Stamp duty and registration charges in Pune add up to 7% of the property value plus ₹30,000 for a man buying a flat within PMC limits: 5% stamp duty, 1% metro cess, 1% local body tax (LBT) and a registration fee of 1% capped at ₹30,000. A woman buying in her sole name pays 6% plus the same registration fee. The duty is worked out on the higher of your agreement value and the government’s ready reckoner value.
Key takeaways
- Men pay 7% within PMC limits (5% stamp duty + 1% metro cess + 1% LBT); a woman buying alone pays 6%.
- Registration is 1% of the value, capped at ₹30,000, so on any flat above ₹30 lakh it is a flat ₹30,000.
- On a ₹1.95 Cr flat a man pays ₹13.95 lakh in total; on a ₹2.9 Cr flat, ₹20.6 lakh.
- For a man and a woman buying jointly, published rates conflict (6.5% vs 7%); budget for 7% until the sub-registrar confirms.
- Banks do not finance stamp duty or registration on a flat of this size, so keep this cash ready on top of your down payment.
- Maharashtra kept ready reckoner rates unchanged for FY 2026-27.
Stamp duty and registration charges in Pune: 2026 rates
Balewadi, Baner, Aundh and most of west Pune fall inside Pune Municipal Corporation (PMC) limits; Balewadi has been part of PMC since 1997 (Wikipedia). Inside PMC, a residential purchase is charged as below. These are the rates published in the 2026 guides by Square Yards and Bajaj Finserv; payments and registration run through the state’s IGR Maharashtra portal.
| Component | Man | Woman (sole name) |
|---|---|---|
| Stamp duty | 5% | 4% |
| Metro cess | 1% | 1% |
| Local body tax (LBT) | 1% | 1% |
| Total duty | 7% | 6% |
| Registration fee | 1%, maximum ₹30,000 | 1%, maximum ₹30,000 |
The metro cess and LBT are collected with the stamp duty in one payment, which is why most cost sheets simply show “7%”. For property outside municipal-corporation limits, ask the sub-registrar for the applicable rate rather than reusing these numbers.
Agreement value or ready reckoner value: which one counts
Stamp duty is charged on whichever is higher: the price written in your registered agreement, or the ready reckoner (RR) value the state fixes for that zone, floor and type of property. When the agreement value is the higher figure, that is what you pay on.
The RR value bites when a deal is struck below it, which can happen in resale or distressed sales. If a resale flat is agreed at ₹1.80 Cr but its RR value works out to ₹1.95 Cr, a man pays duty on ₹1.95 Cr: ₹13.65 lakh, not ₹12.60 lakh. Maharashtra held ready reckoner rates steady for FY 2026-27, so a value you check today should hold for the rest of the financial year unless the state revises it.
Worked example: ₹1.95 Cr and ₹2.9 Cr flats
These two values roughly bracket what 3 BHK and 4 BHK buyers in Balewadi are looking at. The table assumes the flat is inside PMC limits and that the agreement value is higher than the RR value.
| Component | ₹1.95 Cr – man | ₹1.95 Cr – woman | ₹2.9 Cr – man | ₹2.9 Cr – woman |
|---|---|---|---|---|
| Stamp duty (5% / 4%) | ₹9,75,000 | ₹7,80,000 | ₹14,50,000 | ₹11,60,000 |
| Metro cess (1%) | ₹1,95,000 | ₹1,95,000 | ₹2,90,000 | ₹2,90,000 |
| LBT (1%) | ₹1,95,000 | ₹1,95,000 | ₹2,90,000 | ₹2,90,000 |
| Registration fee | ₹30,000 | ₹30,000 | ₹30,000 | ₹30,000 |
| Total | ₹13,95,000 | ₹12,00,000 | ₹20,60,000 | ₹17,70,000 |
| Effective rate | 7.15% | 6.15% | 7.10% | 6.10% |
The woman-buyer saving is exactly 1% of the value: ₹1.95 lakh on the smaller flat and ₹2.9 lakh on the larger one. That is real money, but ownership also decides who can claim loan tax deductions and how the flat passes on, so do not decide the title on stamp duty alone.
What about a man and a woman buying jointly?
This is where published sources disagree. Bajaj Finserv and some developer guides list 6.5% for a man and a woman buying together. Other guides say the concession is only for a woman buying alone (or with another woman), so a joint purchase with a man pays the full 7%; one says it depends on whose name comes first. We could not find the government notification that settles it, so we have left joint ownership out of the table. Budget for 7% and ask the sub-registrar office or your advocate to confirm before you sign.
The women’s 1% concession: conditions that matter
- It applies to residential property only. A shop or office bought by a woman pays the full rate.
- Maharashtra announced it on 8 March 2021 for homes bought in a woman’s name.
- The original rule barred resale to a man for 15 years unless the 1% was paid back. That lock-in was removed on 31 May 2023, as reported by Housing.com. Some 2026 guides still describe it as a recent change, so do not let anyone use it to rush you.
- Many lenders let a husband be a co-borrower without being a co-owner; check your bank’s policy, since tax deductions usually go only to owners who are also borrowers.
Considering a 3 or 4 BHK in Balewadi?
Bhansali Bespoke – The Hamptonns offers 3 BHK (1,186–1,212 sq ft) and 4 BHK (1,802–1,810 sq ft) homes in Laxmi Nagar, near Balewadi High Street. MahaRERA PM1260002600725.
When and how you pay on an under-construction flat
In Maharashtra the agreement for sale of an under-construction flat is registered at the start, not at possession, and the full stamp duty is paid at that point. Section 13 of the RERA Act stops a developer from taking more than 10% of the price before a registered agreement, so the usual sequence is: pay the booking amount, then register the agreement and pay stamp duty and registration together.
- Get the draft agreement and check the agreement value, carpet area and payment schedule against the cost sheet.
- Work out the duty on the higher of the agreement value and the RR value.
- Pay through the GRAS e-challan system linked from the IGR Maharashtra portal, or buy an e-SBTR at an authorised bank. Keep the GRN (challan number); it is needed at registration.
- Select the district and sub-registrar office carefully while paying, because errors are hard to correct once the money has gone.
- Attend registration with original ID proof, PAN card and photographs, along with two witnesses; the developer’s authorised signatory attends too. Photographs and thumb impressions are taken at the office.
- Collect the registered agreement and the Index II extract, which your bank will ask for.
Costs that sit on top of stamp duty
On a new flat in Pune, also budget for:
- GST at 5% of the agreement value on an under-construction flat, which is nil on a resale flat. Our guide to GST on under-construction flats explains when it applies.
- Advocate’s fees for the title search and agreement review.
- The lender’s processing fee and its own documentation charges.
- Society formation charges and advance maintenance collected at possession.
Lenders will not finance stamp duty and registration on a flat costing more than ₹10 lakh. The RBI’s Master Circular on Housing Finance tells banks to keep these charges out of the property cost used for the loan-to-value ratio. Our home loan guide for a ₹2 crore flat shows what this does to your cash requirement.
On tax: under the old regime, stamp duty and registration paid have historically counted within the ₹1.5 lakh deduction limit in the year of payment. The Income-tax Act 2025, in force from 1 April 2026, renumbers these provisions, so confirm the current treatment with your CA before you claim it.
What this means for a Balewadi buyer
Take Bhansali Bespoke – The Hamptonns in Balewadi as an example. Housiey listed its 3 BHKs at ₹2.19–2.23 Cr and 4 BHKs at ₹3.21–3.22 Cr “all-inclusive” in September 2026, while Keystone listed ₹2.10 Cr and ₹3.12 Cr. Portals use “all-inclusive” loosely; it may or may not cover stamp duty, registration and GST.
Before comparing projects, ask each developer for a cost sheet showing agreement value, GST, stamp duty and registration on separate lines. Current figures for this project are on our Bhansali Bespoke price page, and unit sizes on the floor plans page. Before paying anything, also check the MahaRERA registration.
Bottom line
For a flat inside PMC limits, plan on 7% plus ₹30,000 if a man is buying and 6% plus ₹30,000 if a woman buys alone: on a ₹1.95 Cr flat that is ₹13.95 lakh or ₹12 lakh. Treat joint-ownership rates as unconfirmed until the sub-registrar confirms them. This is general information, not legal or tax advice; your advocate should check the final figure against the registered agreement. If you want a line-by-line cost sheet for a Balewadi flat, contact us.
FAQs
What is the stamp duty for women in Pune in 2026?
Within PMC limits a woman buying a residential flat in her sole name pays 6%: 4% stamp duty, 1% metro cess and 1% LBT, on the higher of agreement value and ready reckoner value. Registration is extra at 1%, capped at ₹30,000. The concession does not apply to shops or offices, and the old 15-year resale lock-in was removed in May 2023.
Is the registration fee in Pune capped at ₹30,000?
Yes. The registration fee is 1% of the property value with a maximum of ₹30,000, so any flat worth more than ₹30 lakh pays a flat ₹30,000. It is paid along with the stamp duty when the agreement for sale is registered at the sub-registrar office. Lenders do not include it in the loan amount for flats of this size.
Is stamp duty calculated on agreement value or ready reckoner value?
On whichever is higher. If your agreement value is above the ready reckoner value for that zone and property type, you pay on the agreement value. If a deal is struck below the ready reckoner value, as can happen in resale, duty is still charged on the ready reckoner figure. Maharashtra kept these rates unchanged for FY 2026-27.
Can stamp duty be included in a home loan?
Not for a flat of the size most Pune buyers are looking at. The RBI’s housing finance master circular tells banks to exclude stamp duty, registration and documentation charges from the property cost used to fix the loan, except where the property costs ₹10 lakh or less. Plan to pay these from your own funds, on top of the down payment.
When is stamp duty paid on an under-construction flat in Pune?
At the start, when the agreement for sale is registered, not at possession. The RERA Act limits the developer to 10% of the price before a registered agreement, so buyers usually pay the booking amount, then pay full stamp duty and registration and register the agreement before further instalments. On a ₹1.95 Cr flat a man pays ₹13.95 lakh at this stage.
What is the stamp duty for joint ownership by a husband and wife in Pune?
Sources disagree. Some guides quote 6.5% for a man and a woman buying together, while others say the women’s concession is lost when a man is a co-owner, making it 7%. We could not find the government notification that settles it, so budget for 7% and ask the sub-registrar or your advocate to confirm the rate before registration.
