Circle Rate in UP 2026: How to Check the District-Wise Circle Rate List on IGRS UP and Latest Revisions in Lucknow, Noida, Ghaziabad, Kanpur, Agra, Varanasi and Prayagraj
Checked against official government sources. General information, not legal or financial advice.
The circle rate in UP (Uttar Pradesh) is the minimum value per square metre or per hectare that the District Magistrate fixes for land and property in each area. Stamp duty and registration fee are charged on the deal price or the circle rate value, whichever is higher. Every district publishes its own circle rate list (mulyankan suchi), which you can download free from igrsup.gov.in. This guide explains how UP circle rates work, how to check the list district-wise, and what changed in 2025–2026 in Lucknow, Noida, Ghaziabad, Kanpur, Agra, Varanasi and Prayagraj.
- Who fixes it: the District Magistrate (Collector) of each district
- Rules: UP Stamp (Valuation of Property) Rules, 1997
- Where to check: igrsup.gov.in, under “Mulyankan Suchi” (valuation list)
- Revision: usually once a year, after a draft and public objections
- Stamp duty: 7% (1% less for women on property up to ₹1 crore) + 1% registration fee
- Lucknow: city-wide revision from 1 August 2025, the first since 2015
- Statewide push: 37 districts revised rates between January 2024 and March 2025
In this guide
How circle rates work in UP
Each district’s list is prepared by the Stamp and Registration Department and approved by the District Magistrate. It sets rates by tehsil, village, mohalla, road or sector. A typical list gives:
- Agricultural land: rate per hectare, often higher for land along main roads
- Non-agricultural (residential) land: rate per square metre
- Commercial land and shops: a higher rate per square metre
- Flats and group housing: rate per square metre in many urban districts
- Construction: a separate rate for the built-up portion, with notes on extra or reduced values
The government’s stated policy is to review rates every year, usually around August, and districts can also revise mid-year. In January 2025 the state said it would bring in common guidelines to remove gaps between districts and revise rates that had not changed for two years or more.
How to check the UP circle rate list on igrsup.gov.in
- Open igrsup.gov.in, the Stamp and Registration Department portal.
- Click “Mulyankan Suchi” (valuation list) in the top menu.
- Select your janpad (district).
- Select the up-nibandhak karyalay (sub-registrar office) that covers the property.
- Enter the captcha and submit.
- Open or download the rate list PDF and search for your village, mohalla, sector or road.
- Read the notes at the start and end of the list; they explain extra charges and how to value construction.
The same portal has a stamp and registration fee calculator. See our IGRS UP guide for its other services.
⌂Buying in Lucknow?See homes, plots and shops listed by owners and agents.Browse2025–2026 revisions, district by district
The table lists changes confirmed in official notices or news reports. Where only a proposal was reported, it says so. Check the latest list on igrsup.gov.in before you register.
| District | Latest change | As reported |
|---|---|---|
| Lucknow | City-wide revision from 1 August 2025; agricultural land in 332 villages raised in June 2026 | 15–25% in most areas in 2025, more for commercial use; 100–200% on some farmland in 2026 |
| Gautam Buddh Nagar (Noida) | Revision proposed in March 2025; last full revision 2019 | Proposed 20–70%, highest for farmland near Jewar |
| Ghaziabad | Revised in September 2024; new draft in September 2025 | About 15% average in 2024; draft of up to 40% in 2025 |
| Kanpur Nagar | Rates revised in September 2024; valuation rules changed from 5 September 2025 | 7–20% in 2024, first change in about nine years |
| Agra | New rates in force from 18 August 2025, the first full revision since 2017 | About 30–40% in most urban areas, 40–50% on main commercial roads |
| Varanasi | Listed by the state in March 2025 as a priority district for revision | A new list has not been reported yet; check the date on the current list |
| Prayagraj | New circle rates after three years, reported in January 2026 | Up to 40% in border areas; up to 45% in Jhunsi, Phaphamau and Naini |
Lucknow
The 2025 revision was the first full one since 2015. Viraj Khand and Vibhuti Khand in Gomti Nagar got the city’s highest land rate, ₹70,000 per sq m, as reported. In June 2026 farmland rates rose in villages of Mohanlalganj, Bakshi Ka Talab, Sarojini Nagar, Malihabad and Sadar tehsils. Details are in our circle rate Lucknow guide.
Noida and Greater Noida
Circle rates are separate from the land allotment rates of the Noida, Greater Noida and Yamuna authorities. Check the sector rate in the Gautam Buddh Nagar list. See circle rate Noida.
Ghaziabad
The September 2025 draft proposed, for example, raising Indirapuram land from ₹85,000 to ₹98,000 per sq m, with objections invited until 30 September. Reports in 2026 say the large hike was mostly dropped, so check the rate in the current list. See circle rate Ghaziabad.
Kanpur
From 5 September 2025, Kanpur Nagar reportedly allowed 30–60% depreciation for older multi-storey homes, reductions for large residential plots, and dropped a minimum 18% common facility charge on flats. This can lower the value of older property.
Agra, Varanasi and Prayagraj
Agra’s new rates took effect on 18 August 2025, the first full revision since 2017. For Varanasi, check the date printed on the current list. See circle rate Agra and circle rate Varanasi. In Ayodhya, rates rose by 30–200% from June 2025, the first revision in eight years.
How the circle rate affects stamp duty: an example
A buyer agrees to pay ₹70,00,000 for a 200 sq m residential plot. The circle rate for that road is ₹40,000 per sq m, so the circle rate value is 200 × ₹40,000 = ₹80,00,000. Duty is charged on the higher figure, ₹80,00,000.
| Item | Male buyer | Woman buyer |
|---|---|---|
| Stamp duty | 7% = ₹5,60,000 | 6% = ₹4,80,000 |
| Registration fee (1%) | ₹80,000 | ₹80,000 |
| Total | ₹6,40,000 | ₹5,60,000 |
Figures are illustrative. Read more in our stamp duty in UP guide.
If the deal price is below the circle rate
- Stamp duty: you must pay duty on the circle rate value. The sub-registrar will not accept less.
- Wrong valuation: if you think the rate does not fit the property, the matter can go to the Collector (Stamp) for a decision under the Stamp Act. Take legal advice first.
- Income tax: if the circle rate value is more than 110% of the deal price, the seller’s capital gain is worked out on the circle rate value (Section 50C), and the buyer may be taxed on the gap (Section 56(2)(x)).
- Home loan: banks lend on their own valuation, so a low deal price can mean a smaller loan.
Before you buy property in UP
- Download the latest list for the right sub-registrar office and note its date.
- Check the land record on UP Bhulekh khatauni.
- For authority plots, check the allotment and transfer papers; see LDA Lucknow or KDA Kanpur.
- Budget for the 1% registration fee, which is also charged on the higher value.
Frequently asked questions
What is the circle rate in UP?
It is the minimum property value fixed by the District Magistrate for each area. Stamp duty is charged on this value or the deal price, whichever is higher.
How do I check the UP circle rate list online?
On igrsup.gov.in, open Mulyankan Suchi, select the district and sub-registrar office, enter the captcha and download the rate list PDF.
Who decides circle rates in Uttar Pradesh?
The District Magistrate of each district, based on proposals from the Stamp and Registration Department, after publishing a draft and hearing objections.
How often are UP circle rates revised?
The state aims for a yearly review, usually around August, but many districts went years without change. Most large districts revised rates in 2024–2026.
When were Lucknow circle rates last revised?
City-wide from 1 August 2025, by about 15–25% in most areas. Farmland in 332 villages was revised again in June 2026.
Can I register property below the circle rate in UP?
Yes, but stamp duty and registration fee are charged on the circle rate value, and income tax rules may apply if the gap is more than 10%.
Does the circle rate affect women buyers differently?
No. The value is the same, but women pay 1% less stamp duty on property worth up to ₹1 crore.
Circle rates are fixed by each District Magistrate in Uttar Pradesh and can change at any time by notification. Always download the current list for your sub-registrar office from igrsup.gov.in before you pay stamp duty. This guide is general information, not legal or tax advice. Sources: Stamp and Registration Department, Uttar Pradesh (igrsup.gov.in valuation lists); UP Stamp (Valuation of Property) Rules, 1997; Income-tax Act, 1961; 2025–2026 reports on circle rate revisions in Lucknow, Gautam Buddh Nagar, Ghaziabad, Kanpur Nagar, Agra, Prayagraj and Ayodhya.
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