In a significant step toward transparency and simplification of property transactions, the Uttar Pradesh government has rolled out a unified circle rate list, designed to make property valuation and stamp duty calculation more straightforward across the state.
The move, implemented by the Stamps and Registration Department, replaces the older district-specific formats with a standardized structure. The goal is to empower citizens to assess property values and calculate stamp duty on their own, reducing dependence on intermediaries and minimizing disputes.
Minister of State (Independent Charge) for Stamps and Registration, Ravindra Jaiswal, called the reform a “major step to improve, simplify, and standardise the valuation process.” He added, “Now, citizens will be able to assess the value of their property and calculate stamp duty on their own without any technical assistance.”
Streamlined Categories and Clear Valuation
The new format categorizes areas differently by having 15 sub-categories under three main categories: urban, semi-urban, and rural, thus maintaining uniformity in all districts. Also, it first-classifies the plots into agricultural, non-agricicultural, and commercial ones. For properties situated on main roads or off them, there are now less unclear directions in property assessments as the signs for such properties have been clearly defined.
The system also specifies valuation rates for a variety of properties, including farmhouses, semi-commercial units, residential-cum-commercial buildings, single commercial establishments, hotels, hospitals, petrol pumps, cinema halls, and coaching centres. Additionally, depreciation on property construction, ranging from 20% to 50%, has been standardized to bring uniformity to older buildings.
For the first time, a uniform standard for tree valuation has been implemented based on the age of the tree. Where agricultural and non-agricultural lands fall under a single plot number, a scientific method ensures fair assessment, preventing conflicts and stamp duty-related disputes.
Sharing his view on unified circle rate , Mr. Vikas Bhasin, Managing Director, Saya Group, stated, “We welcome the Uttar Pradesh government’s decision to introduce a unified circle rate list, aimed at making property valuation and stamp duty calculation simpler, more transparent, and consistent across the state. This progressive move will bring greater clarity, efficiency, and confidence to property buyers and investors alike.”
Minister Jaiswal mentioned that the reform is a "major step towards transparency and uniformity" and that it will make property registration more citizen-friendly and efficient. With clear valuation norms and standard rates being given, property owners and buyers will be the ones to benefit from the ease of transactions.
Litigation related to property values is likely to decrease with the introduction of the unified circle rate system. Moreover, it will become easier for residents to comply with the rules and the calculation of stamp duty will be uniform and fair throughout Uttar Pradesh.
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