Circle Rate in Agra 2026
The government valuation your stamp duty is actually charged on in Agra — which of the 10 sub-registrar office (SRO) schedules applies to you, where to look the rate up, and what changed in the latest revision.
There is no single circle rate for Agra
Agra publishes one circle-rate PDF per sub-registrar office — ten of them. Five are Sadar offices covering Agra city itself; the other five are the outlying tehsil towns. Each schedule then breaks down again by locality, and by whether the property is agricultural land, a plot or a built-up unit. So a page — ours or anyone else's — that quotes one rupee figure as “the Agra circle rate” is quoting one line out of thousands.
What is worth knowing before you look anything up is which schedule governs your deed, because that depends on the sub-registrar office (SRO) your property registers at rather than on your postal address. The rate is set by the District Magistrate (Collector), Agra.
The 10 schedules that cover Agra
- Sadar-1
- Sadar-2
- Sadar-3
- Sadar-4
- Sadar-5
- Etmadpur
- Kirawali
- Kheragarh
- Fatehabad
- Bah
How to check yours officially
The Agra district website hosts the ten SRO rate lists directly, which is the quickest route. On IGRSUP the same lists appear under 'Mulyankan Suchi Vivaran' once you select Agra and your sub-registrar office.
Open IGRSUPWe deliberately do not publish per-locality rupee figures for Agra — they are re-notified without warning and vary street to street, so a figure copied onto a page like this is wrong the moment it goes stale. The official source above is authoritative for every one of them.
Latest revision in Agra
The current set of ten SRO lists was uploaded in August 2025. UP revised district circle rates in phases through 2025 rather than on one statewide date, so Agra's effective date is the one printed on its own sub-registrar list, not a statewide announcement. Many districts in that round had gone years without a revision.
What catches people out in Agra
Because Agra city is split across five separate Sadar offices, there is no single 'Agra circle rate' — you need the schedule for the office your deed will actually register at, and Etmadpur, Bah, Kheragarh, Kirawali and Fatehabad are separate lists again.
How stamp duty uses the rate in Agra
Say you agree a Agra flat at ₹36,80,000 — around the city's median 2BHK — but the notified government value of that flat works out to ₹40,00,000. Stamp duty is charged on ₹40,00,000, the higher figure, at 7%: about ₹2,80,000, plus registration charges. Writing the lower price into the deed does not reduce the duty by a rupee.
The same value drives income tax on both sides of the deal. Under Section 50C the seller's capital gains are computed as if they had received at least the notified value; under Section 56(2)(x) the buyer is taxed on the shortfall if the price is more than 10% below it; and the buyer's 1% TDS is deducted on the higher value too.
Frequently asked questions
What is the circle rate in Agra in 2026?+
There is no single figure. Agra's circle rate is notified sub-registrar office (SRO) by sub-registrar office (SRO) and then locality by locality inside each — 10 separate schedules cover Agra. The current set of ten SRO lists was uploaded in August 2025. Look your own locality up on the official source rather than relying on a quoted average.
How do I check the circle rate for my area in Agra?+
The Agra district website hosts the ten SRO rate lists directly, which is the quickest route. On IGRSUP the same lists appear under 'Mulyankan Suchi Vivaran' once you select Agra and your sub-registrar office.
Which sub-registrar offices cover Agra?+
Agra publishes one circle-rate PDF per sub-registrar office — ten of them. Five are Sadar offices covering Agra city itself; the other five are the outlying tehsil towns. In full: Sadar-1; Sadar-2; Sadar-3; Sadar-4; Sadar-5; Etmadpur; Kirawali; Kheragarh; Fatehabad; Bah.
When was the circle rate last revised in Agra?+
The current set of ten SRO lists was uploaded in August 2025. UP revised district circle rates in phases through 2025 rather than on one statewide date, so Agra's effective date is the one printed on its own sub-registrar list, not a statewide announcement. Many districts in that round had gone years without a revision.
What if I buy in Agra below the circle rate?+
Stamp duty is still charged on the government value, so declaring a lower price saves nothing. It also triggers income tax on both sides: if the declared price is more than 10% below the notified value, Section 50C taxes the seller as though 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 price in Agra?+
No. The market price is what buyers actually pay; the circle rate is an administrative floor for collecting duty. In prime Agra localities the market price usually runs well above it, and occasionally — after a correction, or after a revision that overshot — the notified value sits above market, which inflates the duty payable.
Sources
Office names and revision dates taken from the official district or state source above. Rates change by government notification — always confirm the current notified value with the portal or your sub-registrar before a transaction.
Related
How the state sets, names and revises the rate
Current rates, slabs and concessions
Agra Municipal Corporation / Agra Nagar Nigam (ANN) — rates, rebates and due dates
Median prices, rents and the duty on top
Duty and registration on any property value