When you buy a flat in Maharashtra, the price on the cost sheet is not the whole story. You also pay stamp duty and a registration fee to the state government. On a ₹50 lakh flat, these can add several lakh rupees, so plan for them from the start.
This guide explains both in plain English, with the rates that apply in Mumbai, Thane district (including Mira Road) and Palghar district (including Virar, Vasai and Nallasopara). It is based on information available in October 2026. Rates can change, so always confirm before you pay.
What is stamp duty?
Stamp duty is a tax you pay to make your property document, such as the agreement for sale, legally valid. In Maharashtra, it is charged under the Maharashtra Stamp Act, 1958.
Key point: stamp duty is calculated on the agreement value or the government’s ready reckoner value, whichever is higher. So even if you negotiate a lower price, you may still pay duty on the ready reckoner value.
What is the registration fee?
The registration fee is a separate charge for recording your document with the Sub-Registrar. Under the official fee table of the Department of Registration and Stamps, it works out to roughly 1% of the property value, with a maximum of ₹30,000. So for almost any flat worth more than ₹30 lakh, the registration fee is ₹30,000.
Stamp duty rates by area (residential flats)
The total stamp duty is made up of the basic duty plus extra charges, such as a 1% metro cess and, in some cities, a 1% local body tax or surcharge. That is why the rate is different from city to city.
Mumbai, including Dahisar and Borivali
- Men or joint buyers: 6% (5% duty + 1% metro cess)
- Women buying in their own name: 5%
- Registration fee: 1%, capped at ₹30,000
Thane city (Thane Municipal Corporation)
- Men or joint buyers: 7% (5% duty + 1% local body tax + 1% metro cess)
- Women buying in their own name: 6%
- Registration fee: 1%, capped at ₹30,000
Mira Road, Bhayandar (Thane district) and Virar, Vasai, Nallasopara, Naigaon (Palghar district)
Mira Road and Bhayandar are in Thane district, and Virar, Vasai, Nallasopara and Naigaon are in Palghar district. For flats in these areas, the rate we see on registered agreements is:
- Men or joint buyers: 7%
- Women buying in their own name: 6%
Rates can change with government notifications, and a few village areas outside municipal limits can differ. Before you pay, you can double-check your exact amount with the Stamp Duty Calculator on the official IGR Maharashtra website, igrmaharashtra.gov.in, or ask the developer’s legal team for their stamp duty working.
The 1% concession for women buyers
Since 1 April 2021, Maharashtra gives a 1% stamp duty concession when a residential flat or house is bought by a woman or women. This came through a state government order dated 31 March 2021.
- It applies only to residential property.
- The order says it applies where the woman or women are the only purchasers. If a husband and wife buy jointly, the full rate is generally charged. Some guides suggest otherwise, so confirm with the Sub-Registrar before you plan around it.
- Good news: the original order had a condition that a woman could not sell the flat to a male buyer for 15 years. The state removed this condition in 2023, as reported by the Indian Express and Moneycontrol.
On a ₹50 lakh flat, a 1% concession saves you ₹50,000.
A simple example
Say you buy a flat in Virar or Mira Road with an agreement value of ₹50 lakh, and the ready reckoner value is lower. At the 7% rate for men or joint buyers:
- Stamp duty at 7%: ₹3,50,000
- Registration fee: ₹30,000
- Total: ₹3,80,000
If a woman buys alone at 6%: stamp duty ₹3,00,000 + ₹30,000 = ₹3,30,000.
For the same flat in Mumbai (Dahisar or Borivali) at 6%: stamp duty ₹3,00,000 + ₹30,000 = ₹3,30,000.
So buying in Virar or Mira Road costs about ₹50,000 more in stamp duty than the same flat in Mumbai.
Other costs to plan for
Stamp duty and registration are only part of the extra costs. Also budget for GST (for under-construction flats), legal and documentation charges, society and maintenance deposits, and home loan processing fees. See our detailed guide on hidden charges when buying a new flat.
Tips to avoid surprises
- Ask the developer for an all-inclusive cost sheet that shows stamp duty and registration separately.
- Check the ready reckoner value for your area on the IGR Maharashtra website.
- Decide the owner names before registration, because this affects the women’s concession.
- Keep the stamp duty amount ready in time. Registration cannot happen without it.
- Note that a home loan usually does not cover stamp duty and registration. Plan to pay these from your own savings.
Comparing areas? Our Mira Road vs Virar guide and our list of flats under ₹1 crore can help.
Frequently asked questions
What is the registration fee for a flat in Maharashtra?
About 1% of the property value, with a maximum of ₹30,000, as per the official fee table of the Department of Registration and Stamps.
Is stamp duty charged on the agreement value or the ready reckoner rate?
On whichever is higher: your agreement value or the government’s ready reckoner value for that property.
Do women get a stamp duty discount in Maharashtra?
Yes. Women buying a residential property get a 1% concession. The old 15-year resale condition was removed in 2023.
What is the stamp duty in Virar or Mira Road?
In Virar, Vasai, Nallasopara and Naigaon (Palghar district) and Mira Road (Thane district), stamp duty is 7% for men or joint buyers and 6% for women buying in their own name. In Mumbai it is 6% and 5%.
Want a clear cost sheet?
Besthouz is a MahaRERA-registered property advisory (Reg. No. A51700027725) helping buyers in Virar, Vasai, Nallasopara, Naigaon, Mira Road, Dahisar and Borivali since 2009, with 0% brokerage. We will help you get a full, all-inclusive cost sheet for any project you like. Call or WhatsApp 7498626832 or message us on WhatsApp. Office: Shop No 15, Vinay Darshan, Vinay Nagar, Mira Road East (Tuesday to Sunday, 10 AM to 8 PM).