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Circle Rate Uttar Pradesh: Check Land Rates Online (2026 Guide)
How to find the notified circle rate (मुल्यांकन दर) for a plot in Uttar Pradesh and why it decides your stamp duty.
The circle rate is the minimum value that the state uses to charge stamp duty on a registration. In Uttar Pradesh the Stamp and Registration Department publishes valuation details on IGRSUP, and district rate lists are notified by the district administration. This page shows how to find the rate for a plot.
Why the circle rate matters
- Stamp duty and registration charges are worked out on the higher of the sale price and the notified circle rate.
- Rates differ by area, road frontage and type of land, such as agricultural versus non-agricultural.
- A lower declared price does not lower the duty if the circle rate is higher.
Always ask the sub-registrar office or check the portal for the current rate before agreeing a price. Rates are revised from time to time.
Step-by-step: find the rate
- Open IGRSUP and click मूल्यांकन सूची (valuation list) in the top menu.
- On the valuation list page, choose the जनपद (district) and the उप निबंधक कार्यालय (sub-registrar office).
- Enter the captcha code shown on the page.
- Click the button to view the valuation list.
- Find your village or locality and the category such as agricultural land or residential plot.
- Note the rate per unit and the unit used, then multiply by the plot area and confirm with the sub-registrar office.
Convert units first
Records use hectare and square metre while sellers quote bigha or gaj. Convert to a single unit before you calculate.
From circle rate to total cost
| Item | How it is worked out |
|---|---|
| Land value for duty | Higher of sale price and circle-rate value |
| Stamp duty | Percentage set by the state, with category rules such as buyer type |
| Registration fee | Percentage of value as notified |
| Other costs | Deed writing, advocate fee and mutation fee |
Rates of duty and concessions change with state notifications. Take the current figure from the department site or the sub-registrar office. Do not rely on an old news item.
If the rate is not listed
If your village or category is missing, ask the sub-registrar office in writing how the plot will be valued. Get the answer before signing the sale agreement.
Use the official fee calculator
IGRSUP also lists a स्टाम्प-निबन्धन शुल्क कैलकुलेटर (stamp and registration fee calculator) under Citizen Online Services, and a fee-details page for the duty payable on deeds, mutation, name change and map. Use the calculator with your land value to see the duty and fee for your case. Press reports commonly quote about 7 percent stamp duty and 1 percent registration fee for a standard sale deed, with concessions for some buyers and transfers. Treat that only as a rough guide and rely on the calculator.
The e-stamp services on the same site include a list of authorised collection centres by district, e-stamp verification and self-printing of an e-stamp.
Worked example
Suppose the valuation list shows a rate of a certain amount per square metre for your category and the plot is 1,000 square metres. The land value for duty is the rate times the area, unless your sale price is higher. Run that figure through the official calculator to see duty and fee. Add deed-writing and advocate costs separately. Always use the rate and percentages shown on the portal on the day you register.
Checklist before you fix the price
- Find the circle rate for the exact village and land category.
- Convert the area to the unit used in the rate.
- Work out the value for duty using the higher of the two values.
- Add duty, registration fee and deed costs to your budget.
- Confirm the final number with the sub-registrar office.
Common mistakes
- Using a rate from another area or an older year.
- Mixing units, for example bigha with square metre.
- Forgetting that duty applies even if the sale price is lower.
- Using a news article instead of the official rate.
