a significant commercial and residential property market. Kanpur's circle rates reflect the mix of industrial (especially textile- related) and residential use.
• Agra. The tourism proximity effect is visible in Agra's circle rates — localities near major tourist zones (Taj Ganj, for example) carry elevated commercial rates. Residential rates in the more distant colonies are substantially lower.
• Varanasi. The ghats and the old city are in a different category from the newer residential extensions like Lanka or Sunderpur. Old city commercial and residential properties tend to be complex (mixed-use, narrow lanes) — rates there are set with specific sub-categories.
• Prayagraj (Allahabad). Civil Lines, George Town, and the newer Naini area all have distinct rate schedules. The district has a large residential property market driven by the judiciary and education sectors.

Stamp Duty in Uttar Pradesh

UP's stamp duty structure is simple compared to Maharashtra: there is one uniform rate, no gender concession, and no city-specific surcharge.

• Stamp duty: 7% (uniform for all buyers). Male, female, joint — all pay 7%. There is no discount for women buyers in UP. The 7% applies to the assessed value (the higher of the circle rate value and the agreed sale price).
• Registration fee: 1% (no cap). Unlike Maharashtra (₹30,000 cap) or Manipur (₹25,000 cap), UP has no ceiling on the registration fee. On a ₹1 crore flat, the registration fee alone is ₹1 lakh. This makes UP's total transaction cost (8% = stamp duty + registration) one of the higher combined rates in India.
• No metro cess, no LBT, no surcharge. The total government charge is always exactly 7% + 1% = 8% of the assessed value, regardless of city or district.

Worked Example 1: Sector 50, Noida (Gautam Buddha Nagar)

Aditya is buying a 1,500 sq ft (139.4 sq m) flat in Sector 50, Noida. The current notified circle rate for residential flats in Sector 50 is approximately ₹40,000 per sq m. The agreed sale price is ₹54 lakh.

Step 1 — Circle rate value: 139.4 sq m × ₹40,000 = ₹55,76,000

Step 2 — Assessed value: max(₹55,76,000, ₹54,00,000) = ₹55,76,000 (circle rate is higher)

Step 3 — Stamp duty (UP, uniform 7%):

• Stamp duty: 7% × ₹55,76,000 = ₹3,90,320

Step 4 — Registration fee (UP, 1%, no cap): 1% × ₹55,76,000 = ₹55,760

Total government charges: ₹3,90,320 + ₹55,760 = ₹4,46,080

Note that the registration fee in UP is not capped. On a ₹55 lakh Noida flat, the registration fee (₹55,760) is nearly double what a ₹1.7 crore Mumbai flat would incur (capped at ₹30,000). For higher-value UP properties, this uncapped 1% is a significant cost.

Worked Example 2: Gomti Nagar Extension, Lucknow

Priya is buying a 900 sq ft (83.6 sq m) apartment in Gomti Nagar Extension, Lucknow. The notified circle rate for residential property in Gomti Nagar Extension is approximately ₹35,000 per sq m. The agreed sale price is ₹28 lakh.

Step 1 — Circle rate value: 83.6 sq m × ₹35,000 = ₹29,26,000

Step 2 — Assessed value: max(₹29,26,000, ₹28,00,000) = ₹29,26,000 (circle rate is higher)

Step 3 — Stamp duty (UP, 7%):

• Stamp duty: 7% × ₹29,26,000 = ₹2,04,820

Step 4 — Registration fee (1%, no cap): 1% × ₹29,26,000 = ₹29,260

Total government charges: ₹2,04,820 + ₹29,260 = ₹2,34,080

Priya pays the same 7% as a male buyer would — there is no female-buyer concession in UP. The same flat in Maharashtra (Pune) with a comparable circle rate would carry a 6% combined rate for a female buyer (4% base + 1% metro cess + 1% LBT) versus UP's uniform 8% total.

How to Look Up UP Circle Rates

circlerate.co.in does not currently carry Uttar Pradesh circle rate data. The state's rate structure — 75 DM-notified schedules with locality-level granularity — is complex to scrape and maintain accurately, and we have prioritised states where the official data is more standardised (Maharashtra via eASR, and seven NGDRS states via the national NGDRS API). UP is on the roadmap for a future data phase.

For now, the authoritative source for UP circle rates is the IGRSUP portal at igrsup.gov.in. The lookup process on IGRSUP:

1. Go to igrsup.gov.in and navigate to the "Moolya Nirdhaaran" (property valuation) or circle rate section. The portal is primarily in Hindi; the circle rate lookup is under "सम्पत्ति खोज" (property search) or the valuation module.
2. Select your district from the dropdown. Then select the sub-registrar office (SRO) for your area — each district has multiple SROs, and rates are notified at the SRO level.
3. Enter the locality name (mohalla or colony) or select from the list. The result shows the notified rate per sq m for each property use category (residential, commercial, agricultural).
4. Note the notification date displayed — this tells you when the current rate was last revised. If the date is more than 2 years old, verify whether a more recent notification has been issued for your district.

As an additional check, your SRO office can confirm the applicable rate for a specific survey number. For a significant transaction, asking the SRO to confirm the rate in writing before the registration date avoids surprises at the time of stamp duty payment.

Key Points to Remember for UP Transactions

• 8% total (7% + 1%) regardless of city or buyer gender. Budget this amount on top of the property price before negotiating.
• No cap on registration fee. On a ₹1 crore property, the registration fee alone is ₹1 lakh. On a ₹3 crore property it is ₹3 lakh. Factor this into your acquisition cost from the start.
• Rates differ by district. The circle rate in Noida and in a rural UP district can differ by a factor of 10–50 for the same property size. Always look up the specific district and locality, never use a statewide "UP circle rate" shortcut.
• Revision timing varies by district. If a major revision is known to be coming (announced in the state budget), check the effective date and plan your registration timeline accordingly.

For a comparison with the Maharashtra system (which has a centralised state-level rate structure and more complex surcharges), see Maharashtra Ready Reckoner Rate Explained. For Delhi's A-to-H zone structure and gender-differentiated stamp duty, see Delhi Circle Rate Explained. For Karnataka's guidance value system, see Karnataka Guidance Value Explained.