Stamp duty in Maharashtra is 6% in Mumbai and 7% in Pune, Thane and Nagpur. Smaller towns and villages pay less, and women buyers get a 1% concession across the state. The Mumbai rate includes a 5% base duty and a 1% metro cess. You also pay a registration fee of 1% of the property value, up to a maximum of ₹30,000. Both charges apply on the agreement value or the ready reckoner rate, whichever is higher.
| Area | Male Buyer | Female Buyer |
| Mumbai | 6% | 5% |
| Navi Mumbai, Nashik | 6% | 5% |
| Pune, Thane, Nagpur | 7% | 6% |
| Municipal Council areas | 4% | 3% |
| Gram Panchayat and rural areas | 3% | 2% |
Rates include metro cess and local body tax where they apply. Always confirm the rate for your exact area with the sub-registrar or your lawyer.
The registration fee is 1% of the property value, with a maximum of ₹30,000. For almost any home in Mumbai priced above ₹30 lakh, you pay the full ₹30,000. You pay this fee at the time you register the sale agreement at the sub-registrar's office.
Stamp duty applies to the higher of two values. The first is the agreement value you agree with the seller. The second is the ready reckoner rate, which is the government's minimum value for that area.
These examples use price points from a real Borivali project, Prestige Grove Park.
| Home Value | Stamp Duty (Men, 6%) | Stamp Duty (Women, 5%) | Registration Fee |
| ₹2.55 Cr | ₹15.30 lakh | ₹12.75 lakh | ₹30,000 |
| ₹3.23 Cr | ₹19.38 lakh | ₹16.15 lakh | ₹30,000 |
| ₹3.74 Cr | ₹22.44 lakh | ₹18.70 lakh | ₹30,000 |
| ₹4.59 Cr | ₹27.54 lakh | ₹22.95 lakh | ₹30,000 |
As you can see, the women's concession saves you a large sum on premium homes. On a ₹4.59 Cr home, the saving works out to ₹4.59 lakh.
Maharashtra gives women buyers a 1% cut in stamp duty on residential property. The benefit applies when a woman buys the home in her own name. It has no upper value limit, so the saving grows with the price of the home.
For joint purchases, the rules depend on how the names appear on the agreement. Speak to your lawyer before you finalise the order of names, so you do not lose the benefit.
Metro cess is a 1% charge added to stamp duty in cities with metro rail projects. The state uses it to help fund metro networks. In Mumbai, it takes the total stamp duty from 5% to 6%.
For an under-construction home, you pay stamp duty when you sign and register the Agreement for Sale. This usually happens early in the payment plan, soon after booking. You pay it on the full agreement value, even though you pay the builder in stages.
GST is a separate charge and is not part of the value used for stamp duty. So you should plan both amounts in your budget from the start.
You can pay stamp duty online, which is quick and safe, or use one of the options below.
After payment, keep the receipt safe, as you will need it for registration and your home loan.
If you pay less stamp duty than required, the state can recover the shortfall along with a penalty. Recent rules have made enforcement stricter, with higher fines for under-stamping. Always pay the full duty on the higher of the agreement or ready reckoner value.
Banks do not include stamp duty and registration in the home loan amount. You need to pay these from your own funds. So add them to your down payment when you plan your savings.
For a ₹2.55 Cr home with a 20% down payment, you need ₹51 lakh for the down payment. Add ₹15.30 lakh for stamp duty and ₹30,000 for registration. Your total upfront need comes to about ₹66.6 lakh, before GST and other charges.
Stamp duty in Mumbai is 6% for male buyers and 5% for women buyers. The 6% rate includes a 5% base duty and a 1% metro cess. You also pay a 1% registration fee, capped at ₹30,000.
The registration fee in Maharashtra is 1% of the property value. The fee stops at ₹30,000, so most Mumbai homes pay that full amount. You pay it at the sub-registrar's office when you register the agreement.
Yes, women buyers get a 1% concession on stamp duty for residential property. In Mumbai, that means 5% instead of 6%. On a ₹3 Cr home, the saving is ₹3 lakh.
Stamp duty applies to whichever value is higher. If your agreement value falls below the ready reckoner rate, you pay on the ready reckoner rate instead. That is why you should check both values before you register.
No, banks do not fund stamp duty and registration charges. You must pay them from your own savings. Plan these costs along with your down payment.
You pay stamp duty when you register the Agreement for Sale, which happens soon after booking. It applies to the full agreement value, not to each stage payment.
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