Stamp Duty on Plots in Mathura and Vrindavan: 2026 Complete Guide
Stamp duty in Uttar Pradesh is 7% for male buyers, 6% for female buyers of the circle rate or transaction value (whichever is higher). Registration fee is 1% (capped at ₹30,000). Total additional cost: 7–8% of plot value on top of purchase price. Budget this before you negotiate.
Stamp Duty Rates in UP (2026)
| Buyer Type | Stamp Duty | Registration Fee | Total Extra Cost |
|---|---|---|---|
| Male | 7% | 1% (max ₹30,000) | ~8% |
| Female | 6% | 1% (max ₹30,000) | ~7% |
| Joint (M+F) | 6.5% | 1% (max ₹30,000) | ~7.5% |
| NRI | 7% | 1% (max ₹30,000) | ~8% |
Pro tip: Register in a female family member's name to save 1%. On a ₹25 lakh plot, that is ₹25,000 saved.
Understanding Circle Rates
Stamp duty is always calculated on the higher of (a) the actual transaction price or (b) the government circle rate. You cannot pay stamp duty on a lower-than-circle-rate price even if the seller agrees to sell at a discount.
Mathura district circle rates vary by mohalla, road type, and zone. Prime areas near the Krishna Janmabhoomi temple or ISKCON Vrindavan have higher circle rates. Check current rates at igrsup.gov.in → District: Mathura.
Worked Example: ₹25 Lakh Plot
| Cost Head | Male Buyer (₹) | Female Buyer (₹) |
|---|---|---|
| Plot price | 25,00,000 | 25,00,000 |
| Stamp duty | 1,75,000 (7%) | 1,50,000 (6%) |
| Registration fee | 25,000 (1%) | 25,000 (1%) |
| Lawyer / drafting | 10,000–20,000 | 10,000–20,000 |
| Total outflow | ≈ ₹27,10,000 | ≈ ₹26,85,000 |
Registration Process — Step by Step
- Calculate stamp duty using circle rate from igrsup.gov.in
- Purchase e-stamp paper for the required value (via SHCIL portal or licensed vendor)
- Draft sale deed on stamp paper — have a local property advocate draft this
- Book appointment at Sub-Registrar office, Mathura
- Appear with: sale deed, Aadhaar of buyer + seller, PAN cards, two witnesses with ID
- Pay registration fee, biometric/photo verification, receive registered deed
- Apply for mutation (namantaran) at tehsil office within 90 days
Special Rules for NRI Buyers
- NRI can buy residential plots through NRE or NRO account funds
- If buying remotely, a Power of Attorney (POA) holder can appear for registration
- POA must be notarised in the country of residence, attested by Indian Embassy/Consulate, and then adjudicated in India
- Payment must be routed through banking channels — cash transactions not allowed for property above ₹20,000
- TDS at 1% deducted by buyer if plot value exceeds ₹50 lakh
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