How Stamp Duty is Calculated in Mumbai
Maharashtra Stamp Act · ASR 2026-27
What is the Ready Reckoner Rate?
The Maharashtra government publishes the Annual Statement of Rates (ASR) every year through the Department of Registration & Stamps. It sets the minimum government-assessed value per square metre for every zone in every district.
Stamp duty must be calculated on whichever is higher — the actual agreement value or the ASR rate. For most new launches in Mumbai, the ASR rate is lower than the market price, so the agreement value governs. For resales, it can go either way.
Each zone is identified by a Zone Code (e.g., 102/Land/480) and is mapped to a CTS survey number. Every RERA-registered project lists its CTS number — that is how we identify the correct zone automatically.
The Stamp Duty Formula — Step by Step
Get RERA Carpet Area
Your MahaRERA registration certificate states the carpet area in sq ft. This is the legally binding area under RERA — it excludes walls and common areas.
Convert to Built-up Area (BUA)
For new RERA properties, BUA = Carpet Area × 1.10. Maharashtra allows a 10% loading to account for wall thickness. Resale properties use the actual built-up area as stated in the agreement.
Convert to Square Metres
ASR rates are published in ₹/sqm. Convert: BUA (sqm) = BUA (sqft) ÷ 10.764.
Apply Floor Rise Premium
Floors 1–4: no premium. From the 5th floor upwards, an additional 5% is added for each floor above the 4th. For example, floor 8 = (8 − 4) × 5% = 20% premium.
Calculate Base Value
Base Value = ASR Rate (₹/sqm) × BUA (sqm) × (1 + Floor Premium).
Apply Stamp Duty Rate
Residential within BMC limits: 5% stamp duty + 1% metro cess = 6% total. Some areas outside BMC have a reduced rate — check the exact rate for your taluka.
Add Registration Fee
1% of the agreement value, subject to a maximum of ₹30,000.
Worked Example
Illustrative numbers — actual ASR rates vary by zone.
| RERA Carpet Area | 700 sqft |
| Floor | 12th |
| ASR Zone Rate | ₹1,10,000 / sqm (illustrative) |
| Built-up Area | 700 × 1.10 = 770 sqft = 71.55 sqm |
| Floor Premium | (12 − 4) × 5% = 40% |
| Adjusted Value | 71.55 × 1,10,000 × 1.40 = ₹1,10,18,700 |
| Stamp Duty (6%) | ₹6,61,122 |
| Registration Fee (1%) | ₹30,000 (capped) |
| Total Outgo | ₹6,91,122 |
Why use RatePakka?
Finding the correct ASR zone for your property requires cross-referencing the Maharashtra government's Zone Index by CTS survey number — a process that involves manually reading hundreds of pages of government tables.
RatePakka automates this entirely. Upload your MahaRERA registration certificate — we extract the CTS number, look it up in the ASR Zone Index, and apply the formula above to give you an exact ₹ figure.
Ready to calculate your stamp duty?
Upload your RERA certificate and get a precise figure in under 2 minutes.
Get Free Estimate →