Select your property, get the official circle rate, calculate stamp duty and match with the best lender — all in one place.
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Circle Rate Calculator - Delhi, Noida & Gurgaon (2026)
Before any property in Delhi NCR is registered, the government values it at its circle rate - the minimum price at which a sale can be recorded, and the base on which your stamp duty and registration charges are calculated. Quote it wrong and you either overpay lakhs in duty or have your registry questioned by the sub-registrar.
This free calculator gives you the official circle rate of any locality in Delhi, any sector in Noida, and any colony, sector or tehsil in Gurgaon - straight from the current government rate lists, including the latest Noida 2026-27 and Gurgaon 2026 revisions. Enter the property details once and you get the circle rate value, the exact stamp duty for your buyer type, registration charges, and the lenders willing to fund the purchase - in under a minute, with no phone number asked.
What is a Circle Rate?
A circle rate is the minimum value per unit of area - per square metre, square yard or square foot depending on the state - at which the government recognises a property transaction in a given locality. It is set by the state Revenue Department (in Delhi, by the Divisional Commissioner under the Delhi Stamp Act) and revised from time to time through official notifications.
The same concept goes by different names across India, which matters when you're comparing states: it's called the circle rate in Delhi and UP, the collector rate in Haryana and Punjab, the ready reckoner rate in Maharashtra, the guidance value in Karnataka, and the DLC rate in Rajasthan. They all mean the same thing: the floor price for registration.
Three things flow directly from it:
1. Stamp duty. Duty is charged on the higher of the circle rate value and the actual deal value - never the lower. If the circle rate values a flat at ₹1.2 crore and you bought it for ₹1 crore, duty is charged on ₹1.2 crore.
2. Income tax. Under Section 50C (for the seller) and Section 56(2)(x) (for the buyer) of the Income Tax Act, registering below the circle rate can trigger tax on the difference for both parties - subject to a 10% tolerance band. This is why "registry value" and "circle rate" are effectively the same number in most deals.
3. Loan eligibility. Lenders lend against the lower of the deal value and their own valuation, and the registered value anchors that. A property registered at circle rate supports a smaller loan than its market price suggests - which is exactly the gap products like registry funding exist to bridge.
Delhi Circle Rates by Category (A to H)
Delhi doesn't publish a rate per locality - it groups every locality into eight categories, A through H, and publishes one land rate per category. Category A covers the most premium areas (Lutyens-adjacent central Delhi), H the most affordable. Your locality's category is the single biggest factor in your registry cost.
| Category | Land Rate (per sq m) |
|---|---|
| A | ₹7,74,000 |
| B | ₹2,45,520 |
| C | ₹1,59,840 |
| D | ₹1,27,680 |
| E | ₹70,080 |
| F | ₹56,640 |
| G | ₹46,200 |
| H | ₹23,280 |
On top of the land rate, a built-up property adds a construction cost per sq m that varies by category and is depreciated by the year of construction, and flats in group housing use separate per-sq-m flat rates by size band. The calculator above applies all of this automatically - you only pick the locality, and it knows the category, the applicable rates and the age multiplier.
Stamp Duty & Registration Charges in Delhi NCR (2026)
Once the circle rate value is known, government charges are a percentage of the duty base (the higher of circle value and deal value). The rates differ by city and by who the buyer is:
| City | Male Buyer | Female Buyer | Joint | Registration |
|---|---|---|---|---|
| Delhi | 6% | 4% | 5% | 1% of the duty base |
| Gurgaon (urban) | 7% | 5% | 6% | Flat fee from the official Haryana slab (not a percentage) |
| Gurgaon (rural) | 5% | 3% | 4% | |
| Noida | 7% | Concession for female buyers per current UP rules | 1% of the duty base | |
Two details people miss: in Gurgaon, whether the property is inside or outside municipal limits changes the duty by two full percentage points - the calculator asks you this explicitly rather than guessing. And in Haryana, registration is a flat fee from a government slab, not 1% - so quoting "1% registry" to a Gurgaon client is simply wrong.
How to Use the Circle Rate Calculator
- Pick the state and city. Delhi, Gurgaon (Haryana) or Noida (Uttar Pradesh). Each city's form adapts to its own rate structure - Delhi asks for locality, Noida for sector, Gurgaon for colony, sector/project or tehsil.
- Choose the property type and sub-type. Residential, Commercial or Industrial, then the specific kind - plot, built-up house, builder floor, group housing flat, and so on. Only combinations with published rates are offered.
- Search your exact location. Type any part of the name - the search forgives spellings, so "paharganj" finds Pahar Ganj. Where two places share a name, the tehsil is shown so you pick the right one.
- Enter the area in the unit on your papers. Square metres, square yards (gaj) or square feet - enter whatever your documents say, and the calculator converts. Gurgaon plots in gaj with construction in sq ft are handled as-is.
- Pick the buyer type and (optionally) the deal value. Buyer type sets the stamp duty rate. If your actual purchase price is higher than the circle value, enter it - duty is charged on the higher of the two, and the breakdown will say so.
- Read the breakdown, then check loan eligibility. You get the circle rate value, land and construction split, stamp duty, registration and the total government charges - then one tap matches you with lenders from 120+ banks and NBFCs for that exact property.
Circle Rate vs Market Rate - Why They Differ
The market rate is what a willing buyer actually pays; the circle rate is the government's administrative floor. In premium micro-markets the market price can run well above the circle rate; in slower ones the circle rate occasionally sits above what buyers will pay, which stalls transactions because nobody wants duty on a value the property can't fetch.
For a buyer, the gap between the two decides real cash flow. Registering at circle rate minimises stamp duty but caps the loan a lender will sanction against the registered value. Registering at the full deal value raises the duty but supports a larger loan. There is no universally right answer - it depends on how much of the purchase you're funding with debt, which is exactly why the calculator lets you enter both numbers and shows you what each charge is actually based on.
What is Registry Funding?
Registry funding (also called registry loan or property-purchase funding against registry) is short-term financing that covers the registration-stage costs of a property deal - the stamp duty, registration fee and often part of the consideration - when the buyer's main home loan disburses only after the registry is complete. It solves the chicken-and-egg problem in every purchase: the bank wants a registered property before releasing funds, and the sub-registrar wants the duty paid before registering it.
Because the duty is a function of the circle rate, the first step in any registry funding case is exactly what this page calculates: the circle value, the duty base, and the total government charges. OneNDF arranges registry funding and home loans through 120+ lender partners across Delhi NCR - if the numbers from the calculator work for you, the lender match in Step 3 is the same engine our team uses.
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Talk to a loan expert →Frequently Asked Questions
What is the circle rate in Delhi in 2026?
Delhi publishes one land rate per category rather than per locality. In 2026 the category land rates range from ₹23,280 per sq m in Category H to ₹7,74,000 per sq m in Category A, with separate construction and flat rates applied on top. Use the calculator above to get the exact figure for your locality - it identifies the category automatically from the official list.
How is stamp duty calculated on circle rate?
Stamp duty is charged on the higher of the circle rate value and the actual deal value. In Delhi the rate is 6% for a male buyer, 4% for a female buyer and 5% for joint ownership, plus 1% registration. So a property with a circle value of ₹1 crore bought by a female buyer attracts ₹4 lakh stamp duty and ₹1 lakh registration.
Can I register a property below the circle rate?
The sub-registrar will still charge stamp duty on the circle rate value, and under Sections 50C and 56(2)(x) of the Income Tax Act, both the seller and the buyer can be taxed on the difference between the circle value and the declared price, subject to a 10% tolerance band. In practice, registering below circle rate saves nothing on duty and creates tax exposure.
Is the circle rate the same as the registry rate?
In everyday use, yes - when brokers say "registry rate" or "registry value" they mean the value at which the property will be registered, which is the circle rate value unless the deal value is higher. The terms collector rate, ready reckoner rate, guidance value and DLC rate refer to the same concept in other states.
How do I find the category of my Delhi locality?
Search your locality in the calculator above - it matches against the complete official list of over 2,500 Delhi localities and applies the correct category automatically. Don't assume your category from a neighbouring colony: adjacent localities frequently fall in different categories, and several locality names repeat across districts at different rates.
What are the current circle rates in Noida?
Noida publishes sector-wise rates, revised for 2026-27, with the rate depending on the sector's category, the road width the plot faces, and - for flats - the floor and size band. The calculator uses the current 2026-27 Noida rate list and asks only for the inputs that apply to your sub-type.
Why is Gurgaon stamp duty different inside and outside municipal limits?
Haryana charges a higher duty within municipal limits (7% male / 5% female / 6% joint) than outside them (5% / 3% / 4%). The difference is two full percentage points, so the calculator asks you to confirm urban or rural rather than guessing - on a ₹1 crore duty base that's a ₹2 lakh difference.
Does the circle rate affect my home loan amount?
Yes, indirectly. Lenders sanction a loan-to-value (LTV) percentage of the lower of the deal value and their valuation, and the registered value anchors what they will recognise. A property registered at circle rate while transacting well above it supports a smaller loan - which is where registry funding and loan against property structures come in.
How often are circle rates revised?
There is no fixed schedule - each state's Revenue Department revises rates by notification. Noida revised its list for 2026-27 and Haryana revised Gurgaon rates in 2026; Delhi's category rates have been stable for longer. The calculator is kept in sync with the current notified lists, so the figure you see is from the rate list in force today.
Is this circle rate calculator free? Do I need to share my number?
Yes, it's completely free, and no phone number or OTP is needed to see the circle rate, stamp duty and registration breakdown. Contact details are only asked if you choose to proceed with a loan through OneNDF.
What is registry funding and who provides it?
Registry funding is short-term financing that covers stamp duty, registration charges and part of the consideration at the registration stage, bridging the gap until the main home loan disburses. It is offered by select NBFCs and arranged through loan facilitation platforms - OneNDF arranges it through its network of 120+ lender partners in Delhi NCR.
Which unit should I enter the area in?
Whichever unit your documents use - square metres, square yards (gaj) or square feet. The calculator converts to the unit the official schedule is quoted in (sq m for Delhi, sq ft for Noida built-up, gaj for Gurgaon plots), so you never have to convert manually and risk a rounding error on a government charge.
Official Sources
Every rate in this calculator comes from the official government rate lists in force - not from third-party aggregators. The figures on this page were last verified in August 2026.
| City | Official Rate List |
|---|---|
| Delhi | Category-wise circle rates notified by the Govt. of NCT of Delhi - Circle Rates (PDF), published via DDA. |
| Gurgaon | Tehsil-wise collector rates effective 1 April 2026 - Final Collector Rate Year 2026-27, District Administration Gurugram (Gurugram, Badshahpur, Farrukhnagar, Wazirabad, Sohna and Manesar tehsils). |
| Noida | District rate lists for Gautam Buddh Nagar - Rate List, District Gautam Buddha Nagar (gbnagar.nic.in). |
How we keep it current: the calculator reads from a rate database synced against these notified lists - it is not a static table typed into this page. When a district issues a new notification, the database is updated and every calculation on this page reflects the new list. If you spot a figure that disagrees with a current official document, write to us and we will verify it against the source PDF.