Stamp Duty & Registration Charges in Mumbai (2025): Complete Guide for First-Time Buyers & Investors

Buying a home in Mumbai is an exciting milestone, but beyond the property cost, buyers must account for stamp duty and registration charges, which add significantly to the overall outlay. In 2025, several new rules and concessions have been introduced, making it essential for first-time buyers and investors to understand the updated framework.

This guide explains the latest rates, new rules for 2025, concessions, GST applicability, and payment methods, with worked examples so you can budget confidently.

2025 at a Glance (Mumbai)

Here’s a quick summary of the current rates and new updates effective in 2025:

• Effective stamp duty (within BMC limits)
  • Men: 6% (5% base + 1% metro cess)
  • Women: 5% (4% base + 1% metro cess)
• Registration charges
  • 1% of agreement value up to ₹30,00,000
  • Flat ₹30,000 if above ₹30,00,000

In 2025, the Maharashtra government rolled out several important updates that impact property buyers in Mumbai. These changes are designed to streamline processes, improve compliance, and offer relief in specific housing categories. Key highlights include:

• E-stamp certificates launched with a processing fee of ₹500, allowing faster, paperless documentation.
• Document handling fee of ₹40 per page introduced at Sub-Registrar Offices (SROs) to cover physical record management.
• Senior-living projects now enjoy a flat ₹1,000 stamp duty, easing costs for senior citizens under the Housing Policy 2025.
• Amnesty Scheme (“Abhay Yojana”) has been extended till 20 August 2025, giving property owners extra time to clear pending challans and legacy documents. The Amnesty Scheme offers stamp duty for buyers of such properties that has been reduced to a flat ₹1,000, down from the current 5% to 7% of the property's value, depending on the location.
  
  *Note*: This benefit only applies to legacy or pending cases (old, under-stamped or unregistered property agreements).
  It does not apply to fresh property transactions or resale homes being registered now. For new registrations, normal stamp duty and registration charges remain applicable.

What is stamp duty?

Stamp duty is a state-level tax levied on property transactions, and in Maharashtra it is governed by the Maharashtra Stamp Act, 1958.

Remember, paying stamp duty is a legal requirement to ensure that a property transaction is valid and enforceable in a court of law. Without payment, the property document cannot be registered, and ownership rights remain incomplete.

How is stamp duty calculated?

The state government has a clear rule to avoid underreporting of property values: duty is charged on the higher of two values —

• Agreement value: This is the price mentioned in the sale deed or agreement between buyer and seller.
• Ready Reckoner Rate (RRR): This is the government-notified minimum value of land and property, revised annually by the Inspector General of Registration (IGR), Maharashtra. It varies by location, property type, and usage (residential, commercial, or industrial).

For example:

• If the agreement value of a flat is ₹1 crore, but the ready reckoner rate for that locality values the property at ₹1.1 crore, stamp duty will be calculated on ₹1.1 crore.
• Conversely, if your agreement value is higher than the reckoner value (say, ₹1.5 crore vs ₹1.1 crore), the duty will be levied on ₹1.5 crore.

This dual-check system ensures transactions reflect market realities and prevents revenue loss to the state.

What is stamp duty in Mumbai?

Stamp duty is the charge set by the state government to deem a property purchase as lawful. The rates vary from city to city and even between males and females.

As of 2025, the stamp duty rate for males is 6% of the cost of the property, while women pay only 5%. This rate includes a fee of 1% called ‘metro cess’ collected in the cities of Thane, Nagpur, Pune, and Mumbai.

Here’s a breakdown:

Male buyers (within BMC limits):

• Base duty: 5%
• Metro cess: 1%
• Effective duty: 6%

Female buyers (within BMC limits):

• Base duty: 4%
• Metro cess: 1%
• Effective duty: 5%
• Includes a 1% concession on the base duty; not applicable if co-owned with a male

Gram Panchayat areas in Maharashtra (no metro cess applicable):

• 3% for men
• 2% for women

*Note* Women’s concession does not apply in joint ownership with a male.

While the standard stamp duty rates apply in most cases, Mumbai also offers specific concessions and exemptions to make property transactions more affordable or practical for homebuyers, such as:

• Women homebuyers: Women enjoy a 1% concession on residential property purchases, bringing their effective duty within BMC limits down to 5% (vs 6% for men). The earlier 15-year lock-in on availing this benefit was removed in 2023, making it more flexible.
• Senior-living projects: As per the 2025 housing policy update, buyers in senior citizen–focused housing projects now pay a flat ₹1,000 stamp duty, regardless of the property value. This initiative is aimed at encouraging investment in retirement-ready communities.
• Redevelopment agreements (PAAA): For residents moving into redeveloped buildings, the Permanent Alternate Accommodation Agreement (PAAA) attracts a token stamp duty of ₹100. This is applicable on the “free area” allotted by developers, with regular rates applicable only beyond the free entitlement.
• Gift deeds within family: Property gifted within the family (typically for residential or agricultural use) attracts a nominal duty of ₹200. However, if the property is gifted outside the family, standard rates apply — typically 3% of the market value.

Things to keep in mind while buying an under-construction property

When buying an under-construction property in Mumbai, buyers need to factor in both GST implications and the timing of stamp duty payment, as these directly affect the total cost.

• GST on under-construction properties:
  • 5% for non-affordable housing.
  • 1% for affordable housing.
  • No GST is charged on ready-to-move properties with an Occupancy Certificate (OC).
  • As per the GST Council FAQ, the “1/3rd land abatement” principle applies: one-third of the total value is presumed to be the land component, and GST is levied only on the remaining construction value.
    (Source: GST Council, Razorpay)
• Possession and stamp duty:
  • If the agreement to sell also grants possession, it is treated as a conveyance deed, meaning full stamp duty becomes payable at the agreement stage—not later at registration.
    (Source: CaseMine)

Making the payment

Whether you buy an under-construction or a ready property in Mumbai, stamp duty must be paid promptly. Here are the modes of payment you can choose from:

Online payment

• Use the Government Receipt Accounting System (GRAS) portal to generate an e-stamp certificate (₹500 convenience fee applies).
• Alternatively, pay through e-SBTR (Electronic Secure Bank & Treasury Receipt) available at participating banks.
  (Source: Housing MahaConnect)

Offline payment

• Pay via franking (authorised bank branches) or purchase stamp paper.
• Ensure duty is paid within 4 months of execution to avoid penalties.

Documents checklist for SRO registration

Here’s a list of the mandatory set of IDs and property papers required at the Sub-Registrar’s Office to validate and register your agreement without delays.

• Sale agreement & payment proof (stamp duty + registration fees).
• PAN & Aadhaar of buyer/seller.
• Property card/latest tax receipt.
• Encumbrance certificate, if applicable.

Let’s understand the stamp duty applicable better through an illustrated example:

Case 1: ₹50,00,000 flat (Male Buyer)

• Stamp Duty (6%) → ₹3,00,000
• Registration Fee → ₹30,000
• Total Cost = ₹3,30,000

Case 2: ₹1,00,00,000 flat (Female Buyer)

• Stamp Duty (5% with women’s concession) → ₹5,00,000
• Registration Fee → ₹30,000
• Total Cost = ₹5,30,000

Note: GST is extra only if the property is under construction. Ready-to-move homes with an Occupancy Certificate are exempt.

Tips for first-time home buyers

• Always budget 6–7% extra in Mumbai for duty & fees.
• Women buyers should avail the 1% concession.
• Check the Ready Reckoner Rate to avoid surprises.
• For investors, factor GST on UC projects into ROI projections.

FAQs

Q1. What is the stamp duty for women in Mumbai (2025)?
→ 5% (4% base + 1% metro cess).

Q2. Is GST applicable to ready-to-move flats?
→ No, if an Occupancy Certificate is present.

Q3. Do I get a women’s concession if buying jointly with my husband?
→ No, the concession is not available in male co-ownership.

Q4. What is the registration fee cap?
→ ₹30,000 if property value exceeds ₹30L.

Q5. What is ASR/RRR, and where to check?
→ Govt. Ready Reckoner Rates; check at IGR Maharashtra

Q6. What is the document-handling fee in 2025?
→ ₹40 per page at SROs.

Q7. Do gift deeds to children need full duty?
→ No, just ₹200 (residential/agricultural).

Q8. Can I claim stamp duty under 80C?
→ Yes, up to ₹1.5L in the year of payment.

Conclusion

Overall, while buying a property in Mumbai, one should be aware of all the above mentioned charges. Staying up to date with the latest rates and tariffs on your home ensures that you are financially prepared with the necessary amount of funds to avoid any shortcomings later.

Get an understanding of the amounts from your lawyer or CA to know the exact cost while staying within the law.

Disclaimer

Stamp duty, registration charges, and related fees are subject to change by the Government of Maharashtra and may vary by property type, ownership structure, and location (urban vs. rural). The rates and concessions mentioned reflect the latest publicly available data and are updated as of 3rd September 2025. For exact figures applicable to your transaction, please confirm with the IGR Maharashtra office or your legal advisor.

Note*

These rates are indicative. They are not explicitly listed in IGR Maharashtra’s latest notifications and may change depending on property type, ownership structure, or location (PMC, PCMC, Gram Panchayat, etc.).