Noida Circle Rate 2026: How to Check the Official Sector-Wise Rate and Calculate Stamp Duty

The Noida circle rate 2026 is the minimum value per square metre that the Uttar Pradesh government fixes for land, flats and commercial space in each sector, and it decides the least amount of stamp duty you pay when you register a property. Because the Gautam Buddh Nagar rate list has been under revision since 2025 and reports differ on exactly which figures are notified, this guide does not reprint unofficial sector-wise numbers. Instead it explains what the circle rate is, what changed recently, and exactly how to look up the official rate for your sector on the IGRSUP portal in a few minutes.

Rates, duties and concessions can change at any time by government order, so always confirm on the official portal before you pay.

What is a circle rate?

A circle rate (also called the DM rate, guideline value or सर्किल रेट) is the lowest value at which a property can be registered in a particular area. In Uttar Pradesh it is published district by district in an evaluation list (मूल्यांकन सूची). The list divides the district into sectors, villages and localities, and gives a rate per square metre for different kinds of property.

When you register a sale deed, the sub-registrar compares two numbers: the price written in your agreement and the value worked out from the circle rate. Stamp duty is charged on whichever is higher. So if you buy a flat below the circle-rate value, you still pay duty on the circle-rate value. If you buy above it, you pay on your actual price.

Why it matters to buyers and sellers

• Stamp duty and registration cost: A higher circle rate raises the minimum duty on every deal in that sector.
• Home loans: Banks look at both the agreement value and valuation reports; a large gap between market price and circle rate can affect paperwork.
• Income tax: Under Indian tax rules, if a property is sold well below its stamp-duty value, the difference can have tax consequences for both buyer and seller. Speak to a tax adviser if your deal is below the circle rate.
• Compensation and gifts: Circle rates are also used as a reference in land acquisition, family transfers and some legal valuations.

Noida circle rate 2026: what changed recently

Gautam Buddh Nagar had gone several years without a broad revision. In March 2025, the district administration proposed a major update. As reported by the Hindustan Times at the time, the proposal included about a 20% increase for high-rise apartments in Noida, up to about 30% in Greater Noida, around 40% for agricultural land in Noida, around 50% in Greater Noida and up to 70% for farmland in the Jewar area near the new airport. The stated reason was to bring government values closer to market prices, which had climbed sharply with the airport, expressways and metro.

Since then, property websites and developer blogs have published very different claims: some say the full hike took effect in 2025, others say only part of it was notified, and others describe further proposals in 2026 with extra loading for metro and expressway proximity. We could not find a single official notification that settles all of this, which is why we do not reproduce any sector-wise table here. The only rate that counts at registration is the one in the current IGRSUP evaluation list, and it takes about five minutes to check.

How to check the official circle rate for your sector

The UP Stamp and Registration Department publishes each district’s evaluation list on the IGRSUP evaluation list page. Follow these steps:

1. Open the IGRSUP portal (igrsup.gov.in) and choose मूल्यांकन सूची (evaluation list). The page is mostly in Hindi.
2. In the जनपद (district) drop-down, select गौतम बुद्ध नगर.
3. In the उप निबंधक कार्यालय (sub-registrar office) drop-down, pick the office that covers your property. If you are unsure, your builder, the Noida or Greater Noida Authority allotment papers or a local deed writer can tell you which office registers your sector.
4. Enter the captcha and open the list. It is usually a PDF.
5. Check the date on the first page so you know which revision you are reading.
6. Find your sector, village or locality. Note the separate rates for plots, built-up flats and commercial property, and read the notes at the start or end of the list, which explain additions and deductions.

Keep a screenshot or download of the page you used, along with the date, in case the figure is questioned later.

Reading the rate list correctly

Evaluation lists in UP typically give different rates for the same sector depending on use and property type. Things to look for:

• Plot (land) rate per square metre for residential, commercial and industrial land.
• Flat or built-up rate for apartments in group housing, which may be applied to super area or covered area as the list specifies.
• Adjustments for factors such as road width, corner or park-facing plots, floor level or construction type, when the list mentions them.
• Commercial loading: shops and offices are usually valued at a much higher rate than homes in the same sector.

Worked example: turning a circle rate into stamp duty

The numbers below are illustrative only and are not actual Noida rates. They show the method, which is the same for every sector.

Step	Illustrative value	Notes
Flat area used by the list	100 sq m	Check whether your list uses super area or covered area
Circle rate (example)	₹60,000 per sq m	Take the real figure from the IGRSUP list
Circle-rate value	₹60,00,000	Area × rate, plus any listed additions
Agreement price	₹72,00,000	Your actual deal value
Value for stamp duty	₹72,00,000	The higher of the two
Stamp duty, male buyer (7%)	₹5,04,000	At the rate in force as of September 2026
Stamp duty, female buyer (6%)	₹4,32,000	Women’s 1% concession applies up to ₹1 crore value
Registration fee (1%)	₹72,000	Paid in addition to stamp duty

If the agreement price had been ₹55 lakh in this example, duty would still be charged on ₹60 lakh, because the circle-rate value is higher. The IGRSUP stamp and registration fee calculator can double-check your figures.

Stamp duty and registration charges in Noida (as of September 2026)

Buyer	Stamp duty	Registration fee
Man (sole buyer)	7%	1%
Woman (sole buyer), property up to ₹1 crore	6%	1%
Woman, value above ₹1 crore	The concession was announced for properties up to ₹1 crore; confirm what applies above that on the official calculator	1%
Joint buyers	Depends on shares and gender; use the official calculator	1%

In July 2025 the UP Cabinet raised the limit for the 1% stamp duty concession for women from properties worth ₹10 lakh to properties worth up to ₹1 crore, as reported by All India Radio News. Transfers within the family, such as gift deeds between close relatives, have separate concessional rules in UP, so check them with the sub-registrar or a lawyer before assuming normal rates apply.

Leasehold property in Noida: an extra layer of cost

Most residential land in Noida and Greater Noida is leasehold, allotted by the development authority on a long lease (commonly 90 years). Besides stamp duty based on the circle rate, a resale can involve the Authority’s transfer charges, clearance of any unpaid lease rent and a no-dues certificate. These are separate from the circle rate and are set by the Noida or Greater Noida Authority, not the stamp department. Our guide to Noida Authority dues and online payment explains what owners pay to the Authority each year.

Tips and mistakes to avoid

• Do not rely on a screenshot from a property portal. Many sites mix up old and proposed figures. Use the IGRSUP list itself and note its date.
• Check the right sub-registrar office. Choosing the wrong office in the drop-down can show a list that does not include your sector.
• Match the area type. If the list values flats on covered area and you multiply by super area (or the other way round), your estimate will be wrong.
• Budget beyond stamp duty. Add registration fee, Authority transfer charges, lawyer or deed-writer fees and any loan processing costs.
• Buying below circle rate? Talk to a chartered accountant first, as a large gap can create income-tax issues for both parties.
• Register in a woman’s name only if she is a genuine owner. The concession is real, but ownership has legal and tax consequences beyond saving 1%.
• Watch for revisions. If a new list is notified between your agreement and your registration date, the rate on the registration date usually applies. Register promptly once you have funds and documents ready.

Where circle rates tend to be higher or lower

Without quoting unverified numbers, the general pattern is easy to understand. Older, well-established central sectors close to the Delhi border and metro stations tend to carry the highest residential circle rates. Sectors along the Noida–Greater Noida Expressway and newer sectors in the 70s to 150s usually sit in middle bands, while Greater Noida West and the Yamuna Expressway belt have historically had lower rates but were the focus of the 2025 hike proposal. If you are still choosing a location, our guide to the best sectors to live in Noida compares areas on daily-life factors, and the Noida sector-wise PIN code list helps you confirm exactly which sector a project falls in.

Documents to keep ready at registration

• Sale deed draft prepared on the correct circle-rate value
• Identity and address proof and PAN of buyer and seller, plus photographs
• Authority allotment letter, lease deed and no-dues certificate, if leasehold
• Proof of stamp duty payment (e-stamp certificate)
• Two witnesses with identity proof
• For flats: builder’s possession letter and conveyance-related papers, where applicable

Requirements can vary by office and case, so ask your sub-registrar office or deed writer for the current checklist.

The circle rate is not a market price guide; it is a floor for government charges. Check the dated evaluation list on IGRSUP, work out your stamp duty with the official calculator, and add Authority charges before you commit to a deal. That way the numbers at the registration counter will hold no surprises.