Stamp Duty and Registration Charges in Lucknow (2026): Rates for Men and Women, With Worked Examples

Stamp duty in Lucknow in 2026 is 7% of the property value for a man and 6% for a woman when the value is up to ₹1 crore; above ₹1 crore, a woman also pays 7% on the whole value. On top of that comes a registration fee of 1% with no upper cap. So most buyers should keep 7% to 8% of the price in cash, beyond the price itself, for the day of registry.

Stamp duty in Lucknow: the 2026 rates

Lucknow follows the Uttar Pradesh rates for a sale deed. The official IGRS UP calculator shows the 7% as stamp duty plus a small development component; the total is 7%.

We leave the joint ownership row open on purpose. We have not been able to confirm the rate for a man and a woman buying together from an official source, so enter your exact case in the calculator before you decide whose names go on the deed.

The July 2025 change for women buyers

Until 2025 the 1% concession for women applied only up to a value of ₹10 lakh. A notification dated 29 July 2025 raised that cap to ₹1 crore, and the government order is listed on the IGRS stamp exemption page. On a ₹50 lakh home, the official calculator shows ₹3,00,000 for a woman against ₹3,50,000 for a man.

The concession stops sharply at ₹1 crore. A woman buying at exactly ₹1 crore pays ₹6,00,000. A woman buying the 3 BHK at Eldeco Latitude 27 at its starting price of ₹1.08 crore pays 7% on the whole value, or ₹7,56,000. Ask the developer which charges form part of the deed value, because parking or other extras can move a home across the line.

Who pays, and when

In a sale, the buyer pays the stamp duty and the registration fee. Both fall due when the sale deed is executed and registered at the sub-registrar's office. For a ready home that is at the time of purchase; for a home bought under construction it is usually at possession, years after booking, so budget for it at today's rates and check them again before the registry date.

The agreement for sale that you sign early in an under-construction purchase is a separate document from the sale deed. This guide covers the sale deed; ask the developer in writing what fee or duty, if any, applies to registering the agreement at that stage.

Registration charges in Lucknow: 1% with no cap

The registration fee is 1% of the value, with no upper limit. The official calculator gives ₹50,000 on a ₹50 lakh property and ₹1,50,000 on a ₹1.5 crore property. It is the same for men and women, and it is paid with the stamp duty when the sale deed is registered at the sub-registrar's office.

Because there is no cap, the fee grows in step with the price. On a ₹2.27 crore flat, registration alone is ₹2,27,000.

The circle rate: the floor under stamp duty

Stamp duty and registration are charged on the higher of the agreed price and the circle rate value, the minimum value the district fixes for property in each area. If you negotiate a price below the circle rate value, you still pay duty on the circle rate value.

To look up a rate, open the IGRS UP valuation list and choose the district and the sub-registrar office. The Lucknow district website also lists the circle rate list tehsil by tehsil. Check the current list on the day you budget, as rates are revised from time to time.

The circle rate matters most on resale homes and older government-built flats, where the agreed price is negotiated between two private parties and can sit close to, or below, the district's rate. With a new project from a developer, make the same comparison rather than assuming the quoted price is the higher figure. Either way, the TDS calculation follows the same logic: 1% of the higher of the price and the stamp duty value.

Worked examples of stamp duty in Lucknow on real listing prices

The table applies the rates to quoted base prices from our listings. It assumes the deed value equals the quoted price and that the price is above the circle rate value. Prices exclude stamp duty and registration, as quoted by the developer or authority.

Two things stand out. Below ₹1 crore, a woman buyer saves exactly 1% of the value: ₹69,110 on the Eldeco Skywalk flat and ₹95,010 on the Eldeco Latitude 27 flat. Above ₹1 crore, there is no difference at all.

Plots and villas follow the same rates

The rates do not change with the type of property. A Type A plot of 1,200 sq ft at JBBR Kanvas on Kanpur Road is quoted at ₹66 lakh. A man buying it pays ₹4,62,000 in stamp duty and a woman ₹3,96,000, with ₹66,000 for registration in either case and ₹66,000 of TDS deducted from the payment to the seller.

Total cash you need beyond the price

Stamp duty and registration are paid together, and they are paid in cash from your own funds. Here is the combined amount for each example.

This cash is on top of your down payment. Under RBI rules, stamp duty and registration are not counted in the property cost when a bank decides how much to lend, except for homes up to ₹10 lakh, so the loan will not cover them.

Take the ₹69.11 lakh Eldeco Skywalk flat bought by a man. A loan in the band above ₹30 lakh and up to ₹75 lakh can be at most 80% of the cost, or ₹55,28,800. That leaves a down payment of ₹13,82,200, and with ₹5,52,880 of stamp duty and registration the buyer needs ₹19,35,080 of his own money before furnishing.

Our property cost estimator adds them up for any price, and our home loan service can help you plan the down payment alongside them.

TDS on property: 1% under the new section 393(1)

TDS is income tax, not stamp duty, but you deal with it in the same transaction. When you buy from a resident seller and the value is ₹50 lakh or more, you must deduct 1% of the higher of the price and the stamp duty value and deposit it with the government. Under the Income-tax Act, 2025, which took effect on 1 April 2026, this is section 393(1), Table Sl. 3(i), replacing the old section 194-IA.

• The ₹50 lakh test is applied on the whole deal, with all buyers and all sellers taken together.
• Parking, club and maintenance charges count as part of the value.
• Agricultural land is excluded.
• TDS comes out of what you pay the seller, so it does not add to your cost.

If the seller is an NRI, TDS falls under section 393(2) (old section 195) at the rates in force, and there is no ₹50 lakh threshold. NRI buyers and sellers will find more on our For NRIs page.

How to use the IGRS UP stamp duty calculator

1. Open the stamp and fees calculator on the IGRS UP website.
2. Choose the instrument: a sale deed for a purchase.
3. Enter the value: the higher of your agreed price and the circle rate value.
4. Select the details of the buyer as the form asks, including whether the buyer is a woman.
5. Read off the stamp duty and the registration fee, and compare them with the developer's or seller's cost sheet.

Run it again for each scenario you are weighing, for example a purchase in a woman's name below ₹1 crore against one above it. If the calculator and the sub-registrar's office disagree, the sub-registrar's figure is the one you will pay on the day.

Common stamp duty mistakes in Lucknow

• Budgeting on the price alone. On a ₹95.01 lakh flat, a man needs ₹7,60,080 more in cash for duty and registration.
• Assuming the women's rate applies above ₹1 crore. It does not; the whole value is charged at 7%.
• Ignoring the circle rate. A low negotiated price does not lower duty below the circle rate value.
• Guessing the joint ownership rate. Check it in the calculator or with the sub-registrar.
• Forgetting TDS. At ₹50 lakh and above it is the buyer's duty to deduct and deposit.
• Deciding the buyer's name too late. The women's rate depends on who is named on the deed, so settle ownership before the deed is drafted, not at the registry counter.

For the rest of the buying process, from RERA checks to loans and paperwork, see our guide to buying property in Lucknow; if you are buying a finished home, our ready-to-move flats guide covers what to inspect before registry.

How we can help at registry

We prepare a written cost sheet for every client before booking, with stamp duty, registration and TDS worked out on the correct value, and we coordinate the registry with the seller and the sub-registrar's office. If you would like us to check the numbers on a property you are considering, send us the details.