Buying property in Uttar Pradesh: stamp duty, registration and land records
Stamp duty on a sale deed in Uttar Pradesh is recorded at 7%, whether the buyer is a man or a woman. Source: Stamp and Registration Department, Uttar Pradesh (IGRSUP), last checked 23 September 2026; we could not confirm it is the currently notified figure, so check before you budget. Registration: 1% of value. Duty is charged on the higher of the agreed price and the official value, which Uttar Pradesh calls the circle rate. Fixed by the District Magistrate and revised periodically. It is paid through IGRSUP.
Updated 23 September 2026, the date the stamp duty figures were last checked.
Stamp duty and registration in Uttar Pradesh
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: Stamp and Registration Department, Uttar Pradesh (IGRSUP). Last checked 23 September 2026.
Official property value
Uttar Pradesh calls the government’s own value for a property the circle rate. Fixed by the District Magistrate and revised periodically.
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 Uttar Pradesh the record of rights is the Khatauni, on the state's Bhulekh portal (upbhulekh.gov.in). Searchable by district, tehsil, village and khata or khasra number.
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 Uttar Pradesh are registered with the Uttar Pradesh Real Estate Regulatory Authority. Its register is at up-rera.in. A registration number lets you check the promoter, the promised completion date and any extensions; registration is not an endorsement of the project.
Projects registered with Uttar Pradesh RERA →How to check a RERA number →
Land units used
Areas in Uttar Pradesh are commonly quoted in square yards (gaj), square feet, square metres, acre, hectare. Each of these has one fixed size:
Local units such as bigha, biswa are also used. Their size differs by state and often by district, so no figure is given here: take the area in square feet or square metres from the revenue record instead.
Buying and registering in Uttar Pradesh, 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 Khatauni (on the state's Bhulekh portal (upbhulekh.gov.in)) 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 Uttar Pradesh Real Estate Regulatory Authority register (https://up-rera.in/) and compare the promised completion date with what the builder tells you.
- Look up the circle rateStamp duty is charged on the higher of the agreed price and the circle rate for that property, so find the figure for the exact locality before you budget.
- Pay the stamp dutyThrough IGRSUP, 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. 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
- A rebate is available where a woman is the buyer, applied up to a stated value limit.
- We could not confirm that the figure above is the currently notified rate. Treat it as a starting point and confirm with the department before you budget.
- Local units (bigha, biswa) have no single size in Uttar Pradesh; take the area in square feet or square metres from the revenue record rather than converting a local unit.
- 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.
Cities in Uttar Pradesh with live listings
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Common questions
What is the stamp duty in Uttar Pradesh?
Stamp duty on a sale deed in Uttar Pradesh is recorded at 7%, whether the buyer is a man or a woman. Registration: 1% of value. Recorded from Stamp and Registration Department, Uttar Pradesh (IGRSUP), last checked 23 September 2026.
What is the circle rate called in Uttar Pradesh?
Uttar Pradesh calls the official value the circle rate. Fixed by the District Magistrate and revised periodically. Stamp duty is charged on the higher of this value and the agreed price.
Where do I check land records in Uttar Pradesh?
The record of rights is the Khatauni, on the state's Bhulekh portal (upbhulekh.gov.in). Searchable by district, tehsil, village and khata or khasra number. It shows the revenue record and possession, not ownership; check it alongside the chain of sale deeds.
Which land units are used in Uttar Pradesh?
Listings and records commonly use square yards (gaj), square feet, square metres, acre, hectare. Local units such as bigha, biswa are also used; their size differs by state and often by district, so take the area in square feet or square metres from the revenue record.
Which authority registers projects under RERA in Uttar Pradesh?
The Uttar Pradesh Real Estate Regulatory Authority. Its register is at https://up-rera.in/.
General information from the sources named on this page, not legal advice. Confirm current rates with the department before you pay.