Uttar Pradesh is the most populated and the fourth largest state in India, with key cities such as Noida, Lucknow, Ghaziabad, Prayagraj and Meerut emerging as preferred real estate destinations. When investing in a property, one must be aware of the circle rates fixed by the state government. Buyers are required to pay the stamp duty and registration charges based on the circle rates or the property’s market value, whichever is higher.
See also: Circle rates in Connaught Place, Delhi
What are circle rates in Uttar Pradesh?
The circle rate refers to the minimum value of a property, as set by the state government, below which the property cannot be registered. The Uttar Pradesh government periodically revises the circle rates and publishes a new list of circle rates every year.
The circle rates are determined based on various factors such as:
- Property’s market value: The circle rate is typically lower than the market value.
- Property usage: Circle rates for residential properties are lower as compared to commercial properties, such as shops and offices.
- Amenities: The availability of amenities, such as good roads, transportation, and infrastructure, shopping malls, etc., determine circle rates.
- Location: The property’s location has an impact on the circle rates in the area. The circle rates in a posh neighbourhood will be higher compared to rural areas.
How to check circle rates online in UP?
- To check the circle rates in UP, one can visit the official IGRS portal https://igrsup.gov.in/
- Click on Assessment List (Mulyankan Suchi) from the menu bar.
- A new page will appear, select the district and sub-registrar’s office. Enter captcha.
- Click on the ‘View evaluation list’ button.
- Required details will appear on screen.
How to check circle rates in UP offline?
One can check the circle rates in UP through the offline method by visiting the nearest Sub Registrar’s Office (SRO) and requesting the representative to provide you with the circle rate list of your locality. One can check the list of SROs through the IGRS UP official website.
- Click on the ‘Know your office’ button on the main page.
- On the next page, choose the district, tehsil, and locality/village. Enter the captcha code and click on the ‘See office’ button.
- Relevant details will be displayed on screen.
Circle rates in UP
A list of circle rates in key cities of Uttar Pradesh is mentioned below.
Circle rate in Agra
| Area | Circle rate per sqm |
| Vayu Vihar 100 Road, From Bodla Bichpuri Road Chauraha to Agra Fatehpur Sikri Road | Rs 15,000 |
| Rui Ki Mandi Railway Gate to Ajit Nagar gate, and from Kheriya Mod Tiraha to Arjun Nagar Tiraha | Rs 33,000 |
| Hanuman Nagar Chauraha to Awadhpuri Tiraha | Rs 28,000 |
| Bhogipur Tiraha to Sirki mandi Chauraha | Rs 35,000 |
| Lohamandi Chauraha to Bodla Chauraha | Rs 35,000 |
| Madiya Katra Chauraha to Lohamandi Chauraha | Rs 38,000 |
| Bodla Chauraha to Sikandra Akbar Chowk | Rs 42,000 |
| Shah Nagar Chauraha to Prithvinath Phatak | Rs 30,000 |
| Prithvi Nath Phatak to Vayu Vihar | Rs 22,000 |
| Bhojipura to Prithvi Nath Phatak | Rs 30,000 |
| Collectorate to Rui Mandi Chauraha | Rs 35,000 |
| Kamla Nagar B-Block Main Road Central Bank to Pani Tanki Road | Rs 75,000 |
| Hanuman Mandir Khandari Road to Home Science Institute | Rs 82,000 |
| Church Road MG Road to Ram Raghu Hospital to Uddeshwar House via Hanuman Mandir Khandari Chauraha | Rs 83,000 |
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Circle rate in Ghaziabad
| Area | Rates (per sqm) up to 9m wide road | Rates (per sqm) up to 9 to 18m wide road | Rates (per sqm) over 18m wide road |
| Vasundhara | Rs 56,000 | Rs 58,800 | Rs 61,600 |
| Kaushambi | Rs 72,000 | Rs 75,600 | Rs 79,200 |
| Indirapuram | Rs 66,000 | Rs 69,300 | Rs 72,600 |
| Surya Nagar | Rs 67,000 | Rs 70,400 | Rs 73,700 |
| Chandra Nagar | Rs 67,000 | Rs 70,400 | Rs 73,700 |
| Ramprasatha | Rs 67,000 | Rs 70,400 | Rs 73,700 |
| Vaishali | Rs 67,000 | Rs 70,400 | Rs 73,700 |
| Panchavati Colony | Rs 34,000 | Rs 40,000 |
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Circle rates in Kanpur
| Area | Rate in Rs per square metre (sqm) |
| Sarsaul village limit to Kanpur city limit | Rs 6,600 |
| Rooma village limit to Sarsaul village limit | Rs 7,700 |
| Ashrafabad Road | Rs 13,200 |
| Lal Bangla Road Cantonment to Harjinder Nagar Chauraha | Rs 14,000 |
| 150 ft road Jajmau Factory Area | Rs 16,500 |
| Jajmau Ganga Pul to Ramadevi Chauraha | Rs 17,600 |
| VIP Road Meghdoot Chauraha to Elgin Mill Chauraha | Rs 33,800 |
| Nai Sadak | Rs 42,300 |
| GT Road | Rs 55,000 |
| Mall Road | Rs 66,500 |
| Meston Road | Rs 66,500 |
| Moolganj Chauraha to Ghanta Ghar – Halsey Road | Rs 66,500 |
| P Road | Rs 66,500 |
| Harbansh Mohal Road | Rs 66,500 |
| Birhana | Rs 66,500 |
| Ghantaghar Chauraha to Jareeb Chowki Chauraha | Rs 66,500 |
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Circle rates in Lucknow
| Area | Rate in Rs per square metre (sqm) |
| Chinhat village to Satrikh | Rs 14,000 |
| Sultanpur Road and Shaheed Path | Rs 25,000 |
| Hardoi Road | Rs 20,000 |
| Chinhat village limit to Lucknow city limit (Faizabad Road) | Rs 30,000 |
| Sitapur Road | Rs 39,000 |
| Subhash Marg Medical College to Charbagh Tiraha | Rs 31,000 |
| Telibagh Nagar to PGI Nagar Nigam limit | Rs 31,000 |
| Guru Govind Singh Marg Hussainganj Chauraha to Naka Chauraha | Rs 31,000 |
| Charbagh Station to Awadh Hospital | Rs 55,000 |
| Kaiserbagh Chauraha to Charbagh | Rs 55,000 |
| Singar Nagar Chauraha to Hydel Chauraha | Rs 55,000 |
| Mahatma Gandhi Marg | Rs 76,000 |
| Hazratganj Chauraha to Kalidas Marg Chauraha | Rs 76,000 |
| Vibhuti Khand | Rs 40,000 |
| Eldeco Green, Vipul Khand | Rs 39,500 |
| Faizabad Road | Rs 36,000 |
| Vijay Khand, Vijay Khand, Vipin Khand, Vishal Khand | Rs 33,500 |
| Gautam Palli, Gulistan Colony, Transport Nagar | Rs 28,000 |
| Rana Pratap Marg | Rs 29,000 |
| Gomti Nagar Phase-3, Gomti Nagar Extension, Gomti Greens, Vastu Khand, Vaibhav Enclave, Vikas Khand, Vikalp Khand, Vinagra Khand, Vinay Khand, Vinit Khand, Vikrant Khand, Vishwas Khand, Vibhav, Vivek Khand, Vijyant Khand, Vishesh Khand, Virat Khand, Viraj, Viram Khand | Rs 30,500 |
| AP Sen Road | Rs 26,000 |
| Park Road, Park Lane, Mahatma Gandhi Marg, Motilal Nehru Road, Miling Toniya Road, Vidhan Sabha Marg, Vivekanand Marg, Vikramaditya Marg | Rs 27,500 |
| Gautam Budh Marg, Charbagh | Rs 25,000 |
| Ashiyana, Jiyamau, Srijan Vihar Colony | Rs 22,000 |
| Saket Palli, Pirpur Square, Bandriya Bagh, Banarasi Bagh | Rs 22,500 |
| Darbari Lal Sharma | Rs 21,500 |
| Ashiyana, Jiyamau, Srijan Vihar Colony | Rs 22,000 |
| Raibareli Road Yojna, Aishbagh, Eldeco, Kanpur Road Pariyojana, Awadh Vihar Pariyojna, Sharda Nagar, Sharda Nagar Yojana | Rs 19,000 |
| Guru Nanak Market, Vrindaban Yojan | Rs 21,000 |
| Havelock Road, La Martiniere Colony, Trilokinath, Manas Nagar | Rs 20,000 |
| Marutipuram | Rs 19,500 |
| Omaxe City, Alambagh | Rs 16,000 |
| Butler Palace Colony, Butler Ganj, BBD Green City Shahpur | Rs 18,000 |
| Sushant City, from Sector A to E | Rs 18,500 |
| Sushant City, From Sector F to I | Rs 15,000 |
| Aabadi Kabristan Mall Avenue, Vindsor Palace | Rs 16,500 |
| Sarojini Naidu Marg, Chitwapur Road, Canal Colony, Uday Ganj, Uday Ganj Road, Mangal Kheda | Rs 15,500 |
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Circle rate in Noida
| Area | Rate 12m road (sqm) | Rate for 12m-18m road (sqm) | Rate for 18m-24m road (sqm) | Rate for above 24m (sqm) |
| Sector 66, 102, 138, 139, 140, 140A, 141, 145 – 150, 158-167, NEPZ, Noida Phase 2 | Rs 40,000 | Rs 42,000 | Rs 44,000 | Rs 46,000 |
| Sector 115 | Rs 44,000 | Rs 42,000 | Rs 44,000 | Rs 50,600 |
| Sector 54, 57 – 60, 63, 63A, 64, 65, 67-69, 80, 81, 83-91, 95, 101, 103, 106, 109, 111, 112, 113, 114, 116, 117, 118 | Rs 44,000 | Rs 46,200 | Rs 48,400 | Rs 50,600 |
| Sector 104 | Rs 44,000 | Rs 55,150 | Rs 57,750 | Rs 60,400 |
| Sector 168 | Rs 52,500 | Rs 52,500 | Rs 57,750 | Rs 60,400 |
| Sector 1-12, 22, 42, 43, 45, 70-79, 107, 110, 119-121, 123, 125-137, 142, 143, 143B, 144, 151-157 | Rs 52,500 | Rs 55,150 | Rs 57,750 | Rs 60,400 |
| Sector 15, 19, 20, 21, 23-25, 25A, 26-29, 31-34, 37, 40, 41, 46-49, 53, 55, 56, 61, 62, 82, 92, 93, 93A, 93B, 96-100, 105, 108, 122 | Rs 72,000 | Rs 75,600 | Rs 79,200 | Rs 82,800 |
| Sector 14, 14A, 15A, 16, 16A, 16B, 17, 18, 30, 35, 36, 38, 38A, 39, 44, 50, 51, 52, 94, 124 | Rs 1,03,000 | Rs 1,09,000 | Rs 1,14,000 | Rs 1,19,000 |
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Circle rate in Meerut
| Area | Price per sqft |
| Rohta Road | Rs 4,417 |
| Shatabdi Nagar | Rs 6,666 |
| Meerut Bypass Road | Rs 11,361 |
| Delhi Road | Rs 11,323 |
| Delhi Meerut Expressway | Rs 5,466 |
| Shastri Nagar | Rs 5,500 |
| Lohia Nagar | Rs 2,392 |
| Mohkampur | Rs 3,212 |
| Abdullapur | Rs 2,651 |
| Meerut Cantt | Rs 2,657 |
| MDA | Rs 4,139 |
| Modipuram | Rs 2,695 |
| Kanker Khera | Rs 4,064 |
| Jainpur | Rs 2,215 |
| Fazalpur | Rs 3,031 |
Circle rates in UP: Commercial and residential real estate trends
Uttar Pradesh enjoys location advantages due to its proximity to Delhi. Owing to the affordability of land, the state attracts several investors, which has resulted in increased demand and supply of residential as well as commercial properties in several cities. Further, the state government has been focusing on infrastructure development.
There has been a rise in demand for affordable housing, especially with schemes, such as Pradhan Mantri Awas Yojana (PMAY) for homebuyers. Moreover, several Tier-2 and Tier-3 cities in the state have witnessed increased demand for residential properties due to the presence of social infrastructural facilities and good connectivity.
Several of these cities have also attracted diverse companies looking to set up their operations, resulting in increased demand for office space. The co-working spaces are sought-after investment options in bustling cities, such as Noida and Ghaziabad. Further, Uttar Pradesh, due to its strong network of highways, railways, and airports, makes it a preferred destination for warehousing and logistics companies, thus impacting the real estate market and resulting in the growth of warehousing hubs.
Reasons to invest in Uttar Pradesh
Uttar Pradesh has witnessed a significant increase in property demand, especially in key cities such as Kanpur, Lucknow, Noida, and Ghaziabad, owing to the growing population and improved infrastructure. Moreover, with new infrastructure projects, including the upcoming metro lines and expressways, the state is garnering several investors, bolstering economic development.
FAQs
How to check circle rates for different cities in UP?
One can visit the official website of the Uttar Pradesh Stamps and Registration Department (IGRS UP) to check the circle rate in UP.
How do circle rates in UP differ from market rates?
While the circle rates are the minimum value of a property that the state government determines based on various factors, the market rate is mostly determined by the seller and is usually higher in comparison to its circle rates.
How are circle rates in Uttar Pradesh calculated?
The circle rates for an apartment are determined based on the following formula: Circle rate = part of the land ratio X land cost + flat area X building cost + common area X construction cost.
Which factors affect the circle rates in UP?
Circles rates in UP are determined based on factors, such as property's location, usage, amenities, and market value.
How to check the circle rate in Noida?
One can check the official IGRS UP website to find the circle rates in different localities of Noida.
How much are the stamp charges based on the circle rates in UP?
The applicable stamp duty in UP is 7% of the transaction value for men and 6% of the transaction value for women, while registration charges are 1% of the transaction value.
| Got any questions or point of view on our article? We would love to hear from you. Write to our Editor-in-Chief Jhumur Ghosh at jhumur.ghosh1@housing.com |
