Circle Rate Kanpur 2026: Latest Revision, 2025 Valuation Changes, How to Check Online and Stamp Duty Calculation
Checked against official government sources. General information, not legal or financial advice.
The circle rate in Kanpur is the minimum value per square metre that the Kanpur Nagar district administration fixes for land, flats, shops 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. Kanpur’s land rates were raised in September 2024, the first increase in about nine years, by 7–20% depending on the type of land. In September 2025 the district also changed how buildings and large plots are valued. This guide explains both changes, how to check the rate online and how to work out stamp duty.
- Set by: District Magistrate (Collector), Kanpur Nagar
- Last rate increase: September 2024, the first in about nine years
- Reported increase: commercial 15–20%, residential 10–15%, agricultural 7–10%
- Valuation rule changes: reported from 5 September 2025 (depreciation for buildings and large plots)
- 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 Kanpur?
The circle rate is the government’s minimum value for property in a given area. Kanpur Nagar’s list gives separate rates for non-agricultural (residential) land, commercial land, shops, flats, construction and agricultural land. Rates often change with the road a plot 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.
Kanpur Nagar (the city district) and Kanpur Dehat are separate districts with separate lists. This guide covers Kanpur Nagar.
The September 2024 revision
Kanpur’s circle rates had stayed the same for about nine years, as earlier proposals were shelved. The District Magistrate approved the new list in early September 2024 and it took effect that week. As reported:
| Land type | Reported increase |
|---|---|
| Commercial land | 15–20% |
| Residential land | 10–15% |
| Agricultural land | 7–10% |
After the revision, Civil Lines, Swaroop Nagar and Saket Nagar had the highest land rates in the city, as reported. Exact rates depend on the mohalla, road and property type, so use the official list for your sub-registrar office.
⌂Looking for a property?See homes, plots and shops listed by owners and agents.BrowseThe September 2025 valuation changes
In September 2025 Kanpur Nagar changed the rules used to value buildings and large plots. As reported, the main changes were:
- Older buildings: depreciation of 30–60% is allowed for multi-storey residential and non-commercial buildings, based on age and condition.
- Large residential plots: 20% depreciation for 1,000–2,000 sq m, 25% for 2,000–3,000 sq m and 30% above 3,000 sq m.
- Flats valued on floor area: depreciation raised from 5–15% to 10–20%.
- Common facility charge: the minimum 18% charge on property value was removed.
- Small farm plots in urban areas: valued at up to four times the agricultural rate, falling as the plot gets larger.
In November 2025 the state also brought in a single, unified circle rate format for all districts, with 15 sub-classes of urban, semi-urban and rural areas. Newer lists may therefore look different from older ones.
How to check the circle rate in Kanpur online
- Go to igrsup.gov.in, the UP Stamp and Registration Department portal.
- Click Evaluation List (mulyankan suchi) in the menu.
- Select the district Kanpur Nagar.
- Select the sub-registrar office that covers your property.
- Enter the captcha and open the PDF list.
- Find your mohalla or village, property type and road, and note the rate per sq m.
The portal also has a stamp and registration fee calculator. See 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 200 sq m residential plot where the listed rate is assumed to be ₹30,000 per sq m (not an official Kanpur figure), with a deal price of ₹65 lakh:
| Item | Amount |
|---|---|
| Circle rate value (200 × ₹30,000) | ₹60,00,000 |
| Deal price | ₹65,00,000 |
| Value used (higher figure) | ₹65,00,000 |
| Stamp duty, man (7%) | ₹4,55,000 |
| Stamp duty, woman (6%) | ₹3,90,000 |
| Registration fee (1%) | ₹65,000 |
Here the deal price is higher, so duty is charged on ₹65 lakh. In July 2025 the UP Cabinet extended the 1% concession for women to property worth up to ₹1 crore. Read our guide to stamp duty in UP or use the stamp duty calculator.
What if the deal price is below the circle rate?
- Stamp duty: it is charged on the circle rate value, not on the lower price.
- Short payment: if duty is found short later, the Collector can recover the deficit with a penalty under the Indian Stamp Act as it applies in UP.
- Rate does not fit: if the listed rate is clearly too high, you can ask the Collector to decide the 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 sale price for both seller and buyer.
Before you buy property in Kanpur
- Check the circle rate for the exact mohalla, road and property type, and the age of the building.
- Check the khatauni on UP Bhulekh and the plot map on Bhunaksha.
- For KDA (Kanpur Development Authority) property, check the allotment letter, map approval and dues.
- For a new project, check the UP RERA registration.
- Ask the seller for the latest house tax receipt from Kanpur Nagar Nigam.
- Budget for stamp duty, the registration fee and legal costs.
Useful guides: KDA Kanpur, Kanpur house tax, UP Bhulekh khatauni, Bhunaksha UP, UP RERA guide, property mutation and the plot buying checklist. Compare with the circle rate in Lucknow and circle rate in Meerut.
Frequently asked questions
What is the circle rate in Kanpur in 2026?
The land rates revised in September 2024 apply, with the valuation rules changed in September 2025. Rates differ by mohalla, road and property type. Check your area on igrsup.gov.in.
When were Kanpur circle rates last increased?
In September 2024, after about nine years without an increase. The rules for valuing buildings and large plots were changed in September 2025.
How much did Kanpur circle rates go up?
As reported, 15–20% for commercial land, 10–15% for residential land and 7–10% for agricultural land.
Which areas have the highest circle rate in Kanpur?
As reported after the 2024 revision, Civil Lines, Swaroop Nagar and Saket Nagar have the highest land rates in the city.
How do I check the circle rate in Kanpur online?
On igrsup.gov.in, open Evaluation List, select Kanpur Nagar and your sub-registrar office, enter the captcha and open the PDF for your area.
What is the stamp duty in Kanpur?
7% for men. Women get a 1% concession on property value up to ₹1 crore. The registration fee is 1%.
Is depreciation allowed for an old house in Kanpur?
Yes. Under the September 2025 changes, as reported, older multi-storey residential buildings can get 30–60% depreciation based on age and condition.
Circle rates, stamp duty and registration fees are set by the Government of Uttar Pradesh and the Kanpur Nagar district administration and can change. The increases and valuation rules above are as reported in news coverage (September 2024 and September 2025), 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); Knocksense and Kanpur Wants (September 2024); PropNewsTime (September 2025); Free Press Journal on the women’s stamp duty concession (July 2025); reports on the unified circle rate format (November 2025).
Related guides
Land records · KarnatakaGuideline Value Bangalore 2026: Karnataka Guidance Value, Latest Revision, How to Check on Kaveri and Stamp Duty
Land Records & Stamp DutyCircle Rate Meerut 2026: 2025–26 List, Reported Increases, How to Check Online and Stamp Duty Calculation
Land Records & Stamp DutyJ&K Land Records 2026: How to Check Jamabandi, Girdawari and Mutation on landrecords.jk.gov.in, Fard Copies and Land RulesNew properties in Lucknow
₹3.27 croreEkana Ontario Duplex ApartmentGomti Nagar Ext., Lucknow
₹1.31 croreArdia Neo Downtown LucknowGomti Nagar Ext., Lucknow
