The price a builder quotes is almost never the number you register at. Between the sticker and your bank account sit GST, UP stamp duty, the registration fee, and buyer-side charges like IFMS, floor or location premium and parking — together they commonly add roughly 12 to 20% for an under-construction home in this range. This tool takes your own inputs and the statutory rates in force as of 11 July 2026 and shows you an estimated all-in cost and the gap over the sticker. It is a planning estimate, not your exact cost and not a quote — the buyer-side charges vary by project, so confirm each one on the written cost sheet for your unit.
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Build your estimated all-in cost
Enter what you were quoted, pick how you will register and the construction stage, and add any buyer-side charges from your cost sheet. Every statutory rate below is dated and sourced in the table further down; the buyer-side charges are yours to enter.
This is your figure to edit — the basic sale price the developer quoted for the exact unit, floor and facing you want, not the advertised “starting from” number. GST is charged on this value; stamp duty on the higher of this or the circle rate.
The women's concession carries a consideration ceiling (commonly cited at ₹1 crore). Above it, this estimate falls back to the standard rate rather than silently applying 6% — confirm the current notification and any ceiling at the sub-registrar. verified · statutory as of 11 Jul 2026
If the circle-rate (government-assessed) value of your unit is higher than your quoted price, the registry charges stamp duty and registration on that figure. Leave blank and we use your quoted price. not-yet-verified — confirm on the written cost sheet
From the Circle-Rate Ledger: — per sq m. Multiply by your plot/unit area in sq m and enter the result above if it exceeds your quoted price. Indicative — the Sub-Registrar determines the final valuation at registration.
Interest-free maintenance security — a one-time, usually refundable-with-adjustments deposit. Illustrative industry band is roughly ₹50–100/sq.ft, but take the exact figure from your cost sheet. not-yet-verified
Charged for a preferred floor, park or corner facing. Sometimes already inside the quoted price, sometimes added on top — check which, and enter only what is extra. not-yet-verified
Priced per bay and varies widely by project. Enter the figure on your cost sheet. not-yet-verified
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This is an estimated all-in figure, not your exact cost and not an offer of sale. The statutory rates are dated below; IFMS, PLC and parking are your inputs or illustrative bands, never a project price sheet. Ask for the exact charges for your unit on the written cost sheet, and confirm the current statutory rates at execution. Verify any project's RERA status yourself at up-rera.in before you pay anything.
The rates this tool uses — dated and sourced
Crawlers and readers who don't run the calculator get the same numbers here in plain text. Every statutory rate is tagged verified · statutory as of 11 Jul 2026 with its source; the buyer-side charges are tagged not-yet-verified because they vary by project and belong on your written cost sheet, not in a fixed figure.
| Charge | Rate | Charged on | Provenance | Source |
|---|---|---|---|---|
| GST — under construction (non-affordable) | 5%, no input-tax credit | Agreement value | verified · as of 11 Jul 2026 | CBIC Notn. 03/2019-CTR, eff. 1 Apr 2019 |
| GST — affordable housing | 1%, no input-tax credit | Agreement value (size limit & up to ₹45 L) | verified · as of 11 Jul 2026 | CBIC Notn. 03/2019-CTR |
| GST — ready to move (post-OC) | 0% (outside GST) | Not applicable once completion certificate is issued | verified · as of 11 Jul 2026 | CBIC, Schedule III, CGST Act |
| Stamp duty — male sole owner | 7% | Higher of consideration or circle rate | verified · confirm current notification | IGRS-UP (Stamp & Registration, UP) |
| Stamp duty — joint owners | 6.5% (commonly applied) | Higher of consideration or circle rate | verified · confirm current notification | IGRS-UP |
| Stamp duty — woman sole owner | 6% up to a ₹1 Cr consideration ceiling; standard rate above it | Higher of consideration or circle rate | verified · confirm ceiling at sub-registrar | IGRS-UP |
| Registration fee | 1% | Higher of consideration or circle rate | verified · as of 11 Jul 2026 | IGRS-UP |
| TDS on purchase (Sec 194-IA) | 1% when consideration is ₹50 L or more | Deducted from the seller's payment & deposited — not an extra cost | verified · as of 11 Jul 2026 | Income Tax Dept, Sec 194-IA |
| IFMS / PLC / parking | Varies by project | Buyer-side — from your written cost sheet | not-yet-verified — confirm on the cost sheet | Your unit's cost sheet |
Three worked examples
So the numbers are checkable without the calculator, here are three fully worked cases — statutory charges only (no IFMS, PLC or parking added), using the rates dated above. Each all-in figure is just quoted price plus GST plus stamp duty plus registration.
A · Male, under construction
Sole male buyer, ₹1.00 Cr quoted, under-construction home from the developer, circle rate not higher.
- Quoted
- ₹1,00,00,000
- GST @ 5%
- ₹5,00,000
- Stamp duty @ 7%
- ₹7,00,000
- Registration @ 1%
- ₹1,00,000
- Estimated all-in
- ₹1,13,00,000
Gap over sticker: ₹13,00,000 (~13%). Separately, TDS of ₹1,00,000 (1%) is withheld from the seller and deposited — not an added cost.
B · Woman, concession applies
Woman as sole owner, ₹90 L quoted (at or below the ₹1 Cr ceiling, so 6% applies), under construction.
- Quoted
- ₹90,00,000
- GST @ 5%
- ₹4,50,000
- Stamp duty @ 6%
- ₹5,40,000
- Registration @ 1%
- ₹90,000
- Estimated all-in
- ₹1,00,80,000
Gap over sticker: ₹10,80,000 (~12%). The women's concession makes the rate 6% rather than 7% here — a difference of about ₹90,000 at this value.
C · Woman, above the ceiling
Woman as sole owner, ₹1.20 Cr quoted — above the ₹1 Cr ceiling, so the estimate uses the standard rate, not 6%.
- Quoted
- ₹1,20,00,000
- GST @ 5%
- ₹6,00,000
- Stamp duty @ 7%
- ₹8,40,000
- Registration @ 1%
- ₹1,20,000
- Estimated all-in
- ₹1,35,60,000
Because the value is above ₹1 crore, this does not apply the 6% women's rate — it uses the standard 7%. Confirm the exact ceiling and treatment at the sub-registrar.
A fourth case worth knowing: a ready-to-move home whose completion certificate is already issued attracts no GST — so the same ₹1.00 Cr unit in Example A, bought ready-to-move, lands at about ₹1.08 Cr all-in (stamp duty and registration only). That normally means buying from a reseller rather than the developer, and the resale price usually reflects the no-GST advantage.
How to work out your all-in cost
Start from the quoted price
Take the quoted or sticker price of the exact unit you would buy — the floor and facing you actually want, not the advertised “starting from” figure for the smallest unit.
Add GST for the construction stage
5% for a non-affordable under-construction home from the developer, 1% for affordable housing within the limits, or nothing for a ready-to-move home whose completion certificate is already issued.
Add stamp duty on the higher value
UP stamp duty on the higher of your consideration or the circle rate: 7% for a sole male buyer, commonly 6.5% for a joint purchase, 6% for a woman registering as sole owner up to the consideration ceiling.
Add the 1% registration fee
Charged on the same value as stamp duty — the higher of consideration or circle rate.
Add the buyer-side charges
IFMS, floor or location premium (PLC) and parking, taken from the written cost sheet for your unit. These are not statutory and vary by project, so take them from paper, not from memory.
Compare the total against the sticker
The difference between your all-in total and the sticker is what the registry and the cost sheet add. Confirm every figure on the written cost sheet before you commit.
FAQ
What is stamp duty on property in UP and YEIDA in 2026?
How much GST is charged on an under-construction flat?
What are the registration charges in Noida and Greater Noida?
Why is the all-in cost higher than the price the builder quotes?
Do I have to deduct TDS when I buy a property?
Is this the exact cost I will pay?
Sources for the statutory rates
GST: CBIC — Notification 03/2019-Central Tax (Rate), effective 1 April 2019 (5% non-affordable / 1% affordable under-construction, no input-tax credit; ready-to-move post-OC outside GST per Schedule III of the CGST Act). Stamp duty & registration: Stamp & Registration Department, Uttar Pradesh (IGRS-UP) — standard 7%, women's concession and its ceiling, and the 1% registration fee are per the state notification in force; confirm the current figure and any ceiling at the sub-registrar. TDS: Income Tax Department — Section 194-IA. Rates shown are as of 11 July 2026; the registry applies the rate in force on your registration day.
Vidit Kaushik
Civil Engineering, BITS Pilani · UP-RERA Agent UPRERAAGT000309/01/2026 · Founder, Vidastu Developers Pvt. Ltd.