Circle Rate in Uttar Pradesh 2026
Uttar Pradesh's official government property valuation — the rate stamp duty is actually charged on (also called Collector Rate, DM Circle Rate) — how to look it up for Lucknow and Noida, and what changed in the latest revision.
What is the circle rate?
The circle rate is the minimum value at which a property can be registered in Uttar Pradesh, notified locality-by- locality by the Department of Stamps and Registration (IGRS UP) — rates fixed district-wise by the District Magistrate (Collector). When you register a sale deed, the sub-registrar compares your declared price against this rate and charges stamp duty on the higher of the two. Stamp duty (~7%; ₹10,000 rebate for women on part of the value) is charged on the higher of the DM circle-rate value or the declared consideration.
Uttar Pradesh specifics: Rates are set separately by each District Magistrate per mohalla/village, with distinct schedules for agricultural, residential (plot vs built-up) and commercial use, plus location factors like road width — formats vary district to district.
Check the official rate for your locality
Uttar Pradesh publishes rates on IGRSUP. Select your district, area/village and property type to see the notified value per sq metre or sq ft.
Open IGRSUPUnder 'Mulyankan Suchi Vivaran' (valuation list): select district and sub-registrar office; rate lists are published as downloadable PDFs per district, not a unified search form. The phased 2025 rollout details (37 districts April 2025, 10-70% range, Ghaziabad pending) come from property-news aggregators; UP notifies rates district-by-district so there is no single consolidated official notification.
Latest revision
Phased 2025 revisions: 1 April 2025 for ~37 districts, mid-2025 for major cities (Lucknow ~20-25% after roughly a decade). Increases reportedly ranged 10-70% by location and property type, with urban residential typically 20-50%; some districts (e.g., Ghaziabad) were still pending final approval. Many districts had gone years without revision before this round.
How stamp duty uses this rate in Uttar Pradesh
Suppose you agree to buy a flat in Lucknow for ₹65,00,000, but the notified government value of that flat works out to ₹70,00,000. Stamp duty is charged on ₹70,00,000 — the higher figure — at 7%, i.e. about ₹4,90,000, plus registration charges. Declaring a lower price in the deed does not reduce the duty.
The same government value also drives income tax: under Section 50C the seller's capital gains are computed as if they received at least this value, the buyer pays tax on the shortfall under Section 56(2)(x) if the price is more than 10% below it, and the buyer's 1% TDS is deducted on the higher value too. This is why lenders, buyers and sellers all check the circle rate before fixing a deal price.
Frequently asked questions
What is the circle rate in Uttar Pradesh?+
It is the minimum property value fixed by the Department of Stamps and Registration (IGRS UP) — rates fixed district-wise by the District Magistrate (Collector) for each locality, and it is the floor on which stamp duty and registration charges are computed in Uttar Pradesh. The same rate is also called Collector Rate, DM Circle Rate.
How do I check the circle rate for my area?+
Use the official IGRSUP portal (https://igrsup.gov.in). Select your district, sub-registrar office or village/locality, and property type to see the notified rate. Under 'Mulyankan Suchi Vivaran' (valuation list): select district and sub-registrar office; rate lists are published as downloadable PDFs per district, not a unified search form. The phased 2025 rollout details (37 districts April 2025, 10-70% range, Ghaziabad pending) come from property-news aggregators; UP notifies rates district-by-district so there is no single consolidated official notification.
When was the circle rate last revised in Uttar Pradesh?+
Phased 2025 revisions: 1 April 2025 for ~37 districts, mid-2025 for major cities (Lucknow ~20-25% after roughly a decade). Increases reportedly ranged 10-70% by location and property type, with urban residential typically 20-50%; some districts (e.g., Ghaziabad) were still pending final approval. Many districts had gone years without revision before this round.
What happens if I buy a property below the circle rate?+
Stamp duty is still charged on the government value — you cannot save duty by declaring a lower price. There is also an income-tax hit on both sides: if the declared price is more than 10% below the government value, Section 50C taxes the seller as if they sold at that value, and Section 56(2)(x) taxes the buyer on the difference as "income from other sources".
Is the circle rate the same as the market rate?+
No. The market rate is what buyers actually pay; the government rate is an administrative floor for duty collection. In prime areas the market price usually runs well above the government rate; occasionally (after a sharp correction) the government rate can be higher than market, which inflates the duty payable.
Sources
Verified 2026-07. Rates are revised by government notification — always confirm the current notified value with the official portal or sub-registrar before a transaction.