Indirapuram Circle Rate 2026: Vaishali, Vasundhara, Kaushambi and Crossings Republik

Indirapuram, Vaishali, Vasundhara and Kaushambi form the trans-Hindon belt of Ghaziabad that sits right on the Delhi border, and Crossings Republik lies a little further out along NH-24. Most homes here are resale flats in group housing societies, which makes the circle rate unusually important: in older societies the agreed price and the circle value can be close, and the higher of the two decides your stamp duty. This guide explains how the circle rate for Indirapuram and its neighbours is set, what the 2026 position is, the reported rates for flats and plots, and how to work out your registry cost.

Who issues the rate and where to find it

All these localities are in Ghaziabad district, so their circle rates are notified by the District Magistrate (Collector) of Ghaziabad with the Stamp and Registration Department of Uttar Pradesh, under the UP Stamp (Valuation of Property) Rules, 1997. The official list is published on the IGRS UP portal (igrsup.gov.in) as a PDF for each sub-registrar office in the district. Ghaziabad has several SROs, and the trans-Hindon localities are not all registered at the same one, so start by confirming the SRO named in your draft deed.

Step-by-step lookup

• Step 1: On igrsup.gov.in open the valuation list (Mulyankan Suchi).
• Step 2: Choose district Ghaziabad and the SRO for your property; enter the captcha yourself.
• Step 3: Download the PDF and check the notification date on the first page.
• Step 4: Read the general instructions for units, parking, amenity loadings and the valuation of constructed houses.
• Step 5: Find your locality under residential land (for plots and houses) and under multi-storey flats (for apartments). Note how flats are measured: land rates are per square metre, and flats in buildings above four storeys are valued on super area, with percentage additions for parking and common facilities.
• Step 6: Estimate duty with the IGRS stamp fee calculator and confirm with the SRO or your deed writer.

Revision status as of October 2026

• September 2024: Ghaziabad notified a revision, the first after two frozen years. Reports put the headline rise at up to 15 percent, but residential land in some trans-Hindon areas went up much more, for example Indirapuram land to Rs 95,000 per sq m and Kaushambi to Rs 1.03 lakh per sq m on the widest roads.
• September 2025: a draft proposed increases of up to 40 percent, including Indirapuram land from Rs 85,000 to Rs 98,000 per sq m, Vasundhara from Rs 72,000 to Rs 83,000 and Crossings Republik from Rs 27,000 to Rs 31,000. Objections closed on 30 September 2025.
• November 2025: by an order dated 31 October 2025, the Ghaziabad DM made limited amendments to the list in force since 11 September 2024, effective from 1 November 2025, and kept the other rates unchanged. Residential rates in this belt did not change. The amendments include a higher construction rate for single shops and commercial establishments (Rs 16,000 to Rs 20,000 per sq m); registration of institutional plots at residential rates was also reported.
• 2026: one property site reported that fresh surveys began in July 2026, but no new draft for the trans-Hindon belt had been published as of October 2026.

So the 2024 list remains the working basis for Indirapuram circle rates in 2026. Do not use the 2025 draft figures that still circulate on some websites; they were never notified.

Reported rates for the trans-Hindon belt

We checked the figures below against the list for SRO Sadar IV, Ghaziabad (effective 11 September 2024), published on the Ghaziabad district website. That list covers Indirapuram, Vaishali, Vasundhara and Kaushambi. Crossings Republik is not in it, so its figures are from secondary sources only. Always take your actual figure from the PDF for your SRO.

Residential land (Rs per sq m, by road width)

Flats in buildings above four storeys (land plus construction, on super area)

The flat table does not print a separate unit, but the rest of the list, including its rule for flats, works in square metres, so read these as rupees per sq m. Some websites quote the same numbers per square yard and convert them, which overstates the value by about 20 percent. The list applies the rate to the super area, and says the super area is taken as at least 120 percent of the covered area: a flat with 100 sq m covered area is valued on at least 120 sq m. Both areas must be written in the deed.

Loadings and additions

• Road width: for land, the list gives absolute rates for each road-width band, so read the matching column.
• Parking and facilities in towers: for flats in buildings above four storeys, the list adds a percentage to the land-plus-construction value: 4 percent for parking and 1 percent each for power backup, security guards, community centre, swimming pool, gym and lift, where the society has them.
• Parking in low-rise buildings: for buildings of up to four storeys, the list adds Rs 1,80,000 for a covered car parking and Rs 1,20,000 for an open one.
• Floor: no floor rebate applies to flats in towers. For a single floor sold in a building of up to four storeys, the land rate is reduced by 20 percent for the ground floor, 40 percent for the first floor or basement and 50 percent for higher floors, and construction is then added at the list rates.
• Corner or park-facing plots: no verified fixed loading; check the preamble.

Worked examples

Example 1: resale flat in Indirapuram

For illustration, take a flat in an Indirapuram tower with 100 sq m covered area and 120 sq m super area, in a society with parking, power backup, security, a community centre, a gym and lifts but no pool. Using the list rate of Rs 66,000 on super area:

If the agreed price is Rs 1.1 crore, duty is charged on Rs 1.1 crore. At the reported UP rate of 7 percent for a male buyer, stamp duty is Rs 7,70,000 and the 1 percent registration fee is Rs 1,10,000.

If the agreed price is Rs 80 lakh, duty is charged on the circle value of Rs 86,32,800: stamp duty is Rs 6,04,296 and registration fee Rs 86,328. That is Rs 44,296 more stamp duty than if it were paid on Rs 80 lakh. Because the circle value is less than 110 percent of the price (about 107.9 percent), this gap should not by itself create an income-tax adjustment, but larger gaps can.

Example 2: plot in Vasundhara

For illustration, a 100 sq m plot on a 12 metre road falls in the 9 to 18 m column at a reported Rs 76,000 per sq m, giving a land value of Rs 76 lakh before any construction. Stamp duty at 7 percent is Rs 5,32,000 and registration fee is Rs 76,000. A built house adds its construction value at the list’s construction rates.

Example 3: a woman buyer

Reported UP rates are 6 percent for women, and in July 2025 the state approved extending the women’s 1 percent concession to properties worth up to Rs 1 crore. On the Rs 86,32,800 circle value above, 6 percent is Rs 5,17,968, about Rs 86,328 less than at 7 percent. Confirm with the SRO how the concession is applied.

What to check and red flags

• The area basis: tower flats are valued on super area, taken as at least 120 percent of the covered area, and both areas must appear in the deed.
• Old 2025 draft rates quoted as current. The draft was dropped in November 2025.
• Sellers asking to show a lower price with the balance in cash. This exposes both sides to stamp and income-tax penalties.
• Parking that is used but not written in the deed. If it is sold, it should be recorded and valued.
• Society dues, maintenance arrears and any pending conveyance from the developer; these do not affect the circle rate but can delay registration.
• Crossings Republik flats: confirm the SRO and the flat rate entry, since reported tables do not list it clearly.

Buyer tips for the trans-Hindon belt

• In older Indirapuram and Vaishali societies, compare the circle value with the deal price early in negotiation, because the duty floor can decide which side bears an extra cost.
• Ask your lender for the circle value in the valuation report; home loan sanction and stamp duty should be planned on the same numbers.
• Track Ghaziabad district notices in 2026. If a new list is notified while your deal is pending, the effective date in the notification will decide which rate applies.

As of October 2026: the Ghaziabad 2024 circle rate list is reported as still applied, after the 2025 draft was not adopted. Rates and stamp duty rules can change by notification; confirm on igrsup.gov.in and with your SRO before paying.

Frequently asked questions

Sources

• Ghaziabad district: Circle rate list, SRO Sadar IV (effective 11 September 2024)
• Ghaziabad DM: Order amending the circle rate list from 1 November 2025
• Prateek Properties: Circle rate in Ghaziabad (verified October 2026)
• Udaybhoomi: Ghaziabad circle rates unchanged, registration at old rates (November 2025)
• Realty Today: Ghaziabad property prices to rise with 40% circle rate hike proposal (September 2025)
• Realty Today: Ghaziabad circle rates hiked by up to 15% (September 2024)
• All India Radio News: UP women stamp duty concession up to Rs 1 crore
• Godrej Capital: Stamp duty and registration charges in Uttar Pradesh

Updated 25 October 2026. This article is general information, not legal or financial advice; check current rules and project details before you decide.