Stamp Duty & Registration Fees in Mumbai (Maharashtra) – Rates & How to Pay

Buying property in Mumbai is a significant financial milestone and a complex legal transaction that demands precision. Every sale, transfer, or ownership change must be authenticated through stamp duty and registration. These two charges help to formalize ownership under Maharashtra law. These costs often surprise first-time buyers, but they are integral to ensuring that the buyer’s name is lawfully entered in the government’s records.

This blog explains what these fees represent, how they work, and why gender-based concessions have become an important part of Mumbai’s real-estate ecosystem.

What Is Stamp Duty and Why Does It Matter for Mumbai Homebuyers?

Stamp duty is a tax imposed by the Government on property transactions to give legal validity to the underlying document. It can be a sale deed, gift deed, or conveyance deed. Without paying the stamp duty, the transaction remains incomplete in the eyes of the law.

Registration is the next step. Once the stamp duty is paid, the document must be registered with the Sub-Registrar of Assurances, after which ownership is recorded in official archives. This record becomes legal proof that the buyer is the rightful owner. It also protects against future disputes and fraudulent claims, which makes the payment of stamp duty and registration fees essential.

What Are the Current Stamp Duty Rates in Mumbai (2025–26)?

Stamp duty rates in Mumbai differ according to gender and type of ownership. As of FY 2025–26, the following rates generally apply within the Mumbai Municipal Corporation (MMC) limits:

Rates can vary marginally for properties located in extended MMR or cantonment areas where metro cess or local taxes differ.

Disclaimer: Rates are indicative and based on publicly available information for FY 2025–26. Buyers should verify current rates on IGR Maharashtra or the Revenue Department portal before finalizing transactions.

Do Women Get Concessions on Stamp Duty & Registration Charges in Mumbai?

In Mumbai, female buyers enjoy a 1% concession on stamp duty as part of the state’s long-term initiative to promote women’s ownership of residential property. Over large transaction values, this translates into meaningful savings.

Example (Indicative Only):

For a flat valued at ₹1 crore within Mumbai limits:

• Male buyer: 6% = ₹6,00,000
• Female buyer: 5% = ₹5,00,000

That 1% difference results in ₹1 lakh saved is often enough to cover registration fees or part of furnishing costs.

Disclaimer: The calculation above is for illustration only. Actual payable stamp duty will depend on ready-reckoner rates, locality, and official notifications in force on the date of registration.

Beyond monetary relief, the concession signals Maharashtra’s policy direction—encouraging women to take active roles in property ownership and household asset creation. For joint ownership, at least one female co-owner must be listed on the deed for the concession to apply.

What is the Property Registration Charge in Mumbai?

In Mumbai, the registration fee formalises the transaction by recording it in the Sub-Registrar’s office. Unlike stamp duty, the registration fee is fixed or percentage-based depending on property value:

This structure means that high-value properties in Mumbai attract a predictable, capped registration expense. The registration fee must be paid after stamp duty but before the deed is submitted for registration, typically through the Government Receipt Accounting System (GRAS) portal.

Disclaimer: The fee schedule may change through government notifications. Buyers should confirm exact amounts on igrmaharashtra.gov.in before payment.

Is There Any Cess Applicable?

Mumbai has one of the country’s most layered property-tax structures. Alongside standard stamp duty and registration, buyers should account for:

• Metro Cess (1%) — Applicable within Brihanmumbai Municipal Corporation (BMC) limits. This surcharge supports metro rail infrastructure.
• Ready-Reckoner Value (Circle Rate) — The minimum value prescribed by the state for every locality; stamp duty is always calculated on the higher of the ready-reckoner or transaction value.

Though individually small, these levies can add to the total transaction burden, so factoring them early helps prevent last-minute surprises.

How Are Stamp Duty & Registration Fees Calculated for Properties in Mumbai?

The government’s calculation principle is straightforward: take the higher value between the market price and the ready-reckoner rate, then apply the relevant percentage for stamp duty and registration.

Pro Tip: Always compute on the ready-reckoner rate even if you purchase below market price—since the government uses the higher value to curb undervaluation.

What Are the Ready-Reckoner (Circle) Rates Across Mumbai Suburbs?

Ready-reckoner rates differ sharply across Mumbai, reflecting each suburb’s demand and infrastructure profile.

Disclaimer: These values are indicative and based on publicly available ready-reckoner data for FY 2025-26. Buyers should confirm the exact rate code for their survey number or zone on IGR Maharashtra for registration

What Documents Are Required for Property Registration in Mumbai?

Property registration in Mumbai is a formal process conducted at the Sub-Registrar of Assurances under the jurisdiction of the Inspector General of Registration (IGR) Maharashtra.

Before the appointment date, buyers must ensure all required documents are ready and in order. Missing or mismatched paperwork can delay or invalidate registration.

Essential Documents Checklist:

1. Original Sale Deed / Conveyance / Gift Deed – Executed and signed by both buyer and seller

2. Identity Proofs – Aadhaar card, PAN card, or passport for both parties

3. Address Proofs – Utility bills, voter ID, or driving licence showing current address

4. PAN Card Copies – For both buyer and seller (mandatory for property above ₹10 lakh)

5. Passport-sized Photographs – Of buyer, seller, and witnesses

6. Proof of Payment – E-stamp or e-challan receipt showing full stamp duty and registration payment

7. Latest Property Tax Receipt or Index II Extract – As applicable

8. No Objection Certificate (NOC) – From housing society, builder, or development authority if required

9. Encumbrance Certificate / Title Search Report – Recommended to ensure the property is free of legal or loan-related liabilities

Note: Some Sub-Registrar offices may request additional documents (like builder’s OC, CC, or earlier sale deeds) depending on the type of property (resale, redevelopment, or new construction).

How to Pay Stamp Duty and Complete Registration (Step-by-Step) in Mumbai?

The Maharashtra government has fully digitised stamp duty payment and registration appointments through the IGR and GRAS portals, making the process faster and traceable.

Step 1: Calculate the Stamp Duty

Use the official Stamp Duty Calculator on the IGR Maharashtra website to determine the applicable duty for your property’s location, type, and buyer category.

Step 2: Generate an E-Challan or E-Stamp Certificate

• Access the Government Receipt Accounting System (GRAS) portal.
• Fill in property details and transaction value.
• Make payment via net banking, debit card, or authorised banks.
• Download the GRN (Government Reference Number) and e-challan/e-stamp certificate.

Step 3: Prepare and Execute the Sale Deed

After payment, the sale deed must be printed on legal paper and signed by both parties along with two witnesses. Ensure stamp details are correctly reflected on the document.

Step 4: Book a Registration Appointment

• Use the IGR appointment system.
• Select Sub-Registrar office and available date/time.
• Carry both hard and digital copies of the sale deed, ID proofs, and payment receipts.

Step 5: Visit the Sub-Registrar’s Office

• Biometric verification of buyer, seller, and witnesses is mandatory.
• The registered deed will be scanned, recorded, and assigned a document number.
• You’ll receive a digitally signed copy (Index II) as official proof of registration.

Can Stamp Duty Be Refunded or Claimed Back?

Yes. Maharashtra allows refund of stamp duty under specific circumstances where the paid e-stamp or e-challan remains unused or invalidated. However, refunds are subject to departmental approval and service deductions.

Eligible Scenarios for Refund:

1. Unused or Spoiled E-Stamp Paper: When duty is paid but the stamp paper isn’t executed or registered.

2. Cancelled Transaction: If both buyer and seller mutually terminate the agreement before registration.

3. Double Payment: If the same duty was accidentally paid twice for the same property.

4. Court Order: If the transaction is declared void or illegal by competent authority.

Process:

• Submit a written application to the Collector of Stamps, Mumbai, within six months of the date of payment.
• Attach e-challan, ID proofs, bank details, and cancellation evidence (if applicable).
• Refunds are processed electronically after verification.

Are There Tax Deductions on Stamp Duty and Registration Charges?

Stamp duty and registration fees also offer tax benefits under certain conditions. Under Section 80C of the Income Tax Act under the old Tax regime, a property buyer can claim a deduction of up to ₹1.5 lakh in a financial year on the total amount spent toward stamp duty and registration charges.

These benefit comes with specific eligibility rules:

• The deduction is available only for self-occupied new residential property (not for commercial or rental assets).
• The property must be registered in the taxpayer’s name.
• The claim can be made only in the year in which the payment is made.
• Joint owners can each claim deductions in proportion to their share in the property.

This means that if you purchased and registered a flat this year, you can include the stamp duty and registration payments while filing your income tax return for the same financial year.

Disclaimer: Tax rules are subject to amendments by the Ministry of Finance. Consult a qualified tax professional or refer to the latest income-tax notifications before filing returns.

What Are Common Mistakes & Caution Points for Mumbai Property Buyers?

Even experienced buyers often underestimate how procedural property registration can be in Mumbai. Some of the most common oversights include:

• Under-declaring the property value in hopes of saving on stamp duty, which can trigger penalties and invalidate registration if discovered later.
• Ignoring the metro cess when budgeting for total costs—this 1% addition can significantly alter final figures.
• Registering the property on the sale price instead of the ready-reckoner value. If the reckoner value is higher, stamp duty is still calculated on that figure, not your negotiated price.
• Delaying registration after paying duty—if not completed within the validity period, a fresh payment may be required.
• Not verifying title or encumbrance. Always confirm that the seller holds clear ownership and that the property is free of loans or legal disputes before paying duty.
• Skipping mutation after registration—this is the final step where ownership details are updated in municipal property tax records, ensuring full legal recognition.

Proactive buyers who complete due diligence early, like checking ready-reckoner rates, calculating total transaction costs, and paying duty through official portals, can avoid these pitfalls completely.