E-stamp paper and property registration, state by state
E-stamp paper is how stamp duty is paid in most states now: a certificate with a unique number, bought online or at an authorised centre, instead of a printed stamp sheet. You need it for the sale deed or lease deed that makes a flat or plot yours, and the duty on it is usually the largest cost after the price itself.
Every figure here is taken from the state's stamp and registration department, with the document linked. Where a department has not published a figure we could read, the page says so rather than repeating what brokers quote.
What e-stamp paper is
A certificate that records stamp duty paid to the state, printed with a unique certificate number that anyone can check online. Uttar Pradesh set it up under the Uttar Pradesh e-Stamping Rules, 2013 (notified 21 February 2013), which create a central record-keeping agency and authorised collection centres that sell the certificates.
What it costs you to get wrong: a deed stamped short is not accepted for registration until the balance and any penalty are paid, and a forged or reused certificate is no payment at all. Check the certificate number before you sign.
Source: Uttar Pradesh e-Stamping Rules, 2013, Stamp and Registration Department, UP.
Buying e-stamp paper in Uttar Pradesh
- Online, printed yourself. The department's portal links a self-printing e-stamp service run through SHCIL: shcilestamp.com, self-printing e-stamp.
- At an authorised centre. The department publishes the list of e-stamp vendors: vendor list (PDF).
- Inside the registration application. The online registration form takes payment by e-stamp, stamp or e-payment, and asks for the e-stamp code.
The department's own advice is to buy stamp paper only from the treasury or a licensed vendor.
Source: igrsup.gov.in and its help page, read 19 Sep 2026.
Checking an e-stamp certificate
Enter the certificate number on the verification page the department links: SHCIL e-stamp certificate verification. The amount, the parties and the purpose it shows should match the deed. If they do not, the duty on your deed has not been paid.
Stamp duty and registration fee in Uttar Pradesh
| Charge | What the department publishes | Source |
|---|---|---|
| Stamp duty on a sale (conveyance) | The department's FAQ says ₹80 per ₹1,000 of value - 8% - plus 2% more inside development-authority and Awas Vikas Parishad areas. Its own calculator gives a lower figure: ₹3,43,000 on a ₹50 lakh sale in the worked example below, 6.86% of the value. The two do not agree and the FAQ carries no date; for your deed, use the calculator. It does not show how it reaches its figure. | IGRS UP, FAQ; calculator |
| Rebate for a woman buyer | 1% off stamp duty, on property worth up to ₹1 crore bought in a woman's name. Notification of 29 July 2025, which raised the limit from ₹10 lakh. | Notification, 29 Jul 2025 |
| Other exemptions | Full exemption on property up to ₹20 lakh for ex-servicemen and the dependants of martyrs; exemptions for persons with disabilities. | Exemption orders |
| Registration fee on a sale | ₹50,000 on a ₹50 lakh sale in the calculator - 1% of the value, with no ₹20,000 cap. The fee table the portal still publishes (notification of 8 December 2015) says 2%, at most ₹20,000; the calculator is the later figure. | Calculator; 2015 fee table |
| Value duty is charged on | The higher of the price in the deed and the circle rate for that property - see circle rates below. | Valuation Rules, 1997 |
Worked example: a ₹50 lakh flat in Mandola Vihar, Ghaziabad
| Where | District Ghaziabad, tehsil Loni, mohalla Mandola |
| Deed | Sale (विक्रय पत्र), transaction value and circle-rate value both ₹50,00,000, buyer not a woman |
| Stamp duty | ₹3,43,000 |
| Registration fee | ₹50,000 |
| Paid at registration | ₹3,93,000 |
From the IGRS UP stamp duty e-calculator, run 19 Sep 2026. A woman buyer gets 1% off the duty on property up to ₹1 crore (notification above). The example is for Mandola; for any other property, run the calculator for your own district, tehsil and mohalla.
UP circle rate list: where to find the rate for your property
The circle rate is the minimum value per square metre the district sets for each area. Stamp duty is worked out on it when it is higher than the price in your deed, so a flat bought below the circle rate still pays duty on the circle rate.
The department publishes every district's list on igrsup.gov.in, valuation lists (मूल्यांकन सूची): choose the district and the Sub-Registrar office, and open the list for your area - Lucknow, Ghaziabad, Agra, Meerut and every other district are on the same page. For Meerut - searched as new circle rate in Meerut or Meerut circle rate list - choose Meerut district and your tehsil. The valuation follows the UP Stamp (Valuation of Property) Rules, 1997.
What it costs you to get wrong: budgeting duty on the flat's price when the circle rate for that colony is higher. Check the list before you pay the balance.
Registering the deed in Uttar Pradesh
- Apply online at igrsup.gov.in, property registration. The portal values the property and works out the stamp duty and fee.
- Choose the deed type, upload identity proof and PAN, and add the other party and two witnesses.
- Pay by e-stamp, stamp or e-payment and enter the e-stamp code.
- Prepare the deed on the portal, or start from the department's model sale deed for a residence, and print the application.
- Go to the Sub-Registrar office on your appointment with the printout and originals. Every party and both witnesses are photographed and give a thumb impression; the Sub-Registrar signs and the deed is scanned.
A deed must be presented within four months of the day it was signed.
Source: IGRS UP, online property registration user manual, and the FAQ.
When you buy from UPAVP or a development authority
The allotment letter is not the deed. The authority's scheme papers say when the lease or sale deed is executed, and that is when stamp duty on it is paid. The department's FAQ adds two points that apply in authority areas: an agreement that hands over possession before the deed is charged as a sale, with the duty set off against the deed later; and a lease of more than 30 years in an authority or Awas Vikas area pays ₹20 per ₹1,000 on top.
The department publishes nothing on allotment letters as such. Read the scheme brochure's clause on registration before you pay the balance.
Other states
What each department publishes that we could read. A blank means not published where we looked - not zero.
| State | Registration portal | Stamp duty on a sale | Registration fee |
|---|---|---|---|
| Delhi | revenue.delhi.gov.in | Women 4%, men 6% | 1% of the deed value, plus ₹100 |
| Rajasthan | epanjiyan.rajasthan.gov.in | 6% (as applicable on 1 May 2024); concession for women - figure being checked | 1%, plus ₹300 scanning |
| Haryana | jamabandi.nic.in | Slabs: ₹100 up to ₹50,000, rising to ₹50,000 above ₹90 lakh | |
| Maharashtra | igrmaharashtra.gov.in | ₹100 plus ₹10 per ₹1,000 above ₹10,000, at most ₹30,000 | |
| Madhya Pradesh | SAMPADA 2.0 | ||
| Chandigarh |
Sources: Delhi, Revenue Department, property registration page; Rajasthan, stamp duty and registration fee chart; Haryana, registration fee slabs; Maharashtra, registration fee table. Read 19 Sep 2026.
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