Ghaziabad Circle Rate 2026: What the Latest Revision Changed, Locality by Locality

Ghaziabad has been through three circle rate moments in quick succession: a large revision in September 2024, a draft of up to 40 percent in September 2025 that was largely abandoned, and a narrow set of changes that took effect in November 2025. Buyers searching for the Ghaziabad circle rate in 2026 often find the abandoned draft figures presented as current. This guide sets out, locality by locality, what each round actually changed, what is in force in October 2026, and how to calculate stamp duty in Raj Nagar Extension, Siddharth Vihar on NH-24, Govindpuram and other parts of the district.

Who notifies Ghaziabad circle rates

The District Magistrate (Collector) of Ghaziabad fixes circle rates under the UP Stamp (Valuation of Property) Rules, 1997, with the Assistant Inspector General (Stamps) and the Stamp and Registration Department preparing the survey and draft. A draft is published for public objections, a review meeting follows, and only the final list is binding. The lists are published office by office on the IGRS UP portal (igrsup.gov.in) under the valuation list (Mulyankan Suchi) section. Ghaziabad has several sub-registrar offices, so always download the list for the SRO named in your deed.

The revision timeline

What the September 2024 revision changed

The 2024 list is the one most deeds in Ghaziabad are still valued on. News reports at the time gave these examples for residential land, in rupees per square metre:

The higher figures correspond to plots on the widest roads; narrower roads carry lower columns in the list. Commercial rates also rose, for instance Indirapuram and Vaishali from about Rs 1.08 lakh to Rs 1.15 lakh per sq m and Ambedkar Nagar from Rs 1.38 lakh to Rs 1.50 lakh. Agricultural land rose by about 10 percent on average. The stamp department linked the revision to new metro lines, the rapid rail corridor and expressways, and to a survey showing registered prices above circle rates.

What the 2025 draft proposed, locality by locality

The September 2025 draft is important mainly because its figures still appear online as if they were in force. Among the proposals reported:

• Raj Nagar Extension flats: from Rs 35,000 to about Rs 42,000 per sq m.
• Siddharth Vihar (NH-24) flats: from Rs 52,000 to Rs 68,000 per sq m.
• Township flats such as Wave City and Aditya World City: rises of 35 to 40 percent, Wave City from Rs 74,000 to Rs 93,000 per sq m.
• Residential land: 5 to 15 percent, for example Indirapuram Rs 85,000 to Rs 98,000, Vasundhara Rs 72,000 to Rs 83,000 and Crossings Republik Rs 27,000 to Rs 31,000 per sq m.
• Commercial: RDC Raj Nagar from Rs 1.7 lakh to Rs 2.04 lakh per sq m; commercial plots about 25 percent.
• Industrial: 15 percent in several older industrial areas and 18 to 20 percent in UPSIDC Site 2 and along NH-24.
• Agricultural land: about 15 percent.

What actually changed in November 2025

After objections and review, the District Magistrate issued an order dated 31 October 2025 that amended parts of the list in force since 11 September 2024, with effect from 1 November 2025, and kept the remaining rates unchanged. The changes reported were:

• The construction rate for single shops and commercial establishments was raised from Rs 16,000 to Rs 20,000 per sq m (confirmed in the order).
• Institutional plots used for education, health, social and religious purposes are to be registered at the residential circle rate.

Farmers who had sought much higher farmland rates were reported to be disappointed. For residential buyers, the practical result is that the 2024 rates continue into 2026.

Reported current rates in key localities

The Indirapuram and Vasundhara figures below were checked against the official list for SRO Sadar IV (effective 11 September 2024). The other figures are from a property site and could not be checked against the official lists. Check the PDF for your SRO before relying on them.

Some websites quote the Indirapuram and Vasundhara flat rates per square yard. The official list works in square metres and, for flats in buildings above four storeys, applies the rate to super area, which it takes as at least 120 percent of the covered area.

Loadings in the current list

The SRO Sadar IV list we checked values flats in buildings above four storeys on super area (at least 120 percent of covered area) and adds 4 percent for parking and 1 percent each for power backup, security guards, community centre, swimming pool, gym and lift where available. In buildings of up to four storeys it adds Rs 1,80,000 for covered and Rs 1,20,000 for open car parking, and a floor sold on its own takes a reduced land rate (20 percent less for the ground floor, 40 percent less for the first floor or basement, 50 percent less above). Land rates are printed separately for each road-width band. Other SRO lists may differ, so read the general rules at the start of your list.

Worked examples

Reported UP rates: stamp duty 7 percent for men, 6 percent for women, 6.5 percent for joint male-female buyers, plus 1 percent registration fee, on the higher of deal value and circle value.

Example 1: Raj Nagar Extension resale flat

Take a tower flat with 100 sq m covered area and 120 sq m super area, with parking. The rates are the reported ones, and the method follows the SRO Sadar IV list (super area plus 4 percent for parking; other facilities would add 1 percent each). At the current reported rate, the circle value is 120 x Rs 35,000 plus 4 percent, or Rs 43,68,000. Had the 2025 draft been adopted, it would have been 120 x Rs 42,000 plus 4 percent, or Rs 52,41,600.

• If the deal price is Rs 55 lakh, duty is on Rs 55 lakh either way: Rs 3,85,000 stamp duty and Rs 55,000 registration fee.
• If the deal price is Rs 40 lakh, duty today is on the circle value of Rs 43,68,000 (Rs 3,05,760), which is 109.2 percent of the price and so within the 110 percent income-tax tolerance. Under the draft it would have been on Rs 52,41,600 (Rs 3,66,912), an extra Rs 61,152, and because that is about 131 percent of the price, both buyer and seller would also have faced a tax adjustment.

Example 2: Siddharth Vihar flat

For a flat with 120 sq m covered area (so at least 144 sq m super area) and parking, the current circle value at the reported rate is 144 x Rs 52,000 plus 4 percent, or Rs 77,87,520. At the abandoned draft rate it would have been 144 x Rs 68,000 plus 4 percent, or Rs 1,01,83,680. Stamp duty at 7 percent on Rs 77.88 lakh is Rs 5,45,126; on Rs 1.02 crore it would have been Rs 7,12,858. This is why buyers should never accept a draft figure as the basis of their stamp paper.

Example 3: shop under the new commercial construction rate

For a built shop with 50 sq m of construction, the construction element rises from 50 x Rs 16,000 (Rs 8 lakh) to 50 x Rs 20,000 (Rs 10 lakh) where the new rate applies. That adds Rs 2 lakh to the minimum value and about Rs 14,000 to stamp duty at 7 percent, before the land element.

What to check and red flags

• Any rate quoted as “2025-26” or “2026” that matches the September 2025 draft. Ask for the notified list and its date.
• The SRO in your deed and the unit of the rate (per sq m or per sq yard).
• Covered area and parking written in the deed; under-recording parking to cut duty is a common source of later demand notices.
• Large township projects where flat rates differ from the surrounding village entries. Find the township’s own entry.
• Deals more than 10 percent below the circle value, which create income-tax exposure.
• Cash components. Apart from legal risk, they reduce the value on which a future buyer and your own capital gains are measured.

Tips for 2026 buyers

• Watch for a new Ghaziabad draft after the 2026 surveys. When one appears, note the objection deadline; residents and RWAs can file objections with reasons and evidence of local prices.
• If a new list is notified while your deal is pending, the effective date in the notification decides which rate applies to your deed.
• Use the IGRS stamp fee calculator for an estimate and confirm with the SRO.

As of October 2026: Ghaziabad deeds are reported to be valued on the September 2024 list with the November 2025 changes. A new revision may follow the 2026 surveys. Confirm the current list on igrsup.gov.in and with your SRO before paying stamp duty.

Frequently asked questions

Sources

• Ghaziabad DM: Order amending the circle rate list from 1 November 2025
• Ghaziabad district: Circle rate list, SRO Sadar IV (effective 11 September 2024)
• Ghaziabad district: New circle rate lists, all sub-registrar offices
• Udaybhoomi: Ghaziabad circle rates stable, 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)
• Prateek Properties: Circle rate in Ghaziabad (verified October 2026)
• Godrej Capital: Stamp duty and registration charges in Uttar Pradesh
• TaxGuru: Section 50C vs 43CA vs 56(2)(x), stamp duty value taxation

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