Stamp Duty & Registration Charges in Thane (2025)—What Home Buyers at Pokharan Road No. 2 Should Know
Sep 15, 2025
Congratulations on taking the exciting step of looking for a property in Thane! Owning a space feels wonderful, especially if you are aiming for a premium space on Pokhran Road No. 2. With some of the tallest towers of Thane, like the 51-storey Skyraa or Northern Lights by Shapoorji Pallonji (SP), the micro location has become a rage for property buyers. However, the topic of Registration Charges and Stamp Duty can often feel overwhelming and complex. As they represent a substantial part of your total budget, it's completely normal to feel a little anxious when you face these mandatory costs. Simply ensure that you have all the information needed to move forward with confidence on your home-buying journey. For a detailed breakup of these essential legal and financial requirements, read on.
1. What Are Stamp Duty & Registration Charges?
When you buy a property, one of the crucial fees that you need to pay is the Stamp Duty. It’s a mandatory government tax (indirect) paid on the legal transaction documents, like the sale deed, to legally register the property in your name. The amount is usually calculated as a percentage of the property's value (approximately 5%-7% in India), varying from state to state, while many states offer a concession for women.
Property Registration Fees are mandatory costs that you pay while buying a property for legal confirmation of yourself as the owner. It’s a separate, usually smaller fee paid to the Sub-Registrar's office for recording property ownership in the government records. In India, it’s usually calculated as 1% of the property value.
2. Duty & Registration Breakdown for Thane (2025)
The Maharashtra Government fixes the exact rate, which is based on the property's location, type (residential or commercial), buyer's gender, and more. How different factors impact the stamp duty in Thane:
Suggestion:
With an E-Calculator, quickly find the Stamp Duty for property buying in Thane in a simple step-by-step process.
(The calculator provided in the link is valid till March 2022)
https://www.e-stampdutyreadyreckoner.com/stamp-duty-calculator.php
Thane Registration Charges in 2025
For All Buyers:
For properties more than ₹30 lakh: ₹30,000
For properties less than ₹30 lakh: 1% of the property value
This cost is separate from your home loan and needs to be paid upfront during registration, so it’s important to calculate it accurately.
3. How Thane Compares: Mumbai, Pune & Suburbs
4. Paying via GRAS e-Challan & IGR Portal (Step by Step)
For payment of stamp duty and registration charges, you can select from the following processes:
1. Paper-based payment
You need to visit the sub-registrar’s office and purchase non-judicial stamp papers from there.
2. Franking process
In this method, you have to physically visit a designated franking centre or bank and complete the payments.
3. Online payment
It’s the easiest and most hassle-free process, where you have to visit the Government Receipt Accounting System (GRAS) portal from any remote location.
Steps for online payments:
Log in to your account with your username and other credentials. If you do not have an account, you can select Pay Without Registration.
1. Select Citizen and then click on ‘Make Payment to Register Your Document’.
2. Choose between paying only stamp duty, or only the registration fee, or both stamp duty and registration charges.
3. Enter the property and voter ID/Aadhar info and other details as prompted and complete the payment process.
4. On payment completion, you will get an e-challan and an official receipt as proof.
5. You can submit the receipt at the Sub-Registrar’s office with other documents in case of a physical visit or go for E-registration.
E-registration of your property documents:
The Inspector General of Registration (IGR), Maharashtra, has launched the online e-registration of property documents for further convenience of property buyers. Now, physical visits to sub-registrar offices (SROs) are no longer required for registration. This system allows all key steps, like agreement drafting, e-KYC through Aadhaar, biometric verification, payment of stamp duty and registration charges, and the registration of the final agreement registration, in a secured process online.
5. Spotlight: Pokharan Road No. 2 Projects — Northern Lights & Skyraa
Skyraa and Northern Lights are two premium projects by Shapoorji Pallonji (SP) and are among the upcoming tallest towers in the Thane region, with luxurious and spacious apartments with starting prices above ₹27,500,000 at Skyraa and above ₹14,200,000 at Northern Lights. They are equipped with amenities that you might have looked for in your dream home. While investing in these properties, calculate the stamp duty and registration charges accordingly, as you would be moving on to the higher slab for both.
Example:
If you are a male who is buying a property at Skyraa, you’ll have to pay a stamp duty of 7% * (₹27,500,000) = ₹19,25,000.
The registration charges would be 1%, capped at ₹30,000 in this case, as the property price is greater than ₹30,000,00.
6. Hidden/Additional Costs to Watch Out For
While investing in a property, you have to make additional payments for certain charges which might not be mentioned initially but would add up in your payment plan. Some of these costs are charges on loan/mortgage documents, Franking or E-Franking charges levied by the franking agent, and submission of documents after E- Stamping.
During property buying also, there are certain costs that you have to pay extra for apartments located on higher floors, as the costs increase with floor rise, parking charges, transfer costs, and more. Also, there would be RERA charges and brokerage fees in case you are taking help from a broker. Be alert to avoid late registration penalties by registering your property within the mentioned timeline.
7. Risks, Caveats & Timeline Sensitivities
Post the recent revision in GST (Goods and Services Tax), it’s uniform across India for the same category of property. Let’s see the rates in Maharashtra.
GST rate (%) for the following property categories:
Apart from these, there can be impromptu price hikes due to changes in Ready Reckoner Rates or Maharashtra Government budget revisions. Stay updated regarding these additional costs during registration of your property.
8. FAQs
1. What are the registration charges in Thane?
In Thane, registration charges make up 1% of the property value for properties up to ₹30,00,00. For properties above ₹30,00,000, you have to pay a flat rate of ₹30,000.
2. Do women homebuyers get a concession on stamp duty?
Yes, women property buyers are eligible for a discount of 1% on stamp duty in Maharashtra. This initiative was introduced to encourage investment in property by women.
3. How do I calculate stamp duty and registration charges in Maharashtra?
Stamp duty in Maharashtra is calculated on the higher of the property's market price or the ready reckoner rate, typically ranging from 5% to 7%. Registration charges are generally 1% of the property's value.
4. Can I use a credit card to pay stamp duty within Maharashtra?
Yes, you can pay stamp duty in Maharashtra using a credit card through the Government Receipt Accounting System (GRAS) portal or authorised payment platforms, like SBI e-pay and BillDesk. You might have to pay a processing fee of approximately 1%.
9. Call to Action & Internal Link Anchors
Compare Skyraa and Northern Lights in terms of their amenities, floor plans, and more. Also, check out the online payment plan calculators to decide on your payment plan by adding up the stamp duty and registration charges.
Conclusion:
It’s natural to feel the weight of Stamp Duty and Registration Charges while buying a property in Thane, as they are additional costs over and above your property price. But, when you understand the rates and the process clearly, you are well-equipped to budget accurately and complete your property purchase with confidence.
Paying these charges would secure you, as it legally registers you as the rightful owner. Wish you all the best for your dream home!
*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.
Sources:
1. What Are Stamp Duty & Registration Charges?
When you buy a property, one of the crucial fees that you need to pay is the Stamp Duty. It’s a mandatory government tax (indirect) paid on the legal transaction documents, like the sale deed, to legally register the property in your name. The amount is usually calculated as a percentage of the property's value (approximately 5%-7% in India), varying from state to state, while many states offer a concession for women.
Property Registration Fees are mandatory costs that you pay while buying a property for legal confirmation of yourself as the owner. It’s a separate, usually smaller fee paid to the Sub-Registrar's office for recording property ownership in the government records. In India, it’s usually calculated as 1% of the property value.
2. Duty & Registration Breakdown for Thane (2025)
The Maharashtra Government fixes the exact rate, which is based on the property's location, type (residential or commercial), buyer's gender, and more. How different factors impact the stamp duty in Thane:
- Age of the property:
It’s a major deciding factor, as, for a new construction, stamp duty is higher compared to what you have to pay for an older property. - Property Location:
A property situated in a posh area would attract a higher stamp duty than those located in an average or affordable area. - Buyer’s gender:
Male property buyers are supposed to pay higher stamp duty than their female counterparts, the reason being to encourage more female participation in property investment. - Purpose of property purchase:
The stamp duty and registration charges differ based on the purpose for which you are buying the property. For example, for a commercial property, you have to pay higher charges compared to a residential one. - Facilities and amenities available at the property, and Circle Rate:
Amenities like a property with a clubhouse, gym, swimming pools, etc., are factors that can push up the stamp duty and registration charges. Circle Rate is the minimum value of a property’s location, set by the government. If the Circle Rate is high, the charges on the property would also go up.
1. For Men: Overall 7%
Components:- 1%: Local Body Tax
- Metro Cess
- Transport Surcharge
2. For Women: Overall 6%
Components:- 1%: Local Body Tax
- Metro Cess
- Transport Surcharge
Suggestion:
With an E-Calculator, quickly find the Stamp Duty for property buying in Thane in a simple step-by-step process.
(The calculator provided in the link is valid till March 2022)
https://www.e-stampdutyreadyreckoner.com/stamp-duty-calculator.php
Thane Registration Charges in 2025
For All Buyers:
For properties more than ₹30 lakh: ₹30,000
For properties less than ₹30 lakh: 1% of the property value
This cost is separate from your home loan and needs to be paid upfront during registration, so it’s important to calculate it accurately.
3. How Thane Compares: Mumbai, Pune & Suburbs
- Differences in Maharashtra (state law) vs municipal zones
You might be curious to know the reason behind the difference in calculation procedure of the stamp duty and registration charges across Maharashtra, which includes Pune and Mumbai. They vary due to:
- The value/price of a specific property after assessment
- The Reckoner Rate (RR), which is pre-decided and implemented by the Government of Maharashtra (GoM)
The RR is the minimum price that you need to pay for a particular property, and the GoM decides the rate, based on the current economic conditions. It’s basically to ensure that the sale price does not go below a certain value (RR) during a property deal and the seller does not face huge losses. Some examples would make it clear:
Example I
Suppose the market value (MV) of a property is ₹72,00,000 and the RR is ₹62,00,000. Here the market value would be the final sale price, as it’s more than the RR, and the buyer has to pay stamp duty based on the MV. The RR won’t be considered here.
Example II
Suppose the GoM’s pre-decided RR for a particular property/apartment, consisting of 900 sq. m. of floor space, is ₹75,000 per sq. m., then the total property value as per RR is ₹6,75,00,000. This is the minimum price of the said property, and it can’t be sold below this price. If the stamp duty in this case is 5%, the minimum stamp duty payable would be:
5% * (₹6,75,00,000) = ₹33,75,000. - LBT / additional surcharges in Thane vs Mumbai boundaries
If you compare the stamp duty and registration charges applicable during property buying in Thane with some other areas of Mumbai, you will find an additional charge that you have to pay under the Local Body Tax (LBT). Know in detail about LBT:
LBT is imposed on goods that enter a city for consumption, sale, or utilisation. Metro Cess is a fee that is payable to the state government for funding metro rail and other associated urban infrastructure projects. Let’s understand how they impact stamp duty with an example:
Example:
Suppose you’re purchasing a property worth ₹50,00,000. The payment breakup in terms of duties and charges would be the following:
Stamp duty = 5% * (₹50,00,000) = ₹2,50,000
LBT = 1% * (₹50,00,000) = ₹50,000
Metro Cess = 1% * (₹50,00,000) = ₹50,000
Registration charges = ₹30,000
The final amount payable would be ₹(2,50,000+50,000+50,000+30,000) ₹38,000,00
So, the payment structure would be the following:
Stamp Duty for Male Buyers:
- Individual buyer for property worth more than ₹30,00,000:
Stamp Duty: Overall = 7%
Breakup:
Base Stamp Duty = 5%
Local Body Tax = 1%
Metro Cess = 1%
Registration Charges = 1%, capped at ₹30,000 for properties > ₹30,000,00 - Joint (Male + Male) buyer for property worth more than ₹30,00,000:
Stamp Duty: Overall = 7%
Breakup:
Base Stamp Duty = 5%
Local Body Tax = 1%
Metro Cess = 1%
Registration Charges = 1%, capped at ₹30,000 for properties > ₹30,000,00
Stamp Duty for Female Buyers:- Individual buyer for property worth more than ₹30,00,000:
Stamp Duty: Overall = 6%
Breakup:
Base Stamp Duty = 4%
Local Body Tax = 1%
Metro Cess = 1%
Registration Charges = 1%, capped at ₹30,000 for properties > ₹30,000,00 - Joint (Female + Female) buyer for property worth more than ₹30,00,000:
Stamp Duty: Overall = 6%
Breakup:
Base Stamp Duty = 4%
Local Body Tax = 1%
Metro Cess = 1%
Registration Charges = 1%, capped at ₹30,000 for properties > ₹30,000,00 - Stamp Duty for Joint (Male + Female) buyers:
Stamp Duty: Overall = 7%
Breakup:
Base Stamp Duty = 5%
Local Body Tax = 1%
Metro Cess = 1%
Registration Charges = 1%, capped at ₹30,000 for properties > ₹30,000,00
- Individual buyer for property worth more than ₹30,00,000:
- Why Thane’s rates may seem “higher per rupee” due to locality factors
Locality factors impact the stamp duty and registration charges to a large extent. Let’s see its effect in the Thane real estate sector. Since the last 5 years, the Thane suburb has witnessed an average price rise as well as capital price appreciation (capital growth), ranging from 36% to 58%, as per ANAROCK reports. Average price rise is simply the increase in average prices related to our area of interest, i.e., real estate. Capital growth means that there has been an increase in the market value of investments over a period of time, and this has happened specifically in the real estate sector of Thane. This capital growth also indicates that there has been substantial profit in transactions related to the property. Let’s get it clear with an example:
Example:
Suppose, in Thane, residential prices rise from ₹5,000 to ₹5,500 per sq ft within a specific time. This is the 10% average price rise in that locality. Again, if the value of your apartment or property increases from ₹50,000,00 to ₹56,00,000, it’s a capital growth of 12%.
There has been capital growth in several locations in Mumbai during the last 5 years, like Chembur (53%) and Mulund (50%), but Thane has surpassed them and logged in a growth of 58%.
Location-wise charges in Maharashtra:
Location:
- Urban areas within municipal limits:
Stamp Duty for Male Buyers - 6% + property registration fee of 1%
Stamp Duty for Female Buyers - 5% + property registration fee of 1% - Gram Panchayat jurisdiction:
Stamp Duty for Male Buyers - 3% + property registration fee of 1%
Stamp Duty for Female Buyers - 2% + property registration fee of 1% - Panchayat, Municipal Council, and Cantonment zones within MMRDA
Stamp Duty for Male Buyers - 4% + property registration fee of 1%
Stamp Duty for Female Buyers - 3% + property registration fee of 1%
- Urban areas within municipal limits:
4. Paying via GRAS e-Challan & IGR Portal (Step by Step)
For payment of stamp duty and registration charges, you can select from the following processes:
1. Paper-based payment
You need to visit the sub-registrar’s office and purchase non-judicial stamp papers from there.
2. Franking process
In this method, you have to physically visit a designated franking centre or bank and complete the payments.
3. Online payment
It’s the easiest and most hassle-free process, where you have to visit the Government Receipt Accounting System (GRAS) portal from any remote location.
Steps for online payments:
Log in to your account with your username and other credentials. If you do not have an account, you can select Pay Without Registration.
1. Select Citizen and then click on ‘Make Payment to Register Your Document’.
2. Choose between paying only stamp duty, or only the registration fee, or both stamp duty and registration charges.
3. Enter the property and voter ID/Aadhar info and other details as prompted and complete the payment process.
4. On payment completion, you will get an e-challan and an official receipt as proof.
5. You can submit the receipt at the Sub-Registrar’s office with other documents in case of a physical visit or go for E-registration.
E-registration of your property documents:
The Inspector General of Registration (IGR), Maharashtra, has launched the online e-registration of property documents for further convenience of property buyers. Now, physical visits to sub-registrar offices (SROs) are no longer required for registration. This system allows all key steps, like agreement drafting, e-KYC through Aadhaar, biometric verification, payment of stamp duty and registration charges, and the registration of the final agreement registration, in a secured process online.
5. Spotlight: Pokharan Road No. 2 Projects — Northern Lights & Skyraa
Skyraa and Northern Lights are two premium projects by Shapoorji Pallonji (SP) and are among the upcoming tallest towers in the Thane region, with luxurious and spacious apartments with starting prices above ₹27,500,000 at Skyraa and above ₹14,200,000 at Northern Lights. They are equipped with amenities that you might have looked for in your dream home. While investing in these properties, calculate the stamp duty and registration charges accordingly, as you would be moving on to the higher slab for both.
Example:
If you are a male who is buying a property at Skyraa, you’ll have to pay a stamp duty of 7% * (₹27,500,000) = ₹19,25,000.
The registration charges would be 1%, capped at ₹30,000 in this case, as the property price is greater than ₹30,000,00.
6. Hidden/Additional Costs to Watch Out For
While investing in a property, you have to make additional payments for certain charges which might not be mentioned initially but would add up in your payment plan. Some of these costs are charges on loan/mortgage documents, Franking or E-Franking charges levied by the franking agent, and submission of documents after E- Stamping.
During property buying also, there are certain costs that you have to pay extra for apartments located on higher floors, as the costs increase with floor rise, parking charges, transfer costs, and more. Also, there would be RERA charges and brokerage fees in case you are taking help from a broker. Be alert to avoid late registration penalties by registering your property within the mentioned timeline.
7. Risks, Caveats & Timeline Sensitivities
Post the recent revision in GST (Goods and Services Tax), it’s uniform across India for the same category of property. Let’s see the rates in Maharashtra.
GST rate (%) for the following property categories:
- Under-construction affordable housing: 1%
- Under-construction premium property: 5%
- Commercial unit within residential project (RREP): 5%
- Ready-to-move residential property with OC: 0%
- Parking, clubhouse, or amenities with separate billing provision: 18%
Apart from these, there can be impromptu price hikes due to changes in Ready Reckoner Rates or Maharashtra Government budget revisions. Stay updated regarding these additional costs during registration of your property.
8. FAQs
1. What are the registration charges in Thane?
In Thane, registration charges make up 1% of the property value for properties up to ₹30,00,00. For properties above ₹30,00,000, you have to pay a flat rate of ₹30,000.
2. Do women homebuyers get a concession on stamp duty?
Yes, women property buyers are eligible for a discount of 1% on stamp duty in Maharashtra. This initiative was introduced to encourage investment in property by women.
3. How do I calculate stamp duty and registration charges in Maharashtra?
Stamp duty in Maharashtra is calculated on the higher of the property's market price or the ready reckoner rate, typically ranging from 5% to 7%. Registration charges are generally 1% of the property's value.
4. Can I use a credit card to pay stamp duty within Maharashtra?
Yes, you can pay stamp duty in Maharashtra using a credit card through the Government Receipt Accounting System (GRAS) portal or authorised payment platforms, like SBI e-pay and BillDesk. You might have to pay a processing fee of approximately 1%.
9. Call to Action & Internal Link Anchors
Compare Skyraa and Northern Lights in terms of their amenities, floor plans, and more. Also, check out the online payment plan calculators to decide on your payment plan by adding up the stamp duty and registration charges.
Conclusion:
It’s natural to feel the weight of Stamp Duty and Registration Charges while buying a property in Thane, as they are additional costs over and above your property price. But, when you understand the rates and the process clearly, you are well-equipped to budget accurately and complete your property purchase with confidence.
Paying these charges would secure you, as it legally registers you as the rightful owner. Wish you all the best for your dream home!
*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.
Sources:
- Stamp Duty Calculator: Bajaj Finserv
- Online Stamp Duty Payment: Government Receipt Accounting System (GRAS)
- Locality Factors: Thane, The Economic Times
- Factors affecting stamp duty: List of factors. 99 Acres
- Stamp Duty and Registration Charges in Maharashtra in 2025
- Stamp Duty: ClearTax (table of duty and registration charges across different cities in Maharashtra). ClearTax
- Stamp Duty Calculator: Maharashtra, E-Stamp Duty Ready Reckoner
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