What is stamp duty on a flat in Mumbai in 2026?

Stamp duty in Mumbai is 6 per cent of the agreement value for male and joint buyers — a 5 per cent base rate plus a 1 per cent metro cess. Where the sole buyer, or all co-buyers, are female, the rate is 5 per cent. The 15-year resale lock-in that previously attached to the women's concession was removed in 2026.

What are registration charges in Mumbai?

Registration is 1 per cent of the agreement value, capped at 30,000 rupees. On any sea-facing flat the cap applies, so the charge is a flat 30,000 rupees.

Is GST payable on a sea-facing flat in Mumbai?

GST of 5 per cent applies to under-construction residential property, with no input tax credit. It does not apply to a completed home that has received its occupation certificate. No sea-facing flat in this segment qualifies for the 1 per cent affordable-housing rate, which is capped at 45 lakh rupees.

How much do statutory charges add to a Mumbai flat purchase?

On an under-construction flat at an agreement value of 5.19 crore rupees, stamp duty, registration and GST total 57.39 lakh rupees — 11.06 per cent of the agreement value. Developer charges such as floor rise, parking, club, corpus and advance maintenance sit on top of that.

What a Sea-Facing Mumbai Flat Actually Costs

Every line item that sits between a published rate card and the money that actually leaves your account. The statutory percentages are fixed by law and we publish them here in full, free, with a worked example. The only thing we ask for your email address in exchange for is the arithmetic on your specific unit.

Statutory rates verified 27 July 2026. We re-check them every quarter and on every state budget.

The three statutory charges

These are set by the Government of Maharashtra and the GST Council. No developer, and no broker, can vary them. If someone offers you a discount on stamp duty, walk away.

ChargeRateNotes

Stamp duty 6% 5% base plus 1% metro cess, on the agreement value. 5% where the sole buyer, or every co-buyer, is female. The 15-year resale lock-in on that concession was removed in 2026.

Registration 1%, capped at ₹30,000 The cap binds on every home in this segment, so in practice this is a flat ₹30,000.

GST 5% Under-construction only, and no input tax credit. Nil on a completed home that has its occupation certificate. The 1% affordable-housing rate caps out at ₹45 lakh and never applies here.

Worked example: an under-construction home at ₹5.19 Cr

This is the entry price on our live Dadar listing. The arithmetic below is complete and you can check every line of it yourself.

LineBasisAmount

Agreement valuePublished rate card₹5,19,00,000

Stamp duty6% of agreement value₹31,14,000

Registration1%, capped₹30,000

GST5%, under construction₹25,95,000

Statutory subtotal11.06% of agreement value₹57,39,000

Payable before developer charges—₹5,76,39,000

If the sole buyer is a woman, stamp duty falls to 5% — ₹25,95,000 — and the statutory subtotal becomes ₹52,20,000, or 10.06%. That single decision is worth ₹5,19,000. It is the largest legal saving available on this purchase and almost nobody mentions it to you.

The developer charges

These are the ones that move. They are set project by project, they appear on the rate card rather than in any statute, and they are where an unpublished number does the most damage. We do not invent ranges for them. We read them off the rate card for your specific unit and compute the total.

Line itemHow it is chargedWhat to watch

Floor risePer sq.ft, per floor above a base floorOn a sea-facing tower this is the single largest developer charge, because the floors you want are the ones it prices.

Car parkingLump sum per bayConfirm how many bays are included in the agreement value and how many are charged.

Club membershipOne-time lump sumAsk whether it is transferable on resale.

Corpus / sinking fundLump sum, or per sq.ftHeld by the society, not the developer. Ask when it transfers.

Advance maintenancePer sq.ft per month, 12–24 months upfrontCheck the number of months and the per sq.ft rate separately.

Legal & documentationLump sumDistinct from your own conveyancing cost.

Utility depositsLump sumElectricity, water and gas meter deposits, and society share money.

One question that is worth asking in every negotiation: is the quoted rate on carpet area or on saleable area? A rate that looks lower on saleable area is frequently higher on carpet. Under RERA every developer must quote carpet area, and every rate card we publish states which basis it uses.

Get the sheet for your unit

The structure above is yours for free, and always will be. What we compute for you is the specific number. Your floor and your carpet area, against that project’s floor-rise table. Its parking, club and corpus. The GST position given its construction stage, and the stamp duty given who is on the agreement.

The all-in cost sheet

Send me the all-in cost sheet. Your email, not your phone. No OTP. We won’t call unless you ask.

Where this sits in what we publish

Four steps, and you choose how far down them you go. Nothing later is a condition of anything earlier.

Free, no exchange. Rate cards, carpet areas, floor-band view analysis, the price reports, and this page. Start here →
Your email. The all-in cost sheet computed for your unit. The form above →
Your email and a preference. Photographs from the floor band you are actually considering, with the floor and the date on each one. Tell us the band →
A conversation. A private viewing, arranged directly with Smit Shah. Arrange it →

No artist’s impressions. No staged sightlines. The view in the photograph is the view from the window.

Every image on this site is labelled — Actual, Developer render or Representative. Where we have not been, we say so.

Questions

Because it is work rather than data. The structure on this page is published knowledge and we will never charge for it. Computing your specific number means reading a particular rate card against a particular unit, and we would like to know who we did it for. An email address is the whole price.

No, unless you ask for one. We do not require a phone number for the cost sheet, we do not send an OTP, and we do not sell or share enquiry data.

The statutory rates change with the state budget and with GST Council decisions. This page carries the date we last verified them, and we re-check every quarter. Developer charges change whenever the rate card is revised, which is why every rate card we publish is dated.

No. The 15-year lock-in that required repayment of the 1% differential on an early resale was removed in 2026. The concession now applies without a resale restriction, provided every co-buyer on the agreement is female. Confirm your own position with your conveyancer — we are advisers on property, not on tax.

This page sets out publicly available statutory rates and the structure of developer charges. It is general information, not tax or legal advice, and GrihVann is neither a tax adviser nor a law firm. Confirm your own position with a qualified professional before you sign.