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%. 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% | ~8% |
| Female | 6% | 1% | ~7% |
| Joint (M+F) | 6.5% | 1% | ~7.5% |
| NRI | 7% | 1% | ~8% |
Note: The 1% concession for women applies up to a property-value limit. The state cabinet approved raising that limit to ₹1 crore in July 2025 (it was ₹10 lakh earlier); check the limit in force on the IGRS UP portal or with the sub-registrar before relying on it. Stamp duty is charged on the higher of the circle rate and the transaction value.
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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💬 WhatsApp for DetailsFrequently Asked Questions
3 answers
What is the stamp duty on a plot in Mathura or Vrindavan?
In Uttar Pradesh stamp duty is 7% for male buyers and 6% for female buyers, and the registration fee is 1%. It is charged on the higher of the agreed price and the government circle rate.
What is the circle rate?
The minimum value fixed by the state government for stamp duty. If you agree a lower price, duty is still charged on the circle rate. Check current Mathura district rates on the UP IGRS portal, igrsup.gov.in.
Is there a stamp duty concession for NRIs?
No NRI-specific concession. NRIs pay the same rates as residents. The lower rate for women depends on the buyer being a woman, not on residency, and is subject to the limits in the current rules.
Disclaimer: This article is general information, not investment, legal or tax advice. Prices, payment plans and project details are taken from developer documents and are subject to revision; figures attributed to the developer have not been independently verified. Verify RERA registration at up-rera.in, take independent professional advice, and ask for the official cost sheet before booking. This site is independently operated by Saurabh Gupta, an Authorised Partner, and is not an official developer website. All payments go directly to the developer.