Circle Rate Lucknow: Lookup Table and Method (2026)

What the Lucknow rate list is and who issues it

In Uttar Pradesh the document most people call the circle rate is formally the valuation list (मूल्यांकन सूची, mulyankan suchi). It is fixed district by district under the Uttar Pradesh Stamp (Valuation of Property) Rules, 1997, which the IGRSUP portal lists among its rules. The list is approved at the district level by the Collector (District Magistrate) and published separately for every sub-registrar office (उप निबंधक कार्यालय) in the district. Lucknow therefore does not have one single rate; it has a set of lists, one per sub-registrar office, and each list is further split by village (ग्राम), ward or colony and by land use.

The rate is a floor for valuation, not a price. When you register a sale deed, the department values the land at the higher of the price written in the deed and the circle-rate value. Stamp duty and the registration fee are then charged on that higher figure. Our explainer on circle rate vs market rate covers why the two often differ, and Section 50C and 56(2)(x) explains the income-tax side when a deal is priced below the circle rate.

Lucknow district has several tehsils (Lucknow, Mohanlalganj, Bakshi Ka Talab, Malihabad and Sarojini Nagar), and the sub-registrar offices on the portal broadly follow the tehsil map. Pick the office that serves the village or sector where the land lies, not the office nearest to where you live. If you are unsure which office serves a village, the deed writer at the registry or the lekhpal for the village will know.

Lucknow circle rate table (template)

The official list for each Lucknow sub-registrar office is a PDF that the portal returns only after you select the district and office and enter a captcha, so it cannot be linked directly here. Every UP list we have seen follows the same broad structure, which the template below reproduces. Copy the row for your village or colony into it from the official PDF and note the list date at the top.

Two columns deserve care. The land-class column decides which rate applies to you; a plot that is agricultural in the khatauni but marketed as a farmhouse site is still valued as agricultural land unless its use has been changed on record. The road or location column often carries a higher rate for land that touches a named highway or main road, sometimes within a stated distance band, and a lower rate for interior land.

How to look up the rate on IGRSUP, step by step

1. Open igrsup.gov.in. The home page is in Hindi; the menu item you need is मूल्यांकन सूची (valuation list).
2. On the page titled मूल्यांकन सूची विवरण, choose the district (जनपद) from the dropdown. Lucknow appears in the list as लखनऊ.
3. Choose the sub-registrar office (उप निबंधक कार्यालय). This dropdown fills only after you pick the district.
4. Type the captcha shown (कैप्चा अंकित करें) and submit. The portal returns the uploaded list for that office, normally as a PDF.
5. Find your village, ward or colony in the PDF. Lists are usually sorted by tehsil and then alphabetically in Hindi, so search for the Hindi spelling used in the khatauni.
6. Read the rate for the correct land class and location factor, and note the date printed on the list.
7. If you want a quick duty estimate, the portal also has a stamp and registration fee calculator (स्टाम्प-निबन्धन शुल्क कैलकुलेटर). Treat its result as an estimate and confirm at the office.

Both the valuation list page and the calculator are free to use. If the page returns the portal's error notice (समस्या / Sorry for inconvenience), go back to the home page and try again; the portal does this under load and it is not a sign that the list is missing.

How to read a village or zone row

A row in a UP valuation list answers four questions. First, where: the village (ग्राम), ward or named colony, often with the tehsil and sub-registrar office above it. Second, what: the land class, which is normally agricultural (कृषि भूमि) or non-agricultural (अकृषि भूमि), with the non-agricultural part split into residential and commercial and sometimes into built-up and vacant. Third, the location factor: whether the plot sits on a named main road, within a stated distance of it, or in the interior. Fourth, the number itself, with its unit.

Units are where buyers slip. Non-agricultural rates in UP lists are typically printed per square metre. Agricultural rates may be printed per hectare, per bigha or per square metre depending on the office, so read the column heading before you multiply. In Lucknow, local speech uses the central and eastern UP bigha of about 3,025 sq yd, four times the western figure, so never carry a western bigha assumption into a Lucknow deal; confirm the unit on the list. Our page on the bigha in Uttar Pradesh sets out the regional clusters; the national units guide covers the fixed conversions used below.

Lists also carry general notes at the start or end: a multiplier for corner plots or wide roads, a rule for plots partly inside a road band, a separate construction rate per square metre for any building on the land, and sometimes a reduction for very large agricultural parcels. These notes are part of the list and the sub-registrar will apply them, so read them even when your row looks simple.

How agricultural land rates differ from residential rates

Agricultural land is valued on its own line in the list, usually at a much lower figure per unit of area than residential land in the same village, and often in a larger unit (per hectare or per bigha rather than per square metre). The gap exists because the list follows recorded use, not intended use. The practical consequences for a farmland buyer in Lucknow:

• If the khatauni shows agricultural land and no change of land use has been recorded, the agricultural rate applies, even when the seller calls the land a farmhouse plot.
• If land has been declared for non-agricultural use under the UP Revenue Code or sits inside a notified development area, the residential or commercial line may apply. Read land-use conversion in Uttar Pradesh before you assume either way.
• Agricultural land touching a main road can carry a separate, higher agricultural rate within a stated distance band. Check whether your khasra falls inside it on the Bhu Naksha.
• Any pucca structure on the land is valued separately at the construction rate in the list's notes and added to the land value.

Because the agricultural rate is lower, the income-tax rules in Section 50C and 56(2)(x) bite less often on true farmland, but they still apply when a deed is written below the list value. Keep the deed price at or above the circle-rate value unless your adviser has a documented reason not to.

The method: turning a rate into a valuation

The sub-registrar's calculation is simple arithmetic once you have the right row:

1. Area in the unit of the list. Convert from the deed unit if needed using fixed ratios: 1 acre = 4,840 sq yd = 43,560 sq ft = 0.404686 hectare; 1 hectare = 10,000 sq m = 2.47105 acre; 1 sq yd = 9 sq ft = 0.836127 sq m. Bigha is not fixed, so use the figure your office uses.
2. Circle-rate value = area × rate for the correct land class and location factor, plus any multiplier in the list's notes, plus construction value for any building.
3. Compare with the consideration (price) in the deed. The higher of the two is the value on which duty and fee are charged.
4. Apply the UP stamp duty rate and registration fee to that higher value. We do not print those rates here; use our UP stamp duty calculator page and the portal calculator, which carry the current figures and concessions.

Three worked examples (illustrative rates)

The rates below are illustrative placeholders chosen only to show the arithmetic. They are not Lucknow's notified rates. Replace them with the figure from the official list.

Example 1: residential plot on a main road

A 1,000 sq m plot in a Lucknow colony, list rate taken as ₹30,000 per sq m (illustrative). Circle-rate value = 1,000 × 30,000 = ₹3,00,00,000. If the agreed price is ₹2,70,00,000, duty is still charged on ₹3,00,00,000, because the list value is higher. If the agreed price is ₹3,45,00,000, duty is charged on the price.

Example 2: two bigha of agricultural land

Two bigha in a Lucknow village. Using the central UP bigha of about 3,025 sq yd, the area is roughly 5,059 sq m. At an illustrative agricultural rate of ₹3,000 per sq m the circle-rate value is about ₹1,51,75,800. If your office prints the agricultural rate per hectare instead, convert the area to hectares first (5,059 sq m ÷ 10,000 = 0.506 ha) and multiply by the per-hectare figure.

Example 3: interior plot with a small structure

An 800 sq m interior plot at an illustrative ₹15,000 per sq m gives a land value of ₹1,20,00,000. A 60 sq m pucca room on it is valued separately at the construction rate in the list notes (say an illustrative ₹10,000 per sq m, so ₹6,00,000) and added: total circle-rate value ₹1,26,00,000. Duty follows the higher of this total and the deed price.

Lucknow compared with neighbouring districts

Every UP district publishes under the same 1997 Rules and on the same portal, so the lookup steps are identical. What changes is the office structure, the unit used for agricultural land and the bigha size in local speech. The table is a navigation aid, not a rate comparison.

For a state-level walkthrough with screenshots of the menu names, see circle rate lookup in Uttar Pradesh.

How to use this with your document

• Open the khatauni (khasra and khatauni in UP) and copy the village name, khasra number, recorded area and land class exactly.
• Look up the valuation list for the sub-registrar office serving that village and find the row for that village and land class.
• Convert the recorded area into the list's unit and compute the circle-rate value using the method above.
• Write the higher of price and circle-rate value into your budget as the duty base, then estimate duty and fee on our UP stamp duty page.
• Check the deed draft: the consideration clause, area and unit must agree with the khatauni and the list. See the land registration process and our sale deed guide.
• Ask the sub-registrar office, or the deed writer there, to confirm the row in writing or by initialled printout before you fix the price with the seller.

What is unconfirmed

We did not obtain the current official valuation list PDF for any Lucknow sub-registrar office while writing this page, because the portal serves it only after a captcha. We therefore print no Lucknow rate, no revision date and no list of sub-registrar office names. We also did not open the full text of the UP Stamp (Valuation of Property) Rules, 1997; the description of the Collector's role follows the rule title and the portal's own description. Press reports in 2025 discussed revisions in several UP districts, including Lucknow; treat any figure in such reports as unconfirmed until you read it on the official list. This page will be updated when a list is read directly.

Frequently Asked Questions

Sources

• Stamp and Registration Department, Uttar Pradesh (IGRSUP): home page and services menu
• IGRSUP: Mulyankan Suchi Vivaran (valuation list) lookup page, district and sub-registrar selection
• IGRSUP: stamp and registration fee calculator
• IGRSUP: Uttar Pradesh Stamp (Valuation of Property) Rules, 1997 (Hindi) as listed on the portal