Mentioned is all about stamp duty and registration charges in Maharashtra that you should know. We look at the stamp duty in Mumbai and the other important cities in Maharashtra, gift deed in stamp duty and how to pay the stamp duty in Mumbai.
Whenever any movable or immovable asset changes hands, the buyer has to pay a certain amount of tax to the state government, to get it stamped and registered in legal records, which is known as stamp duty and registration charges.
The Maharashtra Stamp Act specifies such assets and instruments on which the stamp duty has to be paid to the state government. The Act also details the amount of duty to be paid to the government.
Stamp duty on sale, mortgage and gift deed details in Mumbai, Thane, Navi Mumbai, Pune, Nagpur and Nashik will attract a 1% metro cess from April 1, 2022. These are places in Maharashtra with the metro projects operational or work under progress. Home buyers who will get their properties registered till March 31, 2022 won’t have to pay the 1 % metro cess as the state government had provided a relief on the same for 2 years (April 1, 2020 – March 31, 2022).
According to an FPJ, in Mumbai, revenue expected through metro cess for 2022-23 is Rs 1000 crore. The Maha government expects Rs 900 through metro cess from the remaining cities.
The Maharashtra government passed a bill in the state assembly on March 23, 2022 under which there is a stamp duty waiver on properties on resale from one year to three years. This move has been taken because owing to the coronavirus pandemic, profits on property resale was increasingly becoming difficult and an extension of waiver for 3 years will help. Thus, stamp duty now will be paid only on the difference in price of a property and not on the complete amount for three years.
The Maharashtra Stamp Act was passed in 1958 and applies to all the instruments mentioned in Schedule 1, on which the stamp duty is payable to the state. It is also known as the Bombay Stamp Act 1958. The Act was amended recently and the amendments include a revision of gift deed stamp duty, inclusion of e-payment of stamp duty, revision of penalty clauses and increment of stamp duty under certain instrument clauses.
According to the Maharashtra Stamp Act, all instruments chargeable with stamp duty in Mumbai and executed in Maharashtra, should be stamped before or at the time of execution, or on the next working day following the date of execution. However, if the deed including gift deed stamp duty is executed out of the territory, it can be stamped within three months after it is first received in India.
The stamp duty in Maharashtra papers must be in the name of one of the parties to the transaction and not in the name of the chartered accountant or lawyer of the parties. Moreover, the date of issue of the stamp paper must not be more than six months older than the date of the transaction.
| City | Ready Reckoner rate |
| Mumbai | 2.6 % |
| Thane | 9.48 % |
| Navi Mumbai | 8.90 % |
| Panvel | 9.24% |
| Vasai | 9% |
| Virar | 9% |
| Pune | 6.12% |
| Pimpri Chinchwad | 12.36% |
| Sholapur | 8.08% |
| Nashik | 12.15% |
| Ahmadnagar | 7.72% |
| Latur | 11.93% |
| Aurangabad | 12.38% |
| Malegaon | 13.12% |
The state had kept the ready reckoner rates unchanged for the financial year 2021-22 owing to the pandemic. There was a marginal increase of 1.74% in ready reckoner rates in the state in September 2020.
Reduction in stamp duty in Maharashtra between September 1, 2020 to December 31, 2020 and from January 1, 2021 to March 31, 2021, was a welcome move, especially reduction in stamp duty in Mumbai and stamp duty in Pune, where the property costs are already high.
Following this announcement on stamp duty and registration charges, Mumbai saw a significant spike in spite of the economic pressure caused by the second wave of the Coronavirus pandemic.
Explaining with an example, if cost of a property in Mumbai is Rs 1 crore, the stamp duty in Mumbai to be paid in the period from September-December 2020 was Rs 2 Lakh and from January to March 2021 was Rs 3 lakh, unlike the Rs 5 lakh which home buyers have to pay now as the stamp duty in Mumbai is presently 5%. Hence, there was a clear savings of Rs 3 lakh or 2 lakh for the home buyers.
The Maharashtra government, in its budget for 2021-22 mentioned that stamp duty and registration charges in Maharashtra 2021 for female will be with a concession of 1% over the prevailing stamp duty in Maharashtra on property transactions, if the transfer of house property or registration of sale deed, is done in the name of women.
| Conveyance deed | Stamp duty rate |
| Gift deed stamp duty | 3% |
| Gift deed stamp duty for residential/agricultural property passed on to family members | Rs 200 |
| Lease deed | 5% |
| Power of attorney | 5% for property located in municipal areas, 3% for property located in gram panchayat areas. |
According to Article 34 of the Maharashtra Stamp Act, which was amended in 2017, gift deed stamp duty Mumbai and other parts of Maharashtra is 3% of the property’s value. However, if the property in consideration is a residential or agricultural property and is gifted (without any payment) to family members, then the stamp duty on gift deed in blood relation in Maharashtra 2021 or the gift deed stamp duty Pune or the gift deed stamp duty Thane is Rs 200.
| Cities | Stamp duty rates applicable (w.e.f. April 1, 2022) | Stamp duty rates applicable from September 1, 2020 till December 31, 2020 | Stamp duty rates applicable from January 1, 2021 till March 31, 2021 |
| Mumbai | 6% (includes 1% metro cess) | 2% | 3% |
| Pune | 7% (includes 1% metro cess, metro cess, local body tax and transport surcharge) | 3% | 4% |
| Thane | 7% (includes 1% metro cess, local body tax and transport surcharge) | 3% | 4% |
| Navi Mumbai | 7% (includes 1% metro cess, local body tax and transport surcharge) | 3% | 4% |
| Pimpri-Chinchwad | 7% (includes 1% metro cess, local body tax and transport surcharge) | 3% | 4% |
| Nagpur | 7% (includes 1% metro cess local body tax and transport surcharge) | 3% | 4% |
Stamp duty Maharashtra charges depend upon several criteria including whether the property is located in urban or rural areas, total cost of the transaction, etc. In April 2020, the stamp duty Maharashtra was reduced on properties for the next two years, in the areas falling under the Mumbai Metropolitan Region Development Authority (MMRDA) and municipal corporations of Pune, Pimpri-Chinchwad and Nagpur
There are several factors on which the Maharashtra stamp duty rate including the stamp duty in Pune, stamp duty in Mumbai etc. are influenced which brings in some respite in the form of reduction.
| Areas in Mumbai | Stamp duty in Mumbai |
| Within the municipal limits of any urban area | 5% of the market value |
| Within the limits of any municipal council/ panchayat/ cantonment of any area within MMRDA | 4% of the market value |
| Within the limits of any gram panchayat | 3% of the market value |
Stamp duty in Mumbai varies across the region, depending upon the property location and type of deed.
Stamp duty in Mumbai is calculated on the basis of ready reckoner rates and the property value mentioned in the buyer-seller agreement. This holds true for other parts of Maharashtra too. For instance, stamp duty in Mumbai for a property located in the municipal limit of urban areas will be 5% of the market value, while a property located within the limits of any gram panchayat will attract 3% stamp duty in Mumbai of the market value.
The Maharashtra Stamp Act has been amended to accept online payment, for stamp duty in Maharashtra payable on instruments executed in the state. Follow these steps, to pay your stamp duty in Maharashtra online:
Step 1: Visit the Maharashtra Stamp Duty online payment portal.
Step 2: Click ‘Pay Without Registration’ if you are not registered with the Maharashtra stamp duty portal. If you are a registered user, fill in the login details on the Maharashtra stamp duty portal.
Step 3: If you have selected the ‘Pay Without Registration’ option, you will be redirected to another page on the stamp duty in Maharashtra portal, where you have to choose ‘Citizen’ and select the type of transaction you want to do.
Step 4: Choose ‘Make Payment to Register your Document’. Now, you can opt for paying the stamp duty and registration charges together, or stamp duty only, or registration charges only.
Step 5: Fill in the details as required such as district, sub-registrar’s office, payment details, party details, property details and property value details in the stamp duty and registration charge website.
Step 6: Choose the payment option and once done, generate the challan from the stamp duty and registration charge website, which has to be presented at the time of execution of the deed
If you are stuck at any step or you want to generate your challan again, you can drop a mail to vtodat.mum-mh@gov.in
While the Maharashtra Stamp Act empowers the collector of a district, to call for documents within a period of 10 years from the registration date of such documents, to verify if the appropriate duty has been paid on the deed, the Bombay High Court has held that stamp duty cannot be collected for inadequately stamped past documents, at the time of its subsequent sale. Moreover, according to stamps and registration charges in Maharashtra, if the historical documents are liable to be stamped, the stamp duty shall be recovered only at the market rate prevalent when the transaction took place. That means, stamp duty and registration charge cannot be applied on a retrospective basis.
You can get a refund of stamp duty in Maharashtra if:
To initiate stamp duty refund, it is compulsory to enter information through the online system. Once the information is fed online and a token is allotted, you have to submit the application offline. Mentioned below is the procedure in detail.
First you have to log on to the website of IGR Maharashtra and select online services. Here, you have to click on the refund application link. Alternatively,
Here, click on the check box on understanding the terms and conditions and click on New Entry. Enter mobile number, OTP and captcha.
Then, you will get the refund token number. Now create password, confirm password, enter captcha and press ‘Submit’.
For a stamp duty in Maharashtra refund, firstly one has to enter all their personal details, their bank account number and the reason for the refund. One has to enter all information about the document like if it is executed or not, registered or not etc. in the particulars of the document.
If the document is registered, and you want a stamp duty in Maharashtra , you have to enter the document number, date and SRO details. Likewise, cancellation deed if registered, then registration number and SRO details should be entered.
Next you have to enter particulars of the stamp including the type- whether it is e-payment, e-SBTR or franking, name of the stamp vendor along with his address, name and details of purchaser of stamp, value of stamp etc. On entering all stamp related details, an ‘Image Code’ in red will appear. You will have to mention that code in the blank frame and press on the ‘register’ button. Post this, your refund information is submitted and you will see the ‘acknowledgement‘ tab . Enter your refund token number in the application that has to be submitted to the office of collector of stamps for initiation of stamp duty refund.
A person can file the ‘Notice of Intimation’ (NOI) online, for loan deposit title deed or mortgage, without going to the SRO office for which he has to pay the notice of intimation charges online. This can be done by logging on the stamp duty and registration charges website and is available all across Maharashtra.
Notice of intimation Maharashtra charges if filed online is Rs 1000, whatever the loan amount may be. If Notice of intimation is filed physically by going to the SRO office, the Notice of intimation Maharashtra charges or the document handling charge will be Rs 300.
Source: housing.com