We take each state's official rate schedule and turn it into one page per locality, with zone-wise rates for plots, flats, shops, offices and industrial property, a stamp duty example and a link to the official source.
Find circle rates by state and union territory
- Gujarat Live
- Maharashtra Live
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What is a circle rate?
A circle rate is the lowest value at which a property can be valued for stamp duty in a given area. The state government sets it zone by zone, usually per square metre, with separate rates for land, flats, shops, offices and sometimes farmland. When you register a sale, stamp duty is charged on your agreement price or the circle-rate value, whichever is higher.
It is not a market price. In many cities, homes sell for more than circle rate. You can register a deal above or below it, but the tax works off the higher figure.
Different states, different names. It's circle rate in Delhi, Uttar Pradesh and Uttarakhand, the collector rate in Haryana and Punjab, the DLC rate in Rajasthan, guidance value in Karnataka, guideline value in Tamil Nadu, fair value in Kerala and market value in Telangana and West Bengal. Gujarat has Jantri and Maharashtra Ready Reckoner (ASR).
How to find circle rate for your property
Government rate lists aren't organised by postal address. They go by revenue village or ward, then by zone. So keep your sale deed, property card or land record handy before you start.
- Pick your state and district. Use the district named in your property papers, not just the postal address.
- Open your locality or village. A big locality can have dozens of zones, each with its own rate.
- Find your zone. Zones are identified by survey, plot, final-plot or CTS numbers, or by a road or landmark description. Match the number or description in your documents.
- Read the rate for your property type (plot, flat, shop, office or industrial) and multiply it by the area in square metres.
Example: a 1,000 sq ft flat is about 92.9 sq m. If your zone's residential rate is ₹28,500 per sq m (about ₹2,648 per sq ft), the government value is roughly ₹26.5 lakh. Agree to pay ₹30 lakh and stamp duty is charged on ₹30 lakh. Agree ₹25 lakh and it is still charged on about ₹26.5 lakh. Some states also adjust the value for floor, building age or built-up area, so treat this as the starting figure.
Not sure which zone is yours? Our guide on how to read circle rates explains zones, survey numbers and missing rates.
Flat, shop or plot: which rate to use
Flats and homes
Use the residential rate for your zone. Check whether the schedule wants built-up area, not the carpet area in your brochure.
Shops, offices and industrial
Shops and offices have their own, usually higher, rates. Don't use the residential figure for a commercial unit.
Plots and land
For a vacant plot, use the open-land rate for its zone. Farmland is often rated per hectare or per acre, and village land can be listed separately.
How stamp duty is calculated from circle rate
Rate × area gives you the government value. Stamp duty is charged on that value or your agreement price, whichever is higher, plus a registration fee. Each state sets its own rates, and many charge less when a woman is the buyer. This is what you pay on a sale in the two states we cover:
| Where | Stamp duty | Registration fee |
|---|---|---|
| Gujarat | 4.9% 3.5% plus 40% surcharge | 1% |
| Mumbai (BMC limits) | 6% includes 1% metro cess | 1% up to ₹30,000 |
| Pune, Pimpri-Chinchwad, Thane, Nagpur | 7% includes LBT surcharge and metro cess | 1% up to ₹30,000 |
| Women buying a home alone in Maharashtra | 1% less | 1% up to ₹30,000 |
Comparing two areas
Compare the same property type in the same unit. A shop rate in one locality and a flat rate in another don't answer the same question. Our locality figures are the average (median) rate across that locality's zones, so your own zone can be higher or lower.
Circle rates are government values, not asking or selling prices. If you're choosing between homes, look at market prices separately.
Compare circle rates of two areas · Circle rate vs market value
Which year's circle rate applies?
The rate that counts is the one that applies on the date you sign the sale deed (for some tax purposes, the date of your agreement). States revise their rates on their own schedule. Some update every year, others go years without a change and then raise rates sharply.
Every rate here comes from the state's official schedule, and each page shows the date its rates apply from. Our methodology explains where the numbers come from. Before you register, go through the property registration checklist.
Circle rate: common questions
What is circle rate of my property?
It depends on which valuation zone your property is in and what it is: a plot, flat, shop, office or farmland. Open your state, then your district and locality, find your zone and read the rate for your property type. Your sale deed or land record usually has the survey, plot or CTS number you need to match the right zone.
What is circle rate called in my state?
The idea is the same across India but the name changes. It is circle rate in Delhi, Uttar Pradesh and Uttarakhand, the collector rate in Haryana and Punjab, and the DLC rate in Rajasthan. Karnataka calls it guidance value, Tamil Nadu guideline value, Kerala fair value, and Telangana and West Bengal market value. Gujarat calls it Jantri rate and Maharashtra Ready Reckoner rate.
Is circle rate the same as market price?
No. Circle rate is the government's minimum value for charging stamp duty. Your deal price can be higher or lower. Duty is charged on whichever is higher: your agreement price or the circle-rate value.
Can I register a property below circle rate?
Yes, the deed can still be registered. But stamp duty is charged on the circle-rate value, and the Sub-Registrar can refer the deed for valuation. Selling below the rate can also have income-tax effects for both buyer and seller under section 50C and 56(2)(x) (sections 78 and 92 of the Income-tax Act, 2025).
How much stamp duty will I pay?
Each state sets its own stamp duty and registration fee, so it depends on where the property is. Many states also charge less when a woman is the buyer. Open your state's page or stamp duty calculator to see the exact figure.
How often do circle rates change?
Every state has its own cycle. Some revise every year, others go several years without a change. The rate that applies to you is the one that applies on the day you register.