Kolkata Circle Rate 2026: Area-Wise Market Value Guide
Everything you need to value a property in Kolkata — area-wise market values, stamp duty, registration charges, how the minimum value is calculated, and how to check the rate for your locality.
Quick Answer
In Kolkata, the government-notified minimum value used to register a property is called the Market Value (the local term for a circle rate). It is set by the Directorate of Registration & Stamp Revenue, Government of West Bengal and published through the WB Registration (e-Nathikaran) portal. Indicative residential rates range from about ₹3,200 per sq ft in areas like Behala to ₹13,000 per sq ft in Alipore. Stamp duty is 6% up to ₹1 crore and 7% above, plus 1% registration.
What Is the Market Value in Kolkata?
The Market Value is the minimum price per unit area at which a property can be registered in Kolkata. A sale cannot be registered below this value, and stamp duty and registration charges are levied on whichever is higher — the market value value or the actual price agreed between buyer and seller. It is Kolkata’s equivalent of what other states call the circle rate, collector rate or ready-reckoner rate.
Rates are set by the Directorate of Registration & Stamp Revenue, Government of West Bengal and notified locality by locality, then published on the WB Registration (e-Nathikaran) portal. Because the applicable figure depends entirely on where your property sits, identifying the correct locality (and property type) is the first step for every buyer and seller. West Bengal revised government market values in early 2026 (with downward corrections in some outlying pockets), and the pandemic-era 2% stamp-duty rebate ended on 1 July 2024, so full rates now apply.
Kolkata Market Value: Area-Wise Rates (2026)
The table below lists indicative residential market values for key Kolkata localities, ranked from the most premium to the most affordable, with the applicable rate per sq ft. Type a locality to filter.
Kolkata Market Value Calculator
Estimate the minimum registered value, stamp duty and registration charges for a Kolkata property. Pick the locality, enter the built-up / saleable area, and choose the ownership type.
Estimate value, stamp duty & registration
Indicative only — based on the area-wise rates above. Confirm the exact figure on the WB Registration (e-Nathikaran) portal or at the Sub-Registrar office.
For land or a plot, enter the plot area. The registered value is the market value value or your actual deal value, whichever is higher.
How the Registered Value Is Calculated in Kolkata
For most Kolkata homes the minimum registered value is calculated simply on area and the applicable market value:
Worked example — a home in Salt Lake
A 1,000 sq ft home in Salt Lake (indicative rate ₹7,200 per sq ft):
Minimum value = 1,000 × ₹7,200 = ₹72,00,000
Stamp duty (6%) = ₹4,32,000 · Registration = ₹72,000
Apartments, plots & floor rise
Apartment values apply the locality rate to the flat’s built-up/saleable area; some states add a floor-rise premium for higher floors and depreciation for older buildings. Land and plots are valued on the plot area. Where the notified rate and your negotiated price differ, duty is always charged on the higher figure — so check both before you sign.
Stamp Duty & Registration Charges in Kolkata
Once the value is fixed, stamp duty and registration charges are payable in West Bengal. West Bengal charges a higher stamp duty on properties above ₹1 crore; the pandemic-era 2% rebate has ended.
| Property value | Stamp duty | Registration |
|---|---|---|
| Up to ₹1 crore (urban) | 6% | 1% |
| Above ₹1 crore (urban) | 7% | 1% |
How Market Values Are Determined
Market Values in Kolkata are notified by the Directorate of Registration & Stamp Revenue, Government of West Bengal. In setting them, the government weighs the locality and its infrastructure, prevailing market transaction values, the property type (residential, commercial, land) and the nature and age of construction. The rates are meant to be reviewed periodically so they track the market. West Bengal revised government market values in early 2026 (with downward corrections in some outlying pockets), and the pandemic-era 2% stamp-duty rebate ended on 1 July 2024, so full rates now apply. Where notified rates lag actual prices, a gap opens up between the market value and what properties actually sell for.
How to Check the Market Value for Your Property
- Identify your locality. Identify the sub-registrar office, thana/police station and ward or mouza of your property.
- Open the official portal. Open the WB Registration portal (e-Nathikaran) and choose ‘Market Value of Land/Property’.
- Select property type and area. Enter property type, classification and area to fetch the government-notified market value.
- Verify at the Sub-Registrar office. Verify the value and applicable stamp duty at the Sub-Registrar office before registration.
Market Value vs Market Rate in Kolkata
The market value is a floor for registration, not the market price. In most Kolkata localities the actual transaction price runs above the notified rate, so stamp duty is charged on the higher market value; in a few slower pockets the notified rate can exceed a distressed deal price, in which case duty is still charged on the higher notified value and the difference can carry income-tax implications. West Bengal revised government market values in early 2026 (with downward corrections in some outlying pockets), and the pandemic-era 2% stamp-duty rebate ended on 1 July 2024, so full rates now apply. Knowing both numbers before you negotiate is essential.
Impact on Buyers & Sellers
For buyers
Your stamp duty and registration are calculated on the market value value or the sale value, whichever is higher, so factor the notified rate into your total acquisition cost. Where the state offers a women’s concession, registering in a woman’s name can lower the duty.
For sellers
The market value sets a floor for your sale value in the eyes of the tax department. Selling below it can trigger capital-gains computed on the notified value under Section 50C of the Income-tax Act. Price with both the notified rate and current market comparables in view.
Frequently Asked Questions
What is the market value in Kolkata in 2026?
Is the market value the same as a circle rate?
What is the stamp duty in Kolkata?
How is the registered value of a property calculated?
How can I check the market value for my locality?
Is the market value the same as the market rate?
When were Kolkata’s rates last revised?
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