Circle Rate in Varanasi 2026
The government valuation your stamp duty is actually charged on in Varanasi — which of the 3 tehsil schedules applies to you, where to look the rate up, and what changed in the latest revision.
There is no single circle rate for Varanasi
Varanasi district is divided into three tehsils — Sadar, Pindra and Rajatalab — and the circle rate is notified separately under each, locality by locality. 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 Varanasi 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 tehsil your property registers at rather than on your postal address. The rate is set by the District Magistrate (Collector), Varanasi.
The 3 schedules that cover Varanasi
- Sadar
- Pindra
- Rajatalab
How to check yours officially
Varanasi's district website publishes no circle-rate document category, so IGRSUP is the route: open 'Mulyankan Suchi Vivaran', select Varanasi, then your sub-registrar office. If the portal is unhelpful, the sub-registrar's counter holds the current schedule.
Open IGRSUPWe deliberately do not publish per-locality rupee figures for Varanasi — they are re-notified without warning and vary street to street, so a figure copied onto a page like this is wrong the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 Varanasi
We could not verify a revision date from an official Varanasi source. Unlike Agra, Lucknow, Kanpur and Prayagraj, the Varanasi district site publishes no circle-rate document page, so there is no notification date for us to read. Property websites quote 2025 Varanasi figures; we are not repeating a date we cannot source. Pull the live list from IGRSUP or ask at the sub-registrar office before relying on any number.
What catches people out in Varanasi
Varanasi's rate is notified locality by locality within each tehsil and, as across UP, turns partly on the width of the road a plot fronts — which is why two houses a street apart in the old city can carry very different notified values.
How stamp duty uses the rate in Varanasi
Say you agree a Varanasi flat at ₹44,16,000 — around the city's median 2BHK — but the notified government value of that flat works out to ₹48,00,000. Stamp duty is charged on ₹48,00,000, the higher figure, at 7%: about ₹3,36,000, 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 Varanasi in 2026?+
There is no single figure. Varanasi's circle rate is notified tehsil by tehsil and then locality by locality inside each — 3 separate schedules cover Varanasi. We could not verify a revision date from an official Varanasi source. 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 Varanasi?+
Varanasi's district website publishes no circle-rate document category, so IGRSUP is the route: open 'Mulyankan Suchi Vivaran', select Varanasi, then your sub-registrar office. If the portal is unhelpful, the sub-registrar's counter holds the current schedule.
Which sub-registrar offices cover Varanasi?+
Varanasi district is divided into three tehsils — Sadar, Pindra and Rajatalab — and the circle rate is notified separately under each, locality by locality. In full: Sadar; Pindra; Rajatalab.
When was the circle rate last revised in Varanasi?+
We could not verify a revision date from an official Varanasi source. Unlike Agra, Lucknow, Kanpur and Prayagraj, the Varanasi district site publishes no circle-rate document page, so there is no notification date for us to read. Property websites quote 2025 Varanasi figures; we are not repeating a date we cannot source. Pull the live list from IGRSUP or ask at the sub-registrar office before relying on any number.
What if I buy in Varanasi 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 Varanasi?+
No. The market price is what buyers actually pay; the circle rate is an administrative floor for collecting duty. In prime Varanasi 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
Varanasi Municipal Corporation / Varanasi Nagar Nigam (VNN, also styled NNVNS) — rates, rebates and due dates
Median prices, rents and the duty on top
Duty and registration on any property value