Circle Rate Agra 2026: New Rates from 18 August 2025, Locality-Wise List, How to Check Online and Stamp Duty Calculation
Checked against official government sources. General information, not legal or financial advice.
The circle rate in Agra is the minimum value per square metre that the Agra district administration fixes for land, houses, shops, offices and farmland in each locality and village. Stamp duty and the registration fee are charged on the circle rate value or the deal price, whichever is higher. Agra’s new circle rates took effect on 18 August 2025, the first full revision since 1 August 2017. Reported increases were about 30–40% in most urban areas and up to about 50% on main commercial roads such as Sanjay Place, MG Road and Fatehabad Road. This guide explains the new rates, how to check them online and how to calculate stamp duty.
- Set by: District Magistrate (Collector), Agra
- Current list: in force from 18 August 2025 at all sub-registrar offices
- Previous revision: 1 August 2017
- Reported increase: about 30–40% urban, 40–50% main commercial areas, 25–30% major rural areas
- Official list: Evaluation List (mulyankan suchi) on igrsup.gov.in
- Stamp duty: 7% for men; women get a 1% concession on value up to ₹1 crore
- Registration fee: 1%
In this guide
- What is the circle rate in Agra?
- The August 2025 revision
- Sample circle rates in Agra (from 18 August 2025)
- How to check the circle rate in Agra online
- How the circle rate affects stamp duty
- What if the deal price is below the circle rate?
- What the 2025 revision means for buyers
- Before you buy property in Agra
- Frequently asked questions
What is the circle rate in Agra?
The circle rate is the government’s minimum value for property in a particular area. Agra’s list gives separate rates for non-agricultural (residential) land, shops, offices, godowns, industrial land and agricultural land, and often by the width of the road. When you register a sale deed, the sub-registrar compares the price in the deed with the circle rate value and charges stamp duty on the higher figure.
The August 2025 revision
The new list was first planned for July 2025 but was delayed by objections. In July 2025 the Divisional Commissioner asked for a further 5% over the proposed rates. The final list came into force at 10 am on 18 August 2025. As reported:
| Area type | Reported increase |
|---|---|
| Main commercial areas (Sanjay Place, Sadar Bazaar, MG Road, Fatehabad Road) | 40–50% |
| Other urban areas | 30–40% |
| Newly developed urban and industrial areas | Up to about 30% |
| Major rural areas | 25–30% |
Sample circle rates in Agra (from 18 August 2025)
These are figures as reported in August 2025 news coverage of the new list, in rupees per square metre. They are not the full official schedule.
| Area | Category | Old rate | New rate |
|---|---|---|---|
| Kamla Nagar, Shastripuram, MG Road | Residential | 26,000 | 40,000 |
| New Agra, 9 m road | Residential | 28,000 | 38,000 |
| New Agra, road wider than 18 m | Residential | 35,500 | 48,000 |
| Bodla Chauraha to Sikandra | Residential | 42,000 | 63,000 |
| Delhi Gate area | Residential | 60,000 | 81,000 |
| Belanganj, Motiganj, Subhash Bazar | Non-agricultural land | 36,000 | 54,000 |
| Sanjay Place, shop in commercial building | Shop | 1,21,000 | 1,84,000 |
| Subhash Bazar, Seth Gali | Shop | 1,30,000 | 1,95,000 |
Exact rates depend on the mohalla, road width and property type. Use the official list for your sub-registrar office.
How to check the circle rate in Agra online
- Go to igrsup.gov.in, the UP Stamp and Registration Department portal.
- Click Evaluation List (mulyankan suchi) in the top menu.
- Select the district Agra.
- Select your sub-registrar office.
- Enter the captcha and open the PDF list.
- Find your mohalla or village, property type and road-width band, and note the rate.
The portal’s stamp and registration fee calculator works out the charges for your deed. In November 2025 the state announced a single, unified circle rate format for all districts, so newer lists may be laid out differently. Read our IGRS UP guide and the circle rate in UP guide.
How the circle rate affects stamp duty
Value for stamp duty = circle rate × area, or the deal price, whichever is higher.
Illustration only: a 150 sq m residential plot on a 9 m road in New Agra, using the reported rate of ₹38,000 per sq m, with a deal price of ₹52 lakh:
| Item | Amount |
|---|---|
| Circle rate value (150 × ₹38,000) | ₹57,00,000 |
| Value used (higher figure) | ₹57,00,000 |
| Stamp duty, man (7%) | ₹3,99,000 |
| Stamp duty, woman (6%) | ₹3,42,000 |
| Registration fee (1%) | ₹57,000 |
Here the circle rate value is higher than the deal price, so duty is charged on ₹57 lakh. See our full guide to stamp duty in UP.
What if the deal price is below the circle rate?
- Stamp duty: it is charged on the circle rate value, not the lower price.
- Short payment: if duty is found short, the Collector can recover the deficit with a penalty under the Indian Stamp Act as it applies in UP.
- Rate seems too high: if the listed rate does not fit your property, you can ask the Collector to decide its market value.
- Income tax: if the deal price is more than 10% below the stamp duty value, the tax department can treat the stamp duty value as the price, for both seller and buyer.
What the 2025 revision means for buyers
- Registration now costs more in most areas, even where prices have not changed.
- The gap between circle rate and market price is smaller, so there is less room for under-valued deeds.
- Shop and office buyers on main roads saw some of the biggest increases.
- Land owners near new roads and townships should check the village rate before agreeing a price.
Before you buy property in Agra
- Check the circle rate for the exact mohalla, road width and property type.
- Check the khatauni on UP Bhulekh and the plot map on Bhunaksha.
- For new projects, check the UP RERA registration.
- For ADA (Agra Development Authority) property, check the allotment papers and dues.
- Budget for stamp duty, the registration fee and legal costs.
Useful guides: UP Bhulekh khatauni, Bhunaksha UP, UP RERA guide, property mutation, checking property documents and the plot buying checklist. Compare with the circle rate in Lucknow and circle rate in Ghaziabad.
Frequently asked questions
What is the circle rate in Agra in 2026?
The list in force since 18 August 2025 applies. As reported, residential rates range from about ₹38,000 per sq m in parts of New Agra to ₹81,000 per sq m in the Delhi Gate area. Check your mohalla on igrsup.gov.in.
When were Agra circle rates last revised?
The new rates took effect on 18 August 2025. The previous revision was on 1 August 2017.
How much did Agra circle rates increase?
As reported, about 30–40% in most urban areas, 40–50% on main commercial roads and 25–30% in major rural areas.
How do I check the circle rate in Agra online?
On igrsup.gov.in, open Evaluation List, select Agra and your sub-registrar office, enter the captcha and open the PDF for your area.
What is the stamp duty in Agra?
7% for men. Women get a 1% concession on property value up to ₹1 crore. The registration fee is 1%.
Is stamp duty charged on the circle rate or the deal price?
On whichever is higher: the circle rate value or the price in the sale deed.
Which is the costliest area in Agra by circle rate?
As reported, shops in Subhash Bazar, Seth Gali and the Fountain (Fawwara) market are among the highest in the new list, at about ₹1,95,000 per sq m.
Circle rates, stamp duty and registration fees are set by the Government of Uttar Pradesh and the Agra district administration and can change. The locality rates above are figures as reported in August 2025 news coverage, not the official schedule; check the current evaluation list on igrsup.gov.in and confirm the exact amount at the sub-registrar office before paying. This guide is general information, not legal or tax advice. Sources: Department of Stamps and Registration, Uttar Pradesh (igrsup.gov.in evaluation list and fee calculator); ETV Bharat, UP Tak and Amar Ujala reports (July–August 2025); reports on the unified circle rate format (November 2025).
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