By Arosh John | Founder – John Real Estate (MahaRERA Reg. No. A51700001835) | Editor-in-Chief – Thane Real Estate News (TREN)
Thane & Mumbai | October 2025
Stamp duty is a government levy that legally validates ownership of immovable property. It is the tax paid to make a sale or purchase agreement legally enforceable and admissible in court under the Registration Act, 1908.
Across Thane and Mumbai, stamp duty is calculated on the higher of the Ready Reckoner (RR) value or the agreement value.
This principle applies to both resale and under-construction properties, though the percentage rate varies slightly by region and type of buyer.
1. Current Stamp Duty and Registration Charges (2025)
Thane (Municipal Corporation Area)
- General rate: 7% total = 5% Stamp Duty + 1% Metro Cess + 1% Local Body Tax (LBT)
- Women buyer (Residential only): 6% total = 4% Stamp Duty + 1% Metro Cess + 1% LBT
- Registration Fee: 1% of property value, capped at ₹30,000 for properties above ₹30 lakh
Mumbai (Municipal Corporation Area)
- General rate: 6% total = 5% Stamp Duty + 1% Metro Cess
- Women buyer (Residential only): 5% total = 4% Stamp Duty + 1% Metro Cess
- Registration Fee: 1% of property value, capped at ₹30,000 for properties above ₹30 lakh
Important Clarification:
The 1% concession for women buyers applies only to the base 5% stamp-duty component and only to residential properties where ownership is in the name of one woman or jointly in the names of two or more women.
If a male co-owner is included in the agreement, the concession is not applicable.
For commercial properties, all buyers pay the same rate — 7% in Thane and 6% in Mumbai.
2. Resale vs Under-Construction — Same Stamp Duty, Different Taxation
Stamp duty rates are identical for both resale and under-construction properties.
The only difference lies in GST, which applies to under-construction projects and will be covered in the following article.
In every case, duty is charged on the higher of the Ready Reckoner or the agreement value as determined by the Sub-Registrar’s office.
3. How Stamp Duty Is Calculated
Formula:
Stamp Duty = max(RR Value, Agreement Value) × Applicable Rate
Registration Fee = 1% of property value (₹30,000 cap if > ₹30 lakh)
Example – Thane (Women Buyer, Residential):
Agreement Value ₹90 lakh | RR Value ₹88 lakh
Applicable Rate = 6%
Stamp Duty = ₹5.40 lakh | Registration Fee = ₹30,000
The same calculation logic applies across all property types and localities in Maharashtra — whether the property is in Thane, Mumbai, or any other district.
4. Common Misunderstandings Among Buyers
“Rates don’t change yearly.”
Wrong — Ready Reckoner values are revised annually, which can change the payable amount.
“Resale attracts lower duty.”
Incorrect — the same rate applies to both resale and under-construction properties.
“Women’s concession applies even with a male co-owner.”
False — the benefit applies only when the property is owned entirely by one woman or jointly by women only.
“Ready Reckoner can be ignored.”
It cannot; stamp duty is charged on the higher of RR or agreement value.
“Registration is always 1%.“
True, but it is capped at ₹30,000 for properties above ₹30 lakh.
Quick FAQs
A government levy that legally records ownership and gives your property agreement legal validity.
No. The same rate applies to both; only GST differs (covered in the next post).
Thane: ~7% (General), ~6% (Women buyers for residential) | Mumbai: ~6% (General), ~5% (Women buyers for residential))
A 1% concession applies only to residential property if the buyer is a single woman or all joint owners are women.
If a male co-owner is added, the concession is withdrawn.
No. Commercial property purchases are subject to the full applicable rate for all buyers.
About the Author
Arosh John is the Founder of John Real Estate (MahaRERA Reg. No. A51700001835) and Editor-in-Chief of Thane Real Estate News (TREN) — a platform dedicated to factual, data-driven coverage of the Mumbai Metropolitan Region’s property and infrastructure landscape. With over a decade of transaction experience across Thane’s residential, villa, and commercial markets, Arosh is known for his regulatory precision and commitment to transparent, research-backed real-estate journalism.
Disclaimer
This article is published for educational and public awareness purposes under Thane Real Estate News (TREN). All rates, concessions, and registration norms are subject to official notifications by the Government of Maharashtra. Readers should verify current rates with the Sub-Registrar and the IGR Maharashtra portal before final registration.
