Uttar Pradesh

House Affordability in Agra: How Much Home Can You Afford?

Agra is a tourism-and-trade city with steady, unspectacular price growth, where TTZ (Taj Trapezium Zone) construction restrictions cap new supply near the monument core.

Median 2BHK price
₹40 L
Median monthly rent
₹12,000
Median IT salary
₹28,000
Stamp duty + reg.
8%

Agra property market in 2026

99acres' 2026 locality data brackets Agra's mainstream market well: Shastripuram 2BHKs at ₹35–49 lakh (₹2,950–3,900/sq ft), Dayal Bagh at ₹40–55.5 lakh (₹3,900–5,850/sq ft), Kamla Nagar averaging ₹4,400/sq ft and Fatehabad Road about ₹3,350/sq ft — so a representative decent 2BHK is around ₹40 lakh. Fringe areas like Rohta, Gwalior Road and Kundol are still ₹1,550–1,850 per sq ft for budget buyers.

Rental yields in the better colonies run about 3% (99acres, Kamla Nagar), which on a ₹40–45 lakh flat works out to roughly ₹10,000–14,000 a month for a decent 2BHK — renting remains far cheaper than an EMI on the same flat. Kamla Nagar, Shastripuram and Dayal Bagh give the best rental returns.

Demand comes from tourism/hospitality, the footwear and leather industry, petha and marble handicraft trade, and salaried government employees; the Taj Trapezium Zone's environmental restrictions limit industrial expansion and some construction, keeping the market end-user driven. The Agra Metro (first corridor operational), Yamuna Expressway connectivity to Noida/Jewar airport, and the Agra–Lucknow Expressway are the main appreciation drivers.

The cash you actually need upfront in Agra

The down payment is only part of it. For a median Agra 2BHK at ₹40.0 lakh, here is the cash you need before the keys change hands — none of it can be borrowed in the home loan.

Down payment (20%)₹8,00,000
Stamp duty + registration (8%)₹3,20,000
Brokerage (~1%, if using an agent)₹40,000
Total cash needed₹11,60,000

Excludes interiors, furniture and society deposits — budget another 5-10% of the property value if the flat is unfurnished. Stamp duty is charged on the higher of your price and the state's government valuation: check the Uttar Pradesh circle rate.

Owning vs renting in Agra, month by month

Owning (median 2BHK)
₹32,124
  • EMI on ₹32.0 lakh at 9% / 20 yrs: ₹28,791
  • Maintenance & repairs (~1%/yr): ₹3,333
  • Plus annual property tax — ANN rates
Renting the same flat
₹12,000

Owning costs about ₹20,124 more per month here. Investing that gap while renting is the honest alternative — though your EMI builds equity and rent does not.

Ownership figures assume a 20% down payment and a 9% loan; your rate and the flat's age will move them. The EMI also stops after 20 years, while rent keeps rising — the longer you stay, the better buying looks.

Calculate your max affordable home in Agra

Calculator pre-filled with Agra-typical defaults. Adjust your actual net monthly income, existing EMIs, down payment, and the calculator shows the maximum home price your salary supports under standard 45% FOIR.

Enter your values

₹10000₹5000000
₹0₹1000000
₹50000₹100000000
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years
5 years30 years
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30 %60 %

Result

Max Affordable Home Price
₹22,00,426
Aim for ≈ ₹18,70,362 (85% of max) for buffer
Max loan amount
₹14,00,426
Max EMI
₹12,600
Down payment
₹8,00,000
Stamp duty + registration (est.)
₹1,54,030

Cash composition

Down payment₹8,00,000
36.4%
Loan amount₹14,00,426
63.6%
What this means

At ₹28,000 net income with ₹0 existing EMIs and a 45% FOIR cap, you can support a max EMI of ₹12,600. That maps to a ₹14.0 lakh loan over 20 years at 9%. Adding your ₹8,00,000 down payment gives a max home price of ₹22,00,426. For comfort, aim for the 85% mark — about ₹18,70,362.

* Stamp duty (5-8%) and registration are NOT financed by the home loan and must come from your savings on top of the down payment.

* FOIR is bank-side; banks may approve 50-55% FOIR for high credit scores. Lower it to 35-40% if your job/income is volatile.

Frequently asked questions about buying in Agra

What's the average property price in Agra?

The median 2BHK property price in Agra is approximately ₹40 lakh in 2026. Premium localities can run 50-100% above this, while outer suburbs and resale apartments offer ₹24-32 lakh entry points.

What's the typical rent for a 2BHK in Agra?

Median monthly rent for a 2BHK in Agra is around ₹12,000. The price-to-rent ratio (annual rent ÷ home price) is roughly 28× — higher than the buy-favourable threshold of 25× — renting + investing the difference often beats buying for stays under 10 years.

What's the stamp duty in Agra?

Uttar Pradesh levies approximately 8% combined stamp duty + registration on property purchases. On a ₹40-lakh property, that's ₹320,000 in registration costs alone — paid in cash on top of the down payment.

What salary do I need to afford a 2BHK in Agra?

For a median 2BHK at ₹40 lakh with 20% down payment and 20-year home loan at 9%, the EMI is approximately ₹28,791. To stay within 45% FOIR, you'd need a net monthly income of approximately ₹63,981 or higher.

Are home loan rates the same in Agra as elsewhere?

Home loan rates in 2026 are 8.5-10% across most of India regardless of city. Banks may offer slight concessions (0.1-0.25%) for properties in tier-1 metros or for high-CIBIL borrowers. The actual rate depends more on your credit profile than your city.

How Agra compares to similarly priced cities

CityMedian 2BHKRent /moDuty
Agra (this page)₹40 L₹12,0008%
Nashik₹40 L₹14,0007%
Ranchi₹40 L₹13,0007%
Raipur₹40 L₹13,0009%
Jodhpur₹42 L₹13,0007%

Cities nearest Agra on median 2BHK price — useful if you have a job offer in more than one place. See all 40 cities.

Related tools for Agra buyers

House affordability in other cities