Circle Rate in UP 2026: City-Wise Rates for Noida, Lucknow & Ghaziabad

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.

UP Circle Rate at a Glance 

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.

At the district level, the rates are fixed by the District Magistrate, who also acts as the Collector. That is why you’ll often hear the circle rate called the “DM rate” or “Collector rate” in UP.

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

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

Looking for a district that isn’t in this table, such as Moradabad, Aligarh, Prayagraj, Mathura, Meerut or Bareilly? Every district has its own official list, and the steps to download it are explained further below.

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:

 One thing to note about farmland: in the official district lists, agricultural land is usually priced per hectare rather than per sq m. So, before you compare it with a plot rate, convert it first. One hectare equals 10,000 sq m, so a rate per hectare divided by 10,000 gives you the rate per sq m.

Factors That Affect Circle Rate in UP

Two properties in the same district can have very different circle rates. That’s because the district list breaks the rate down by several factors:

• Locality: the exact mohalla, sector, village or road
• Road width and distance from the main road: plots on wider or main roads are usually valued higher
• Property use: residential, commercial or agricultural
• Type of construction: a flat in a high-rise, an independent house or an empty plot
• Floor: for built-up property, some lists value floors differently
• Location features: many lists add extra value for corner plots or park-facing plots

So, when you check the rate, pick the exact locality and property type, not just the district.

How Circle Rate Is Worked Out for a Flat in UP

For a plot, the maths is simple: plot area multiplied by the circle rate per sq m. A flat, however, is valued in parts, because you own a share of the land as well as the built-up space. In broad terms, the value is worked out like this:

Flat value = (your share of land × land rate) + (built-up area × construction rate) + (share of common area × construction rate)

On top of this base value, the district list may add or subtract a few things:

• Floor: in tall buildings, flats on higher floors can get some relief in value.
• Construction class: better-quality construction is charged at a higher rate.
• Age of the building: older buildings get depreciation on the construction part.
• Society amenities: some lists add a small charge for features like a lift, club, swimming pool, gym or power backup, along with a fixed charge for each parking space.
• Location: some lists add extra for properties near a metro station or next to an expressway.

The exact percentages differ by district and change with each list. So, for a precise figure, use the valuation list of your district, or ask the sub-registrar’s office.

New Unified Circle Rate System in UP

Earlier, every district in UP published its circle rate list in its own format, which made comparisons difficult. To fix this, the Stamps and Registration Department has brought in a unified circle rate system with one standard structure for the whole state.

Here is what changes for buyers:

• Areas are grouped into standard classes under urban, semi-urban and rural categories.
• Land is valued under clear categories, such as agricultural, non-agricultural and commercial plots.
• Clearer rules apply to location, for example whether a property sits on a main road or not.
• Most importantly, you can work out the property value and stamp duty yourself online, without needing an agent.

That said, the rates themselves are still set district by district. So, always check the latest list for your own district before registering.

How to Check Circle Rate on IGRS UP Portal

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

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

On igrsup.gov.in, the valuation option is labelled Mulyankan Suchi (मूल्यांकन सूची), which means valuation list. After you open it, choose your Janpad (district) and your Up Nibandhak Karyalaya (sub-registrar’s office), enter the captcha and click Mulyankan Suchi Dekhe. The rate list then opens as a PDF. You can also go straight to the rate lists at igrsup.gov.in/igrsup/getUploadedRateList.

Check the Circle Rate Offline

Prefer to ask in person? You can also visit your nearest Sub-Registrar Office (SRO) and ask for the circle rate list of your area. If you don’t know which SRO covers your property, open igrsup.gov.in, go to Know Your Office (अपना कार्यालय जानें), and select your district, tehsil and village. The portal will then show the office that handles registrations for that location.

How to Download UP Circle Rate List PDF (District-Wise)

Many buyers want the full circle rate list as a PDF, so they can check several localities at once. There are two official ways to get it.

1. On IGRSUP: Open igrsup.gov.in and go to Mulyankan Suchi. Select your district, and then open the list for your tehsil or sub-registrar office. You can view it on screen or save it as a PDF.
2. On your district’s official website: Most UP districts also post their circle rate lists on their own .nic.in website. For example, the Rampur district website has a “Circle Rate List” page with tehsil-wise PDFs and their dates. Search for your district’s official site and look for “Circle Rate List”.

This works for every district, whether you need the Kanpur, Lucknow, Moradabad, Aligarh, Prayagraj, Mathura, Meerut, Bareilly, Hapur or Bulandshahr circle rate list. Just remember to check the effective date printed on the list. Since rates are revised from time to time, an older PDF may no longer apply on the day you register.

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.

As per IGRSUP, the 1% stamp duty concession for women applies on property value up to ₹1 crore. So, on a bigger purchase, the saving is capped at ₹1 lakh.

 A few more points that often surprise buyers:

• The 1% registration fee in UP has no upper cap, so it grows with the property value.
• For an under-construction flat, stamp duty is charged at the circle rate on the day of registration, not the day you booked. So, if rates go up in between, so does your stamp duty.
• Since 1 February 2026, Aadhaar-based biometric verification of the buyer, seller and witnesses is mandatory at the time of registration in UP.

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.

Want a quick estimate before you visit the registry office? Try the Square Yards Stamp Duty Calculator, or the free stamp and registration fee calculator on IGRSUP. And if you’d like to know whether the asking price itself is fair, check it with the Property Valuation tool.

What Happens If You Register Below the Circle Rate?

Some sellers suggest showing a lower price in the sale deed to save on stamp duty. It rarely works, and it can cost both sides more later.

• Stamp duty is still charged on the circle rate value, not on the lower price you show.
• If the deed looks undervalued, the sub-registrar can refer it to the Collector under Section 47A of the Indian Stamp Act, as applicable in UP. The Collector can then recover the short-paid stamp duty.
• Under the Income Tax Act, if the deal value is more than 10% below the circle rate value, the seller’s capital gains are worked out on the circle rate (Section 50C). The buyer may also be taxed on the difference as income (Section 56(2)(x)).

In short, register at the actual price, and if that price is below the circle rate, budget for stamp duty on the circle rate value.

The same idea applies to a Power of Attorney (PoA) that gives someone the right to sell a property. Under the Indian Stamp (Uttar Pradesh Amendment) law, such a PoA given to anyone outside the family attracts the same stamp duty as a sale deed, on the property’s market value. For close family members, such as parents, spouse, children, siblings and grandchildren, the stamp duty is a flat ₹5,000. This change was made to stop people from transferring property through a PoA to avoid stamp duty.

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.