Property Registration Cost Calculator — Every Charge, Explained

What the loan won't cover, in the exact slabs RBI sets

RBI's Master Circular – Housing Finance (February 2022) fixes loan-to-value ceilings by loan size: up to 90% for a loan up to ₹30,00,000, up to 80% for a loan above ₹30,00,000 and up to ₹75,00,000, and up to 75% above ₹75,00,000. The same circular directs banks not to add stamp duty, registration or other documentation charges into the property's cost when working out that ratio — with one exception: where the property itself costs ₹10,00,000 or less, a bank may include those charges in the financed cost.

What may already be registered before you reach the sub-registrar for the sale deed

This calculator prices the sale deed — the instrument that finally conveys title. On an under-construction purchase, an earlier instrument usually comes first. Section 13(1) of the RERA Act, 2016 bars a promoter from taking more than 10% of the unit's cost as an advance or application fee before entering into a registered, written agreement for sale with the buyer — so a registration event, and a stamp duty and registration cost attached to it, can already have happened well before the flat is ready and the sale deed this calculator prices gets executed. Budgeting only for the final sale-deed registration misses the earlier one.

That obligation doesn't apply to every project. The same Act exempts a project from RERA registration where the land does not exceed 500 square metres or the number of apartments does not exceed eight across all phases — a small enough development that the 10%-before-agreement rule, and the registered-agreement step itself, may not apply to it at all. Ask whether your project is RERA-registered before assuming this earlier registration cost is coming.

TDS is not a registration charge, but it has to be settled first

On a purchase where the sale consideration or the stamp duty value is ₹50,00,000 or more, the buyer deducts tax at source on the transaction and deposits it with the government before the sale can close cleanly — this money never touches the sub-registrar's office and isn't part of stamp duty or the registration fee, but a seller and a sub-registrar both expect proof it was handled, since an unresolved TDS obligation on the sale is exactly the kind of loose end that surfaces at the title-verification stage. Work the exact deduction, the deposit deadline, and what changes for a non-resident seller on the TDS on property calculator before you get to this page's registration total.

GST, where this calculator includes it, is paid to the builder — not at the registrar's counter

Where this calculator's total includes GST, that line item behaves differently from stamp duty and the registration fee: it is billed by the builder against each instalment of the agreement value as construction proceeds, not collected at the sub-registrar's office when the deed is presented. GST on an under-construction residential purchase runs at an effective 5% outside the affordable-housing segment and 1% on affordable housing, both without Input Tax Credit for the buyer, per the rate scheme the GST Council's rate notification put into effect from 1 April 2019. A buyer registering a completed, ready-to-move flat where the full price was paid only after the completion certificate was issued owes no GST on the purchase at all — see the full mechanics on the GST on property calculator.

If you're registering in Delhi, DORIS is not where you go

DORIS, Delhi's older registration portal, states on its own homepage that "all SR offices have been migrated to the NGDRS Portal and are no longer active in DORIS." The Delhi row in this page's registration-fee table is a rate, not a payment channel — the live system to actually book a slot and pay now runs through NGDRS, and DORIS itself confirms it no longer does.