Circle Rate in UP 2026

The circle rate in UP is the base value fixed by the government for property registration. It is not just a number on paper. It determines the stamp duty and registration cost, since charges are calculated on the higher of the deal price and the circle rate.

In 2026, the circle rate in UP isn’t one fixed number you can apply everywhere. It keeps changing depending on the property’s location. Even within the same city, the difference can be quite obvious. A place like Gomti Nagar in Lucknow or a good sector in Noida will usually be on the higher side, while areas a bit further out don’t carry the same value. It really comes down to how developed the area is and how much demand it sees.

What is the Circle Rate in Uttar Pradesh?

Circle rate in UP is the minimum value set by the government for a property. It is the base price used during registration. Even if a deal is struck at a lower price, the government will still consider this minimum value when calculating charges.

These rates are decided by the Department of Stamps and Registration, Uttar Pradesh

and applied across districts based on local conditions. In simple terms, it acts like a benchmark. It keeps property deals from being undervalued on paper. This matters because stamp duty and registration charges are linked to it.

Circle Rate in UP — District-wise Breakdown (2026)

Here are the circle rates of some major districts of UP:

Circle Rate in Lucknow, Noida & Ghaziabad

The circle rate in UP becomes clearer when you look at cities like Lucknow, Noida, and Ghaziabad. These markets are active, and the variation in rates is easy to see across different localities.

Lucknow

The rates don’t stay in one range in Lucknow. In areas like Gomti Nagar or Hazratganj, they can go quite high, somewhere around ₹76,000 to ₹77,000 per sq m. But that doesn’t hold everywhere. If you look at places like Indira Nagar, it’s not that high. And once you move towards the outer side of the city, the numbers drop a lot. In some of those belts, it can be closer to ₹7,000-₹15,000 per sq m.

Noida

Noida is divided into sectors. The pricing also follows a pattern. Some of the well-known sectors, like 14A, 15A, 18, or 30, sit at the top end, starting from around ₹1,03,000 per sq m and going much higher, depending on the category. Other sectors don’t fall that low either, but there is still a difference. Mid-range sectors usually sit somewhere around ₹52,000 to ₹60,000, while the lower ones drop further.

Ghaziabad

Ghaziabad is not that straightforward. Some parts are priced quite high, especially the ones closer to Delhi. Indirapuram, Vaishali and Kaushambi usually fall in that side, and in a few pockets the rate can go up to around ₹1,03,000 per sq m. Vasundhara also falls within that range in many areas. But that doesn’t mean the whole city is priced like this. Once you move a little away from these areas, the difference starts to show. In places like Crossings Republik, the rates are much lower, at around ₹27,000 to ₹31,000 per sq m.

Circle Rate for Residential, Commercial & Agricultural Land in UP

Circle rate in UP is not just about location. It also depends on how the land is used. Residential, commercial and agricultural properties are all valued differently, even within the same area. The table below shows the range of circle rates in all 3 sectors:

How to Check Circle Rate on IGRS UP Portal

Below are the steps to check the circle rates on the IGRS UP portal:

• Start by visiting the IGRS UP website.
• On the homepage, look for the option related to the circle rate or property valuation. It is usually listed under property services.
• Select your district from the list. Every district in Uttar Pradesh is available here.
• After that, choose the tehsil or sub-registrar’s office. This step matters because circle rates are defined at this level.
• Now pick the exact locality. In some cases, you may also need to select the road or type of land.
• Once you submit these details, the system will show the applicable circle rate for that location.

Stamp Duty & Registration Fee Calculation in UP 2026

Once you know the circle rate in UP, the next thing that matters is how much you will actually pay during property registration. This mainly includes stamp duty and registration charges, which are calculated based on the property’s value.

In Uttar Pradesh, the calculation is done on whichever is higher between the actual deal value and the circle rate. So if you buy a property at a lower price but the circle rate is higher, the charges will still be calculated on the circle rate. This rule is followed across the state and is set by the Department of Stamps and Registration, Uttar Pradesh.

As per the latest structure in 2026, stamp duty in UP is usually around 7% for male buyers and about 6% for female buyers. In the case of joint ownership, the rate generally falls between these two, depending on the ownership structure. In addition, a registration charge of about 1% of the property value applies.

To better understand this, consider a simple example. If a property is purchased for ₹50 lakh but its circle rate is ₹60 lakh, all charges will be calculated based on the ₹60 lakh circle rate. In such a case, a male buyer would pay around ₹4.2 lakh as stamp duty and about ₹60,000 as registration charges.

The final amount can vary depending on factors such as location, property type, and the applicable circle rate in that area. This is why it becomes important to check the correct valuation before finalising any deal. For accurate calculation, the latest charges and valuation can always be checked on the  IGRS UP, which provides official data used during registration.

Other Cities Circle Rate

Latest Revisions in UP Circle Rates

Circle rate in UP doesn’t stay the same for long. It gets revised from time to time, mostly to keep it in line with what’s happening in the market. These changes are usually handled at the district level, so not every place moves at the same pace. Looking at recent updates, there have been a few changes here and there. Lucknow, for instance, saw a revision not long ago, and in some areas the increase was roughly 20-25 per cent. In the NCR side, places like Noida and Ghaziabad have also seen updates in certain sectors, mainly where demand has picked up or new development has come in.

There’s also been some effort to make the system a bit more consistent across districts. Things like location, road width, or property type are being examined more closely when setting rates. These updates are handled by the Department of Stamps and Registration, Uttar Pradesh, and the latest values usually appear on the IGRS UP. One thing to keep in mind is that even a small change in the circle rate can increase the overall cost when you’re registering a property. That’s why it’s better to check the latest number before going ahead with anything.