Circle Rate Varanasi 2026: Latest Revision Status, Area-Wise Rates, 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 Varanasi is the minimum value per square metre that the Varanasi district administration fixes for land, houses, flats, shops and farmland in each mohalla and village. Stamp duty and the registration fee are charged on the circle rate value or the deal price, whichever is higher. The last city-wide revision on record took effect on 1 August 2019. In March 2025 the district began a fresh survey, with a focus on the Ring Road, highways and the villages added to the Nagar Nigam. Always check the rate in the current evaluation list on igrsup.gov.in before you register. This guide explains how to check it, sample rates and how stamp duty is worked out.
- Set by: District Magistrate (Collector), Varanasi
- Official list: Evaluation List (mulyankan suchi) on igrsup.gov.in, by sub-registrar office
- Last confirmed revision: 1 August 2019 (up to 5% urban, up to 20% rural)
- 2025: survey for a new revision began in March 2025
- Tehsils: Sadar, Pindra and Rajatalab
- 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 Varanasi?
- Revision history
- Sample circle rates in Varanasi
- How to check the circle rate in Varanasi online
- How the circle rate affects stamp duty
- What if the deal price is below the circle rate?
- Circle rate vs market rate in Varanasi
- Before you buy property in Varanasi
- Frequently asked questions
What is the circle rate in Varanasi?
The circle rate is the government’s minimum value for property in a particular area. Varanasi’s list gives separate rates for residential land, flats, shops and commercial plots, kachcha and pucca houses, and agricultural land per hectare. Rates often depend on the road the 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.
Revision history
| When | What happened (as reported) |
|---|---|
| 2016 | Earlier revision of rates |
| 1 August 2019 | Up to 5% rise for land and flats in dense urban areas; up to 20% in rural areas; 8–10% in Jaitpura, Adampur and Sarnath; some rates cut |
| 2022 and 2023 | Hikes of 10–40% were proposed; a July 2023 report said rates had stayed unchanged since 2019 |
| March 2025 | Survey began for a revision, on the state’s direction, covering Ring Road Phases 1 and 2, four-lane roads to Azamgarh, Jaunpur and Ghazipur, 78 villages added to the Nagar Nigam and the Ramnagar area |
News reports have not yet confirmed whether a new list has since been notified. The date of each list is printed on the PDF on igrsup.gov.in, so check it there.
⌂Buying in Lucknow?See homes, plots and shops listed by owners and agents.BrowseSample circle rates in Varanasi
These are rates from the list in force since August 2019, as reported in 2019 and 2023 news coverage, in rupees per square metre. They may have changed since and are not the official schedule.
| Road or area | Reported rate (₹ per sq m) |
|---|---|
| Godowlia (commercial) | 91,000 |
| Rathyatra crossing to Mahmoorganj police post | 55,000 |
| Maidagin crossing to Beniya Bagh | 55,000 |
| Maidagin to Godowlia to Sonarpur | 46,000 |
| BHU gate to Sunderpur and Bhikharipur | 45,000 |
| Bulanala to Karnaghanta, Kashipura, Hirapur | 44,000 |
| Maidagin to Vishweshwarganj to Golgadda | 35,000 |
| Pandeypur crossing to Raisaheb Bagh to Azamgarh road | 32,000 |
How to check the circle rate in Varanasi 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 Varanasi.
- Select your sub-registrar office.
- Enter the captcha and open the PDF list. Note the date on the list.
- Find your mohalla or village, property type and road, 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, with 15 area sub-classes, 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 100 sq m residential plot with an assumed circle rate of ₹45,000 per sq m, and a deal price of ₹40 lakh:
| Item | Amount |
|---|---|
| Circle rate value (100 × ₹45,000) | ₹45,00,000 |
| Value used (higher figure) | ₹45,00,000 |
| Stamp duty, man (7%) | ₹3,15,000 |
| Stamp duty, woman (6%) | ₹2,70,000 |
| Registration fee (1%) | ₹45,000 |
The rate in this example is assumed. Use the current rate for your mohalla. 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, for example a plot well away from the main road, 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.
Circle rate vs market rate in Varanasi
- In March 2025, officials said the gap between market prices and circle rates had widened, as many semi-urban areas had turned urban.
- Land deals were reported to have risen about four times since the COVID-19 period.
- Areas along the Ring Road and new four-lane highways are where a revision is most likely to raise rates.
Before you buy property in Varanasi
- Check the circle rate and the date of the list for your exact mohalla, road and property type.
- Check the khatauni on UP Bhulekh and the plot map on Bhunaksha.
- For new projects, check the UP RERA registration.
- For VDA (Varanasi Development Authority) property, check the map approval and allotment papers.
- 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 Agra.
Frequently asked questions
What is the circle rate in Varanasi?
It varies by mohalla, road and property type. In the list in force from 2019, reported rates ranged from about ₹32,000 per sq m on the Pandeypur–Azamgarh road to ₹91,000 per sq m for commercial property in Godowlia. Check the current list on igrsup.gov.in.
When were Varanasi circle rates last revised?
The last revision on record took effect on 1 August 2019. A survey for a new revision began in March 2025, so check the date printed on the current list.
How do I check the circle rate in Varanasi online?
On igrsup.gov.in, open Evaluation List, select Varanasi and your sub-registrar office, enter the captcha and open the PDF for your area.
Who fixes the circle rate in Varanasi?
The District Magistrate (Collector) of Varanasi, after tehsil surveys and public objections, under the UP stamp valuation rules.
What is the stamp duty in Varanasi?
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 Varanasi?
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 Varanasi district administration and can change. The rates above are figures as reported in 2019 and 2023 news coverage and may have been revised; 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); Amar Ujala reports (August 2019, July 2023, March 2025); Times Now Hindi (July 2022); reports on the unified circle rate format (November 2025).
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