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Property Valuation Guide

Circle Rates in India — City-Wise Guide 2026

The government-notified minimum value used to calculate stamp duty and registration charges on every property transaction — explained, city by city, with area-wise rates and live calculators.

16 cities coveredGovt-notified ratesUpdated for 2026
DelhiNoidaGurgaonBengaluruMumbaiPuneHyderabad

In short

A circle rate is the floor value at which a property can be registered. You pay stamp duty and registration on the higher of this rate or your actual purchase price — so knowing it protects you from over- or under-paying. It goes by different names across states, but the idea is identical everywhere.

Also known asReady Reckoner / Jantri / Guidance Value
Used forStamp duty & registration
Set byState governments

What is a circle rate?

A circle rate is the minimum price per square metre (or square foot / square yard) that a state government fixes for land and property in a given area. When you register a sale deed, the sub-registrar values the property at the circle rate and charges stamp duty and registration fees on that amount — or on your actual transaction value, whichever is higher.

Because property registration is governed by each state, the same concept carries different official names: the Ready Reckoner Rate in Maharashtra, Guidance Value in Karnataka, Collector Rate in Haryana, Jantri Rate in Gujarat, Guideline Value in Tamil Nadu, Guideline Rate in Madhya Pradesh, Market Value in Telangana and West Bengal, and simply Circle Rate in Delhi and Uttar Pradesh.

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Circle rates set the minimum taxable value, not a ceiling. Actual market prices are usually higher, and duty is always charged on the higher figure.

Circle rates by city

Choose your city for area-wise and category-wise rates, stamp duty and registration charges, a live calculator, and a link to the official state portal.

Delhi & NCR

Delhi→Circle RateGovt of NCT of DelhiNoida→Circle RateGovt of Uttar PradeshGreater Noida→Circle RateGovt of Uttar PradeshGurgaon→Collector RateGovt of HaryanaPanipat→Collector RateGovt of Haryana

Mumbai & Maharashtra

Mumbai→Ready Reckoner RateGovt of MaharashtraNavi Mumbai→Ready Reckoner RateGovt of MaharashtraPune→Ready Reckoner RateGovt of MaharashtraNagpur→Ready Reckoner RateGovt of Maharashtra

South India

Bengaluru→Guidance ValueGovt of KarnatakaHyderabad→Market ValueGovt of TelanganaChennai→Guideline ValueGovt of Tamil Nadu

West & Central India

Ahmedabad→Jantri RateGovt of GujaratVadodara→Jantri RateGovt of GujaratIndore→Guideline RateGovt of Madhya Pradesh

East India

Kolkata→Market ValueGovt of West Bengal

How circle rates affect what you pay

  1. Valuation: the sub-registrar multiplies the applicable circle rate by your property’s area to arrive at the government value.
  2. Comparison: this figure is compared with your actual agreement value; the higher of the two becomes the chargeable value.
  3. Stamp duty: charged as a percentage of the chargeable value — the rate varies by state and, in many states, by the buyer’s gender.
  4. Registration: a further charge (commonly 1%, sometimes capped) is added to complete the transfer.

Frequently Asked Questions

What is a circle rate?
A circle rate (also called guideline value, ready reckoner rate, collector rate, guidance value, jantri or market value depending on the state) is the minimum value per unit area at which a property can be registered with the government. Stamp duty and registration charges are calculated on the higher of the circle rate value or the actual transaction value.
Why does the circle rate have different names in different cities?
Property registration is a state subject in India, so each state government notifies and names its own minimum valuation. Maharashtra calls it the Ready Reckoner Rate, Karnataka the Guidance Value, Haryana the Collector Rate, Gujarat the Jantri Rate, Tamil Nadu the Guideline Value, and Delhi and Uttar Pradesh the Circle Rate — but the purpose is the same.
Can a property be registered below the circle rate?
Generally no. If the agreed price is below the circle rate, stamp duty is still charged on the circle-rate value, and the difference may be treated as income in the buyer’s hands under the Income Tax Act. Registration below circle rate is only possible in limited cases through specific authority approvals.
How often are circle rates revised?
Each state revises on its own schedule — some annually (Maharashtra’s ready reckoner is revised each year), others less frequently. Delhi’s circle rates have remained largely unchanged since 2014, while several states revised significantly in 2024–2025.
How do I find the circle rate for my locality?
Select your city from the directory above. Each city page lists area-wise and category-wise rates, an interactive stamp-duty calculator, and a link to the official government portal where you can verify the notified rate for your exact locality.

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The information here is compiled from state government notifications and is provided for general guidance only. Circle rates are revised periodically; always verify the current notified rate for your exact locality on the official state portal or with the sub-registrar before transacting.