Stamp duty in Mumbai is one of the largest costs of buying a home after the price itself. It is a state tax paid when your sale agreement is registered, and on a luxury home it can run into crores. Because banks usually do not include it in a home loan, it is cash you need to plan for from the start.
This guide explains how stamp duty in Mumbai is worked out, how registration charges differ, how to pay online and what to check before registration. It is general information, not tax or legal advice. Rates, cesses and concessions change from time to time, so always confirm the current figures on the Maharashtra Department of Registration and Stamps (IGR Maharashtra) website or with your property lawyer.
What stamp duty is and when you pay it
Stamp duty is charged on the document that transfers or agrees to transfer property. For a new home bought from a developer, it is usually paid when the agreement for sale is registered, even if the home is still under construction. For a resale home, it is paid on the sale deed or agreement. Our guide to the agreement for sale under RERA explains what that document contains.
Registration gives the agreement legal standing. An unregistered agreement for a property sale is a serious risk for a buyer, so stamp duty and registration should always be completed on time.
How stamp duty in Mumbai is calculated
Stamp duty is a percentage of the property’s value. The value used is generally the higher of two figures:
- the agreement value (the price in your agreement), and
- the ready reckoner value, the government’s minimum value for property in that area, published each year.
For homes within Mumbai municipal limits, the rate commonly quoted at the time of writing is 6%: 5% stamp duty plus a 1% metro cess. Maharashtra has also offered a concession for homes bought in the name of a woman buyer, subject to conditions. These figures change, so treat them as a starting point and confirm the current rate and any concession before you plan.
| Charge | How it is usually worked out | Where to confirm |
|---|---|---|
| Stamp duty | Percentage of the higher of agreement value and ready reckoner value | IGR Maharashtra |
| Metro cess | Additional percentage on top of stamp duty in Mumbai | IGR Maharashtra |
| Registration fee | Percentage of value, subject to a maximum amount | IGR Maharashtra |
| Lawyer and documentation | Set by your lawyer or the developer’s documentation team | Your cost sheet |
Registration charges
Registration charges are a separate fee paid to register the document with the sub-registrar. For residential property in Maharashtra, this has commonly been 1% of the property value, subject to a cap of Rs 30,000. Check the current figure before registration.
An illustration for a luxury home
To see why this matters in the luxury segment, take an example. If a home’s agreement value were Rs 29 Cr and the applicable rate were 6%, stamp duty alone would be about Rs 1.74 Cr, before registration, GST and other charges. This is only an illustration of the arithmetic, not a quote for any home. The Adani Bandra Reclamation price of Rs 29 Cr* onwards is an indicative starting price, approximate and exclusive of statutory charges, taxes and other applicable levies. Our guide to the Adani Bandra Reclamation price explains what that figure means.
How to pay stamp duty in Maharashtra
Stamp duty in Maharashtra can be paid in several ways. Your lawyer or the developer’s documentation team will usually guide you:
- Online through GRAS, the Government Receipt Accounting System of Maharashtra, which generates an e-challan.
- e-SBTR (electronic Secured Bank and Treasury Receipt) through authorised banks.
- Franking through authorised banks and franking agents, for some documents.
Keep the payment receipt safely with your agreement. After payment, the agreement is signed and registered at the sub-registrar office, and you receive the registered document. Our guide to documents to check before buying an under-construction flat lists what else to keep on file.
Stamp duty, GST and the other charges
Stamp duty is only one part of the full cost. Under-construction homes usually attract GST, and project charges such as parking, deposits and society formation can add more. Our guide to the cost of buying a flat in Mumbai lists every common charge, and our guide to the Adani Bandra Reclamation payment plan explains how payments are usually staged under RERA.
If you are using a loan, remember that banks usually expect you to pay stamp duty and registration from your own funds. Our home loan checklist for a luxury flat explains what else to plan for.
Tips for NRI buyers
NRIs pay stamp duty in the same way as resident buyers. If you cannot be in Mumbai for registration, a properly drafted and attested power of attorney can let a trusted person complete it for you. Read our guide to power of attorney for an NRI property purchase and our NRI checklist for buying a home in Mumbai.
Checklist before registration
- Confirm the current stamp duty rate, metro cess and registration fee on the IGR Maharashtra website.
- Check the ready reckoner value for the property and compare it with the agreement value.
- Ask whether any concession applies to your purchase, and its conditions.
- Make sure the project is registered under RERA before you sign or pay anything.
- Arrange the funds separately from your home loan.
- Keep the payment receipt and the registered agreement in a safe place.
Applying this to Adani Bandra Reclamation
Adani Bandra Reclamation, by Adani Realty, is a planned sea-front project at Bandra Bay in Bandra West. It is pending registration under RERA, so no bookings, sale agreements or allotments can be made yet, and no stamp duty is payable now. When the project is registered and the final price and cost sheet are available, ask for stamp duty, registration and GST to be shown separately. Our guide to the Adani Bandra Reclamation RERA status explains what to watch for. For the full project overview, visit the Adani Bandra Reclamation homepage.
Related guides
- Adani Bandra Reclamation sea view: Bandra Bay, the Sea Link and what to check
- Sea-facing apartment interior design: materials, layout and light
- How to check MahaRERA registration of a project, step by step
- Flat possession checklist: what to inspect and collect before you take the keys
- Adani Bandra Reclamation investment: eight factors to weigh
Frequently asked questions
What is the stamp duty in Mumbai?
For homes within Mumbai municipal limits, the rate commonly quoted at the time of writing is 6% (5% stamp duty plus 1% metro cess) of the higher of the agreement value and the ready reckoner value. Confirm the current rate on the IGR Maharashtra website.
What are registration charges in Mumbai?
Registration charges have commonly been 1% of the property value, subject to a cap of Rs 30,000, for residential property. Check the current figure before registration.
When is stamp duty paid on an under-construction flat?
Usually when the agreement for sale is registered, even though the home is still under construction.
Can stamp duty be included in a home loan?
Usually not. Banks generally expect stamp duty and registration to be paid from your own funds.
Is stamp duty payable at Adani Bandra Reclamation now?
No. The project is pending RERA registration, so no sale agreements can be made or registered yet.
Get the brochure, floor plans and price details
To understand the full cost of a home at Adani Bandra Reclamation, or to get the brochure, floor plans and price details, message us on WhatsApp, call +91 80503 63647 or send an enquiry. Zero brokerage and a priority site visit are available on request.
RERA notice: Adani Bandra Reclamation is pending registration under RERA – as per Section 3 of the RERA Act 2016, no bookings, sale agreements or allotments shall be made until registration is granted, and the information here is for awareness only.
*Indicative, as per developer-authorised listings (September 2026), approximate, exclusive of statutory charges, and subject to change. Areas, layouts and pricing do not constitute an offer and will be confirmed on RERA registration. Images: artist’s impressions, indicative only.
This is a marketing page and is not the official Adani Realty website. The project is developed by Adani Realty; all trademarks and project names belong to their respective owners and are used here solely to identify the project represented.
