Buying property in West Bengal: stamp duty, registration and land records
West Bengal charges stamp duty by value band, from 6% to 7%. Source: Directorate of Registration and Stamp Revenue, West Bengal (wbregistration.gov.in), 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 West Bengal calls the market value. It is paid through the West Bengal registration portal.
Updated 23 September 2026, the date the stamp duty figures were last checked.
Stamp duty and registration in West Bengal
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: Directorate of Registration and Stamp Revenue, West Bengal (wbregistration.gov.in). Last checked 23 September 2026. Rates apply by the value band the property falls in.
Official property value
West Bengal calls the government’s own value for a property the market value.
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
Land records in West Bengal are kept by the state revenue department. Ask the department or the tehsil office for the record of rights for the survey number, and read it alongside the chain of sale deeds and an encumbrance certificate; an online record shows the revenue entry and possession, not ownership.
RERA
Projects above the RERA threshold must be registered with the state’s real estate regulatory authority, and the number is printed on every advertisement. We have not recorded West Bengal’s authority here; ask the builder for the number and look it up on the authority’s own site.
Land units used
Areas in West Bengal are commonly quoted in decimal, acre, square feet. Each of these has one fixed size:
Local units such as bigha, katha (kattha), chhatak 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 West Bengal, 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 recordHave a lawyer read the chain of sale deeds and ask the sub-registrar's office for an encumbrance certificate. For land, check the record of rights with the West Bengal revenue department.
- For a new project, check the RERA registrationAsk for the project's RERA number and look it up on the West Bengal authority's own register before you pay a booking amount.
- Look up the market valueStamp duty is charged on the higher of the agreed price and the market value for that property, so find the figure for the exact locality before you budget.
- Pay the stamp dutyThrough the West Bengal registration 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. 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
- Charged by value band. The bands shown are for property inside a municipal corporation or municipality; outside those limits each band is commonly one point lower (5% up to ₹1 crore, 6% above). No separate rate for a woman buyer.
- 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, katha (kattha), chhatak) have no single size in West Bengal; 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.
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Common questions
What is the stamp duty in West Bengal?
West Bengal charges stamp duty by value band, from 6% to 7%. Registration: 1% of value. Recorded from Directorate of Registration and Stamp Revenue, West Bengal (wbregistration.gov.in), last checked 23 September 2026.
What is the circle rate called in West Bengal?
West Bengal calls the official value the market value. Stamp duty is charged on the higher of this value and the agreed price.
Which land units are used in West Bengal?
Listings and records commonly use decimal, acre, square feet. Local units such as bigha, katha (kattha), chhatak 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.
General information from the sources named on this page, not legal advice. Confirm current rates with the department before you pay.