Circle Rate in Kanpur 2026
The government valuation your stamp duty is actually charged on in Kanpur — which of the 7 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 Kanpur
Kanpur Nagar publishes seven sub-registrar schedules. The four Sadar offices cover Kanpur city; Bilhaur, Ghatampur and Narwal cover the rest of the district. 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 Kanpur 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), Kanpur Nagar.
The 7 schedules that cover Kanpur Nagar
- Sadar-1
- Sadar-2
- Sadar-3
- Sadar-4
- Bilhaur
- Ghatampur
- Narwal
How to check yours officially
Take the PDFs from the Kanpur Nagar district site, or on IGRSUP open 'Mulyankan Suchi Vivaran' and select Kanpur Nagar — being careful not to pick Kanpur Dehat — then your sub-registrar office.
Open IGRSUPWe deliberately do not publish per-locality rupee figures for Kanpur — they are re-notified without warning and vary street to street, so a figure copied onto a page like this is wrong the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 Kanpur Nagar
Current district list dated 5 September 2025. Kanpur Nagar's circle-rate set carries 05-09-2025 on the district website, part of UP's phased 2025 round rather than a statewide revision date. Lucknow's set is dated slightly earlier and Prayagraj's rather later, which is normal for UP.
What catches people out in Kanpur
Kanpur city sits in Kanpur Nagar district. Kanpur Dehat is a separate district with its own circle rates, and selecting it on IGRSUP by mistake returns rates for rural land tens of kilometres from the city — an easy and expensive error to make.
How stamp duty uses the rate in Kanpur
Say you agree a Kanpur flat at ₹34,96,000 — around the city's median 2BHK — but the notified government value of that flat works out to ₹38,00,000. Stamp duty is charged on ₹38,00,000, the higher figure, at 7%: about ₹2,66,000, 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 Kanpur in 2026?+
There is no single figure. Kanpur's circle rate is notified sub-registrar office (SRO) by sub-registrar office (SRO) and then locality by locality inside each — 7 separate schedules cover Kanpur Nagar. Current district list dated 5 September 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 Kanpur?+
Take the PDFs from the Kanpur Nagar district site, or on IGRSUP open 'Mulyankan Suchi Vivaran' and select Kanpur Nagar — being careful not to pick Kanpur Dehat — then your sub-registrar office.
Which sub-registrar offices cover Kanpur?+
Kanpur Nagar publishes seven sub-registrar schedules. The four Sadar offices cover Kanpur city; Bilhaur, Ghatampur and Narwal cover the rest of the district. In full: Sadar-1; Sadar-2; Sadar-3; Sadar-4; Bilhaur; Ghatampur; Narwal.
When was the circle rate last revised in Kanpur?+
Current district list dated 5 September 2025. Kanpur Nagar's circle-rate set carries 05-09-2025 on the district website, part of UP's phased 2025 round rather than a statewide revision date. Lucknow's set is dated slightly earlier and Prayagraj's rather later, which is normal for UP.
What if I buy in Kanpur 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 Kanpur?+
No. The market price is what buyers actually pay; the circle rate is an administrative floor for collecting duty. In prime Kanpur 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
Kanpur Municipal Corporation (KMC) / Kanpur Nagar Nigam — rates, rebates and due dates
Median prices, rents and the duty on top
Duty and registration on any property value