List your propertyTwo calculators in one: what you will actually pay at the sub-registrar, and — if your land is being acquired for a project — how compensation is built up under the law.
Free · Varanasi
Put in your lane's official circle rate and get the real number you'll pay at the sub-registrar — including the trap most buyers miss.
Don't know it? Pull the official list from igrsup.gov.in —our free one-pager shows the 5 steps.
Wide-road and corner plots carry a loading in the SRO's own list. Check yours and enter it.
Total you pay at registry · रजिस्ट्री में कुल खर्च
₹0
The circle rate is the floor, not the ceiling — see the note below.
Set by the state on a sliding scale from 1 to 2. Urban land is fixed at 1.0.
Indicative compensation · अनुमानित मुआवज़ा
₹0
How the figure is built up
Because of how the Right to Fair Compensation and Transparency in Land Acquisition, Rehabilitation and Resettlement Act, 2013 is written. Compensation is(market value × a multiplying factor) + the value of assets on the land, and then asolatium of 100% is added on top of that whole sum. The factor is 1.0 for urban land and a sliding 1.0 to 2.0 for rural land, set by the state depending on how far the land is from a town. So urban land lands near 2× and rural land near4×. That is the arithmetic behind the number people repeat — not a guarantee.
No — it's the floor. The Act says market value is the higher of the circle rate or the average of the top 50% of registered sale deeds (बैनामा) for similar land nearby in the last three years. If real sales in your area happened well above circle rate, the market value used should reflect that. This is the single biggest reason people are quoted less than they're entitled to, so keep copies of recent sale deeds from your area.
The recorded landowner is compensated. The 2013 Act also recognises others who depend on the land — including tenants, sharecroppers and, in some cases, families whose livelihood comes from it — through the rehabilitation and resettlement provisions. If your name isn't in the khatauni but you have been on the land, take that up during the objection stage rather than after the award.
A preliminary notification is published, a social impact assessment is carried out, and landowners get a window to file written objections and be heard. A declaration follows, then the Collector passes an award fixing compensation. If you disagree with the award, you can seek a reference to the Land Acquisition, Rehabilitation and Resettlement Authority. The objection window is the point of maximum leverage — missing it is the most common and most expensive mistake.
Khatauni (खतौनी) / khasra (खसरा) showing your name, the sale deed by which you acquired it, mutation (दाखिल-खारिज) records, receipts for anything built on the land, and any recent registered sale deeds from your area that show what land there actually sells for. Photographs of structures, wells and trees before any survey are worth having.
Facing acquisition and not sure what your records say? Send us the khasra number and we'll help you read what's on record and understand the stage the process is at. We can't promise an outcome and we don't handle claims — but you shouldn't have to work it out alone.
Ask on WhatsAppStamp duty in Uttar Pradesh is 7% for men, 6% for women and 6.5% joint, plus 1% registration. Circle rates and rules change by government order — confirm on igrsup.gov.in or at the sub-registrar office before you pay. This is general information, not legal or tax advice.
The circle rate is the minimum value the government sets for property in your lane, and stamp duty is charged on whichever is higher — that rate or the price you agreed. Because IGRS publishes rates per square metre while Varanasi trades in biswa, the conversion is where most people go wrong. This tool handles the conversion, shows which value the duty is actually charged on, and flags the tax and TDS consequences of buying below the circle rate.
From igrsup.gov.in — open the valuation list (मूल्यांकन सूची), pick Varanasi, choose your sub-registrar office and download the rate list PDF for your mohalla. That PDF, not a website figure, is what the registry office applies. Our free one-page guide walks through the five steps.
Because they change by government order and are published separately for each sub-registrar office. A printed table goes stale silently, and a stale figure at the registry counter costs you real money. We would rather show you how to pull the current official one.
Under the 2013 land acquisition Act, compensation is (market value x a multiplying factor) plus the value of assets on the land, and then a solatium of 100% is added to that total. The factor is 1.0 for urban land and a sliding 1.0 to 2.0 for rural land. That is why people say compensation works out to roughly two to four times. The Collector determines the actual market value, which can exceed the circle rate.
No — it is the floor. The law says market value is the higher of the circle rate or the average of the top 50% of registered sale deeds for similar nearby land over the last three years. Keep copies of recent sale deeds from your area.
BrixOn is a property platform, not just a calculator — here are a few verified listings, direct from owner.
Prices in Sandaha rose about 6–12% per year in recorded data (property portals + official circle rates). Money growing at that pace becomes about 1.3×–1.8× in 5 years — ₹10 lakh → about ₹13.4–17.6 lakh. Past growth is a record, not a promise.
Full Future Growth details →Prices in Ramnagar rose about 6–12% per year in recorded data (property portals + official circle rates). Money growing at that pace becomes about 1.3×–1.8× in 5 years — ₹10 lakh → about ₹13.4–17.6 lakh. Past growth is a record, not a promise.
Full Future Growth details →Free, Varanasi-tuned calculators to help you plan your purchase.
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