Noida Circle Rate 2026: Sector Categories, Flats vs Plots and Revision Status

If you are buying a flat or a plot in Noida in 2026, the circle rate decides the minimum value on which the Uttar Pradesh government collects stamp duty and registration fee. Many buyers expect a fresh circle rate list every April, but Noida has been an exception: the list that sub-registrar offices in Gautam Buddh Nagar apply is still the one notified in August 2019, even after a draft revision in 2025 and more talk of a hike in 2026. This guide explains who issues the Noida circle rate, where to find it, how sector categories and flat rates work, what the 2026 status really is, and how to calculate your registry cost with worked rupee examples.

Who sets the Noida circle rate

Circle rates in Uttar Pradesh are fixed district by district by the Collector, who is also the District Magistrate, under the UP Stamp (Valuation of Property) Rules, 1997. For Noida, Greater Noida, Dadri and Jewar, that is the District Magistrate of Gautam Buddh Nagar, working with the Assistant Inspector General (Stamps) of the Stamp and Registration Department. The process is the same every time: the stamp department surveys recent registered deals, prepares a draft list, the DM publishes it for public objections (usually for about two weeks), objections are heard, and only then is a final list notified. A rate becomes binding only on notification, not when a newspaper reports a proposal.

It helps to keep three numbers apart:

• Circle rate (DM rate): the minimum value for stamp duty, set by the district administration.
• Authority allotment rate: the price at which Noida Authority allots land to developers and plot holders. It is revised by the Authority’s board and is a different number.
• Market price: what buyers and sellers actually agree. In most Noida group housing societies this is now well above the circle rate.

Where to look up the official list

The official rate list is published on the IGRS Uttar Pradesh portal (igrsup.gov.in) as a PDF for each sub-registrar office. Gautam Buddh Nagar has separate lists for SRO Noida, SRO Sadar (Greater Noida), SRO Dadri and SRO Jewar, so you must pick the office that registers deeds for your sector.

Step-by-step: finding your sector’s rate

• Step 1: Open igrsup.gov.in and choose the valuation list option (labelled Mulyankan Suchi in Hindi).
• Step 2: Select the district Gautam Buddh Nagar and then the sub-registrar office for your property.
• Step 3: Enter the captcha yourself and open the list. The portal returns that office’s rate list as a PDF.
• Step 4: Read the general instructions at the start of the PDF first. This preamble explains road-width bands, parking values, amenity loadings and how flats and constructed houses are valued.
• Step 5: Find your sector in the residential land table (for plots) or the multi-storey flat table (for apartments), and note the notification date printed on the list.
• Step 6: Use the official stamp fee calculator on the same portal for a duty estimate, then confirm the figure with your sub-registrar office or deed writer before buying e-stamps.

Revision status as of October 2026

Here is what we could confirm from the sources we opened, and what is still only proposed.

As of October 2026, therefore, the safe working assumption is that the 2019 list still applies in Noida, but this can change at short notice once the DM notifies a new list. Always check the date printed on the PDF you download on the day you plan your registry.

How sector categories work for plots

For residential plots, the Noida list groups sectors into bands (often shown as A, B, C, D and E) and gives a rate per square metre for each band. Within a band, the rate rises with the width of the road the plot faces, usually in columns such as up to 12 metres, 12 to 18 metres, 18 to 24 metres and above 24 metres. These are separate absolute rates printed in the table, so you read the matching column rather than adding a percentage on your own.

For example, property sites that reproduce the 2019 list place sectors such as Sector 18 in the top band and Sector 62 and Sector 150 in middle bands, with the highest road-width column in the top band reported at a little over Rs 1.19 lakh per sq m. Treat such third-party tables only as a guide to the structure; take the actual figure from the PDF for your SRO.

Corner plots, park-facing plots and plots open on two sides are not loaded by a fixed rule in the 1997 Rules. If the district applies any extra loading, it will be in the preamble to the list, so read it there instead of relying on a percentage quoted online.

How flats are valued

Group housing flats are valued differently from plots. The list gives a single rate per square metre for flats in a sector or group of sectors, applied to the covered area of the flat as stated in the deed. Flat rates do not usually change with road width. Several points add to the base value:

• Parking: property sites reading the current list report about Rs 3 lakh per covered parking and Rs 1.5 lakh per open parking slot sold with the flat.
• Amenities: an amenity or club loading may apply to societies with a clubhouse and similar facilities. One source reports 2 percent; another describes a different formula. Read the preamble.
• Floor: secondary sources disagree on whether higher floors get any rebate. Do not assume a floor discount unless the preamble of your list provides one.
• Separate EWS and low-income categories carry their own lower rates.

How the circle rate sets your stamp duty

In Uttar Pradesh, stamp duty is charged on the higher of the agreed price and the circle rate value. Reported rates are 7 percent for a male buyer, 6 percent for a female buyer and 6.5 percent for a man and woman buying jointly, plus a registration fee of 1 percent. In July 2025 the UP Cabinet approved extending the 1 percent concession for women to properties worth up to Rs 1 crore (earlier capped at Rs 10 lakh of value); confirm how the SRO applies it to your deed.

Worked example 1: new flat bought above circle rate

For illustration, assume a 130 sq m covered-area flat in a sector where the list rate is Rs 50,000 per sq m, sold with one covered parking.

Because the agreed price is higher, duty is on Rs 1.25 crore: stamp duty at 7 percent is Rs 8,75,000 and the registration fee at 1 percent is Rs 1,25,000, a total of Rs 10 lakh. In this case the circle rate does not change your bill at all.

Worked example 2: resale below circle value

Now assume the same flat is resold for Rs 62 lakh. Duty must be paid on the minimum value of Rs 69.3 lakh: stamp duty of Rs 4,85,100 and registration fee of Rs 69,300. Paying on Rs 62 lakh would have meant Rs 4,34,000 of duty, so the shortfall of Rs 51,100 would be recovered, possibly with a penalty, if the deed is caught as undervalued.

Worked example 3: residential plot

For illustration, take a 200 sq m plot in a band where the 18 to 24 metre road column reads Rs 79,200 per sq m. The minimum value is Rs 1,58,40,000, so stamp duty at 7 percent is Rs 11,08,800 and registration fee is Rs 1,58,400. On plots, Noida market prices in many sectors are close to or below the circle rate, so this is where the rate bites hardest.

What a 20 percent hike would do

If a revision raised the flat’s minimum value in example 2 by 20 percent, from Rs 69.3 lakh to Rs 83.16 lakh, stamp duty would rise from Rs 4,85,100 to Rs 5,82,120, an extra Rs 97,020. Buyers paying well above the circle rate would see no change.

What to check and red flags

• The notification date printed on the PDF. If someone quotes “new 2026 rates”, ask for the notified list, not a news clipping.
• Whether your sector falls under SRO Noida or another office; using the wrong list gives the wrong rate.
• Covered area and parking count in the deed must match the allotment letter and the society’s records.
• A seller asking for part payment in cash to keep the deed value near the circle rate. This is illegal and exposes both sides to income-tax and stamp penalties.
• A deal priced more than 10 percent below the circle value: it can create an income-tax charge for the buyer and the seller.
• Do not confuse a Noida Authority allotment rate increase with a circle rate change; they move separately.
• Lease rent, transfer charges and dues to the Authority are separate from stamp duty and should be listed in your cost sheet.

Buyer tips for 2026

• If a revision is notified while you are negotiating a resale near the circle value, registering before the new list takes effect can save money; check the effective date stated in the notification.
• Ask your bank’s valuer for the circle value as well as the market value, so that loan sanction and stamp duty plans line up.
• Keep the circle rate PDF and your calculation with your purchase papers; they help if the department questions the valuation later.
• If the circle value genuinely exceeds the market price, you can raise a valuation objection with the stamp authorities, but you must pay duty first and follow the departmental process.

As of October 2026: facts in this guide reflect sources checked in October 2026. Circle rates, stamp duty rates and concessions can change by notification at any time. Confirm the current list on igrsup.gov.in and with your sub-registrar office before you pay stamp duty.

Frequently asked questions

Sources

• Gautam Buddh Nagar district: Rate list (final 2019 lists and proposed 2025 lists)
• Gautam Buddh Nagar ADM: Press note on the proposed 2025 circle rate list (25 March 2025)
• Prateek Properties: Circle rate in Noida (verified October 2026)
• Realty Today: Proposed 30% hike in circle rates after five-year freeze in Noida
• Sobha: Circle rate Noida and Greater Noida sector-wise
• Square Yards: Delhi NCR circle rate trend
• SMTV India: Uttar Pradesh circle rate list 2026 proposal
• All India Radio News: UP Cabinet approves 1% stamp duty exemption for women 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.