Circle Rate in Lucknow 2026
The government valuation your stamp duty is actually charged on in Lucknow — 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 Lucknow
Lucknow's 'Circle Rate List 2025' is published as one document per sub-registrar office — ten in all. Seven of them (the five Sadar offices plus Sarojni Nagar's two) cover the city; Mohanlal Ganj, Bakshi Ka Talab and Malihabad 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 Lucknow 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), Lucknow.
The 10 schedules that cover Lucknow
- SADAR-1
- SADAR-2
- SADAR-3
- SADAR-4
- SADAR-5
- Sarojni Nagar-1
- Sarojni Nagar-2
- Mohanlal Ganj
- Bakshi Ka Talab
- Malihabad
How to check yours officially
The Lucknow district website publishes the 2025 list per sub-registrar office. On IGRSUP, open 'Mulyankan Suchi Vivaran', select Lucknow, then your office — the portal serves the same PDFs rather than a searchable rate table.
Open IGRSUPWe deliberately do not publish per-locality rupee figures for Lucknow — they are re-notified without warning and vary street to street, so a figure copied onto a page like this is wrong the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 Lucknow
'Circle Rate List 2025', uploaded to the district site in July and September 2025. News reporting describes this as Lucknow's first major revision since 2015, effective 1 August 2025, with increases in the 15-50% band after objections were heard between 2 and 17 July 2025 and roughly 77 roads and 26 colonies were re-categorised. The effective date, the percentage band and the objection window come from that reporting, not from notification text we could read — the district's own PDFs are the document of record.
What catches people out in Lucknow
Which of the seven city schedules applies depends on the sub-registrar office your deed registers at, not on your postal address, so confirm the office before you look up a rate. UP's women's rebate also applies on top: 6% instead of 7% on properties up to ₹1 crore, capped at a ₹1 lakh saving.
How stamp duty uses the rate in Lucknow
Say you agree a Lucknow flat at ₹46,00,000 — around the city's median 2BHK — but the notified government value of that flat works out to ₹50,00,000. Stamp duty is charged on ₹50,00,000, the higher figure, at 7%: about ₹3,50,000, 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 Lucknow in 2026?+
There is no single figure. Lucknow'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 Lucknow. 'Circle Rate List 2025', uploaded to the district site in July and 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 Lucknow?+
The Lucknow district website publishes the 2025 list per sub-registrar office. On IGRSUP, open 'Mulyankan Suchi Vivaran', select Lucknow, then your office — the portal serves the same PDFs rather than a searchable rate table.
Which sub-registrar offices cover Lucknow?+
Lucknow's 'Circle Rate List 2025' is published as one document per sub-registrar office — ten in all. Seven of them (the five Sadar offices plus Sarojni Nagar's two) cover the city; Mohanlal Ganj, Bakshi Ka Talab and Malihabad cover the rest of the district. In full: SADAR-1; SADAR-2; SADAR-3; SADAR-4; SADAR-5; Sarojni Nagar-1; Sarojni Nagar-2; Mohanlal Ganj; Bakshi Ka Talab; Malihabad.
When was the circle rate last revised in Lucknow?+
'Circle Rate List 2025', uploaded to the district site in July and September 2025. News reporting describes this as Lucknow's first major revision since 2015, effective 1 August 2025, with increases in the 15-50% band after objections were heard between 2 and 17 July 2025 and roughly 77 roads and 26 colonies were re-categorised. The effective date, the percentage band and the objection window come from that reporting, not from notification text we could read — the district's own PDFs are the document of record.
What if I buy in Lucknow 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 Lucknow?+
No. The market price is what buyers actually pay; the circle rate is an administrative floor for collecting duty. In prime Lucknow 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
Lucknow Nagar Nigam (LMC) — rates, rebates and due dates
Median prices, rents and the duty on top
Duty and registration on any property value