Buying property in Maharashtra: stamp duty, registration and land records
Stamp duty on a sale deed in Maharashtra is recorded at 6% for a man buying and 5% for a woman buying. Source: Department of Registration and Stamps, Maharashtra (IGR Maharashtra), last checked 23 September 2026. Registration: 1% of value, capped at ₹30,000. Duty is charged on the higher of the agreed price and the official value, which Maharashtra calls the Ready Reckoner rate. Published yearly by the Department of Registration and Stamps for each zone and sub-zone. It is paid through GRAS, the Maharashtra government receipt portal.
Updated 23 September 2026, the date the stamp duty figures were last checked.
Stamp duty and registration in Maharashtra
Stamp duty is a state tax on the sale deed; the registration fee is a separate charge paid to the sub-registrar when the deed is registered.
Source: Department of Registration and Stamps, Maharashtra (IGR Maharashtra). Last checked 23 September 2026.
Official property value
Maharashtra calls the government’s own value for a property the Ready Reckoner rate. Published yearly by the Department of Registration and Stamps for each zone and sub-zone.
It matters because stamp duty (and the registration fee where it is a percentage) is charged on the higher of the price in your agreement and this value. If you agree a price below it, you still pay duty on the official value.
Land records
In Maharashtra the record of rights is the 7/12 (satbara) extract, on the state's Mahabhumi portal. It combines the record of rights (form VII) and the crop and cultivation record (form XII). In cities, property cards kept by the City Survey office serve the same purpose for non-agricultural land.
A land record shows who holds the land in the revenue record, its area and kind, and in many states loans or disputes noted against it. It is evidence of possession and revenue liability, not a title deed: read it alongside the chain of sale deeds and an encumbrance certificate.
RERA
Real estate projects in Maharashtra are registered with the Maharashtra Real Estate Regulatory Authority. Its register is at maharera.maharashtra.gov.in. A registration number lets you check the promoter, the promised completion date and any extensions; registration is not an endorsement of the project.
Land units used
Areas in Maharashtra are commonly quoted in square feet, square metres, guntha, acre, hectare. Each of these has one fixed size:
Buying and registering in Maharashtra, step by step
- Agree the price and sign an agreement to sellThe agreement records the price, the payment schedule, the date by which the sale deed will be registered and what happens to the token if either side walks away. Ownership does not pass yet.
- Check the title and the land recordMatch the seller's name and the survey or khasra number on the 7/12 (satbara) extract (on the state's Mahabhumi portal) with the sale deeds, and ask the sub-registrar's office for an encumbrance certificate.
- For a new project, check the RERA registrationLook up the project number on the Maharashtra Real Estate Regulatory Authority register (https://maharera.maharashtra.gov.in/) and compare the promised completion date with what the builder tells you.
- Look up the Ready Reckoner rateStamp duty is charged on the higher of the agreed price and the Ready Reckoner rate for that property, so find the figure for the exact locality before you budget.
- Pay the stamp dutyThrough GRAS, the Maharashtra government receipt portal, before or at the time of registration. Carry the receipt to the appointment.
- Register the sale deed at the sub-registrarBuyer, seller and two witnesses attend with originals and identity proof. The registration fee is paid here: 1% of value, capped at ₹30,000. The deal is not complete until the deed is on the sub-registrar's record.
- Get the records changed to your nameApply for mutation in the municipal and, for land, the revenue record, so property tax bills and the record of rights show you as the owner. It is a separate step from registration and easy to forget.
What to confirm before you pay
- Commonly 5% base with a 1% metro cess and local body tax inside major city limits; the concession for a woman buyer applies to residential property held in her name.
- If the agreed price is below the official value, duty is still worked out on the official value. Understating the price does not lower it.
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Common questions
What is the stamp duty in Maharashtra?
Stamp duty on a sale deed in Maharashtra is recorded at 6% for a man buying and 5% for a woman buying. Registration: 1% of value, capped at ₹30,000. Recorded from Department of Registration and Stamps, Maharashtra (IGR Maharashtra), last checked 23 September 2026.
What is the circle rate called in Maharashtra?
Maharashtra calls the official value the Ready Reckoner rate. Published yearly by the Department of Registration and Stamps for each zone and sub-zone. Stamp duty is charged on the higher of this value and the agreed price.
Where do I check land records in Maharashtra?
The record of rights is the 7/12 (satbara) extract, on the state's Mahabhumi portal. It combines the record of rights (form VII) and the crop and cultivation record (form XII). In cities, property cards kept by the City Survey office serve the same purpose for non-agricultural land. It shows the revenue record and possession, not ownership; check it alongside the chain of sale deeds.
Which land units are used in Maharashtra?
Listings and records commonly use square feet, square metres, guntha, acre, hectare.
Which authority registers projects under RERA in Maharashtra?
The Maharashtra Real Estate Regulatory Authority. Its register is at https://maharera.maharashtra.gov.in/.
General information from the sources named on this page, not legal advice. Confirm current rates with the department before you pay.