Circle Rate Ghaziabad 2026: Latest Rates, Locality-Wise Examples, How to Check Online on IGRS UP and Stamp Duty Calculation
Checked against official government sources. General information, not legal or financial advice.
The circle rate in Ghaziabad is the minimum value per square metre that the Ghaziabad district administration fixes for land, flats and commercial property 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. Rates were last raised in 2024, by about 15% on average as reported. A draft in September 2025 proposed increases of up to 40%, but 2026 reports say most 2024–25 rates were kept, with small changes for commercial property. This guide explains how to check the official rate, sample rates, and how to work out stamp duty.
- Set by: District Magistrate (Collector), Ghaziabad
- Official list: Evaluation List (mulyankan suchi) on igrsup.gov.in, by sub-registrar office
- Last confirmed hike: 2024, about 15% on average (as reported)
- 2025 draft: up to 40% proposed; reports say the large hike was dropped
- Stamp duty: 7% for men; women get a 1% concession on value up to ₹1 crore
- Registration fee: 1% of the value
In this guide
What is the circle rate in Ghaziabad?
The circle rate is the government’s minimum value for property in a particular area. Ghaziabad’s list gives separate rates for residential land, flats in multi-storey buildings, shops, offices, industrial land and agricultural land. Rates often change with the width of the road a property faces. 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 circle rate is different from the Ghaziabad Development Authority’s allotment price and from the house tax charged by the Nagar Nigam.
Revision history: 2022 to 2026
| When | What happened (as reported) |
|---|---|
| August 2022 | Rates raised by about 10–12% on average after six years; 15–20% near the Delhi-Meerut Expressway and RRTS corridor |
| 2024 | Rates raised by about 15% on average across property types |
| September 2025 | Draft proposed up to 40% for some segments and about 18–20% for commercial; objections taken until 30 September |
| 2026 reports | The 40% hike was largely dropped; most 2024–25 rates kept, with small changes such as shop rates |
Because the 2025 draft and its final outcome were reported differently by different outlets, always check the rate printed in the current evaluation list for your sub-registrar office before you register.
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These figures are the rates in force from the 2024 revision, as reported in September 2025 coverage of the draft. They are not the full official schedule.
| Locality | Property type | Reported rate (₹ per sq m) |
|---|---|---|
| Indirapuram | Land | 85,000 |
| Vaishali, Ramprastha, Surya Nagar, Chandra Nagar | Land | 87,000 |
| Wave City | Flats | 74,000 |
| Siddharth Vihar | Flats | 52,000 |
| Crossings Republik | Plots and flats | 27,000 |
The September 2025 draft had proposed ₹98,000 for Indirapuram and ₹1,00,000 for the Vaishali group. Use the official list for your exact khasra, sector or society.
How to check the circle rate in Ghaziabad 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 Ghaziabad.
- Select your sub-registrar office (Ghaziabad Sadar, Loni, Modinagar and others).
- Enter the captcha and open the PDF list.
- Find your locality, the property type and the road-width band, and note the rate.
The same portal has a stamp and registration fee calculator under citizen services. In November 2025 the state announced a single, unified circle rate format for all districts, with 15 area sub-classes and clear road rules, so newer lists may look different from older ones. 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 100 sq m flat in Wave City, using the reported rate of ₹74,000 per sq m, with a deal price of ₹70 lakh:
| Item | Amount |
|---|---|
| Circle rate value (100 × ₹74,000) | ₹74,00,000 |
| Value used (higher figure) | ₹74,00,000 |
| Stamp duty, man (7%) | ₹5,18,000 |
| Stamp duty, woman (6%) | ₹4,44,000 |
| Registration fee (1%) | ₹74,000 |
For flats, the list may add loading for floor, parking or common areas. Confirm the final figure with the calculator on igrsup.gov.in. See our full guide to stamp duty in UP.
What if the deal price is below the circle rate?
- Stamp duty: you still pay it on the circle rate value, because the sub-registrar charges duty on the higher figure.
- Short payment: if duty is found short after registration, 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 (for example, a plot set back from the main road), you can ask the Collector to decide the market value before or at registration.
- 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.
- Home loan: banks lend on their own valuation, which may differ from both figures.
Before you buy property in Ghaziabad
- Check the circle rate for the exact locality, property type and road width.
- For new projects, check the UP RERA registration and project details.
- For plots, check the khatauni on UP Bhulekh and the map on Bhunaksha.
- Ask for the latest paid house tax receipt and society no-dues letter.
- Budget for stamp duty, the registration fee, GST on under-construction flats and maintenance deposits.
Useful guides: Ghaziabad house tax, UP RERA guide, UP Bhulekh khatauni, Bhunaksha UP, checking property documents and the plot buying checklist. Compare with the circle rate in Noida and circle rate in Delhi.
Frequently asked questions
What is the circle rate in Ghaziabad in 2026?
It varies by locality and property type. As reported, land in Indirapuram is about ₹85,000 per sq m and Wave City flats about ₹74,000 per sq m. Check the current evaluation list on igrsup.gov.in for your exact area.
When were Ghaziabad circle rates last revised?
The last confirmed hike was in 2024, about 15% on average. A September 2025 draft proposed up to 40%, but 2026 reports say most 2024–25 rates were kept with small commercial changes.
How do I check the circle rate in Ghaziabad online?
On igrsup.gov.in, open Evaluation List, select Ghaziabad and your sub-registrar office, enter the captcha and open the PDF for your area.
Who fixes the circle rate in Ghaziabad?
The District Magistrate (Collector) of Ghaziabad, after surveys and public objections, under the UP stamp valuation rules.
What is the stamp duty in Ghaziabad?
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.
Can I register property below the circle rate in Ghaziabad?
You can agree a lower price, but stamp duty is charged on the circle rate value, and a gap of more than 10% can have income tax effects for both sides.
Circle rates, stamp duty and registration fees are set by the Government of Uttar Pradesh and the Ghaziabad district administration and can change. The locality rates above are figures as reported in 2025–2026 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); Business Standard (September 2025); Patrika (August 2022); 2025–2026 reports on the Ghaziabad circle rate draft and the unified circle rate format.
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