Every property has a basic minimum value. In India, this basic value of land and property is determined by the state government, keeping in view several factors. This basic minimum value attached to properties is known with different names across the length and breadth of the country. In most northern states, the term used to refer to a property’s state attached basic minimum value is circle rate. Buyers who intend to purchase land or property in the national capital Delhi, for instance, must have the proper knowledge about prevalent circle rates of property to ensure they pay only what is the fair value of a property. Knowing this will also help them plan the purchase better since circle rates affect the amount the buyer will have to pay as stamp duty and registration fee as well.
What is circle rate?
According to income tax department, circle rate is the value taken by state governments for the purpose of payment of stamp duty in respect of transfer of immovable property. Basically, circle rate is the government-prescribed value attached to land in a state. Subject to periodic changes, circle rates are tweaked from time to time to keep these close to the prevalent market rate of properties. Circle rates differ from area to area within a city. While circle rates are higher for premium locations, they are comparatively lower for other areas.
See also: All about Delhi stamp duty on property
What is the Circle Rate in Delhi?
The state government sets the minimum price, known as the Circle Rate in Delhi. A circle rate is required to officially register a property for tax reasons. It acts as a reference price for real estate in various parts of Delhi. Delhi’s circle rate values change according to the location, age, and kind of use of the property (commercial or residential). Stamp duty and registration costs are computed using circle rates, which are revised on a regular basis to account for fluctuations in the real estate market.
How does circle rate impact a homebuyer?
Also known as guidance value, collector rate, collector rate and ready reckoner rate, circle rates help the buyer have a clear idea about the exact value of the property as assigned by the state government. Even though he might have to pay more than the government-attached value of the property because the market rate of properties is often higher than the circle rate, knowledge of the circle rate helps him make an informed decision, which can also help him negotiate better with the seller.
More importantly, the buyer gets a clear idea about how much money he would be spending on his home purchase once he finds out the circle rate of the property. Since states charge a certain value of the circle rate-value of the property as stamp duty and registration fee, the buyer will be able to make exact calculations about this government mandated additional fee which is part and parcel of all property transactions.
How does circle rate impact a seller?
For sellers, circle rates can significantly influence property pricing and tax obligations. When the market rate of a property is lower than the circle rate, the seller faces a higher capital gains tax liability. Under the Income Tax Act, the difference between the circle rate and the actual sale price is treated as “deemed income” and taxed accordingly. This can reduce the seller’s net profits and deter potential transactions in areas where circle rates are set unrealistically high.
Conversely, when market rates exceed circle rates, sellers may find it easier to attract buyers at higher prices, as the circle rate ensures a lower benchmark for stamp duty calculations. However, this scenario also increases the risk of undervaluation practices, where sellers and buyers agree on a lower declared transaction value to reduce taxes—an illegal practice with severe penalties.
Sellers must be mindful of these dynamics, pricing properties strategically to balance market competitiveness with compliance. In markets with a significant gap between circle and market rates, sellers may also need to engage real estate professionals to navigate pricing challenges and ensure compliance with tax laws.
Impact on developers
- Project viability: Increased circle rates can elevate the baseline property valuation, potentially leading to higher stamp duty and registration fees. This escalation may deter potential buyers, affecting sales velocity and, consequently, the financial feasibility of new projects.
- Pricing strategy: Developers might need to reassess their pricing models to align with the revised circle rates. In scenarios where market rates are below the circle rates, developers could face challenges in justifying higher prices to buyers, potentially leading to a slowdown in sales.
Impact on lenders
- Loan appraisals: Lenders rely on property valuations to determine loan amounts. Higher circle rates can increase property valuations, allowing borrowers to secure larger loans. However, if market rates are lower than circle rates, lenders may exercise caution, considering the potential risk of overvaluation.
- Risk assessment: Discrepancies between circle rates and market values can complicate risk assessments. Lenders must ensure that loan amounts are justified by actual market conditions to mitigate the risk of defaults.
Impact on real estate agents:
- Transaction dynamics: Real estate agents are crucial in facilitating property transactions. Changes in circle rates can influence buyer and seller expectations, affecting negotiation processes. Agents must stay informed about rate revisions to provide accurate advice and manage client expectations effectively.
- Market activity: Adjustments in circle rates can either stimulate or dampen market activity. For instance, reducing circle rates might encourage more transactions, benefiting agents through increased commissions. Conversely, higher rates could lead to a market slowdown, impacting their earnings.
Have the circle rates in Delhi been revised?
No, the circle rates in Delhi have not been revised. The Delhi government’s plan to revise the circle rates for residential and commercial properties in the capital is being reconsidered. The previous proposal, which included creating sub-categories within the existing A to H categories and introducing multiple slabs of circle rates, was returned by the finance department with objections and suggestions.
Officials from the revenue department are reviewing these suggestions and intend to rework the proposal, potentially increasing circle rates by up to 35% due to the significant gap between the existing circle rates and market prices. Although circle rates for residential areas were last hiked in 2014, the government recently raised the rates for agricultural land, signalling a broader push to adjust property values in line with market conditions.
When were Delhi circle rates last revised?
The Delhi’s circle rate was last revised in 2014. The revision was informed through an official notification. You can check the Delhi circle rate revision notification below:
Delhi circle rate list official document
Historical revisions:
- 2014 Revision: The most recent comprehensive revision of Delhi’s circle rates occurred in 2014. This update categorised areas from ‘A’ to ‘H’ based on factors like infrastructure and market value, with Category A representing the most affluent localities. The circle rates were adjusted accordingly to reflect these classifications.
- Subsequent adjustments: Post-2014, there have been no significant revisions to the circle rates. However, the Delhi government has implemented temporary measures to stimulate the real estate market. For instance, a 20% reduction in circle rates was introduced and extended multiple times, with the latest extension lasting until December 31, 2022.
Impact on market dynamics:
- Market Alignment: The lack of regular updates to circle rates has led to discrepancies between these rates and actual market values in certain areas. In some localities, market prices have surpassed the established circle rates, while in others, significantly where market demand has declined, circle rates remain higher than current market values.
- Tax Implications: Sellers may face higher tax liabilities when circle rates exceed market rates. This is because capital gains tax calculations are based on the higher values—circle rate or actual transaction value—potentially increasing the tax burden on sellers in depreciating markets.
Current scenario:
As of February 2025, there have been discussions about revising the circle rates to better align with current market conditions. However, no official updates have been announced. Real estate stakeholders advocate for periodic reviews to ensure that circle rates accurately reflect prevailing market trends, thereby promoting transparency and fairness in property transactions.
In summary, while Delhi’s circle rates have remained essentially unchanged since 2014, temporary reductions have been applied to boost the real estate market. The misalignment between circle rates and actual market values in certain areas underscores the need for regular assessments to maintain equilibrium in the property market.
Delhi circle rate for flats in 2025
| Area | DDA, society flats (per square metre) | Private builder flats (per square metre) | Multiplying factors for private colonies |
| Up to 30 sqm | Rs 50,400 | Rs 55,400 | 1.1 |
| 30-50 sqm | Rs 54,480 | Rs 62,652 | 1.15 |
| 50-100 sqm | Rs 66,240 | Rs 79,488 | 1.2 |
| Over 100 sqm | Rs 76,200 | Rs 95,250 | 1.25 |
| Multi-storey apartment | Rs 87,840 | Rs 1.1 lakh | 1.25 |
A square metre is equal to 10.76 square foot.
New Delhi circle rate category wise
Delhi circle rate for residential and commercial plots in 2025
| Category | Land cost (per sqm) | Construction cost: Residential (per sqm) | Construction cost: Commercial (per sqm) |
| A | Rs 7.74 lakh | Rs | Rs 25,200 |
| B | Rs 2.46 lakh | Rs 17,400 | Rs 19,920 |
| C | Rs 1.6 lakh | Rs 13,920 | Rs 15,960 |
| D | Rs 1.28 lakh | Rs 11,160 | Rs 12,840 |
| E | Rs 70,080 | Rs 9,360 | Rs 10,800 |
| F | Rs 56,640 | Rs 8,220 | Rs 9,480 |
| G | Rs 46,200 | Rs 6,960 | Rs 8,040 |
| H | Rs 23,280 | Rs 3,480 | Rs 3,960 |
Delhi circle rate for agricultural land 2025
| District | Green belt villages (in Rs crore per acre) | Urbanised villages (in Rs crore per acre) | Rural villages (in Rs crore per acre) |
| South | 5 | 5 | 5 |
| North | 3 | 3 | 3 |
| West | 3 | 3 | 3 |
| North-west | 3 | 3 | 3 |
| South-west | 3 | 4 | 3 |
| New Delhi | 5 | 5 | 5 |
| Central | NA | 2.5 | 2.5 |
| South-east | NA | 4 | 2.5 |
| Shahdara | 2.3 | 2.3 | 2.3 |
| North-east | NA | 2.3 | 2.3 |
| East | NA | 2.3 |
2.3 |
Delhi circle rate of land in colonies in 2025
| Area | Land cost per sqm | Construction cost |
| Lodi Road Industrial Area | Rs 7.74 lakh | Rs 21,960 |
| Maharani Bagh | Rs 7.74 lakh | Rs 21,960 |
| Nehru Place | Rs 7.74 lakh | Rs 21,960 |
| New Friends Colony | Rs 7.74 lakh | Rs 21,960 |
| Panchshila Park | Rs 7.74 lakh | Rs 21,960 |
| Rajendra Place | Rs 7.74 lakh | Rs 21,960 |
| Shanti Niketan | Rs 7.74 lakh | Rs 21,960 |
| Sunder Nagar | Rs 7.74 lakh | Rs 21,960 |
| Vasant Vihar | Rs 7.74 lakh | Rs 21,960 |
| Anand Niketan | Rs 7.74 lakh | Rs 21,960 |
| Basant Lok DDA Complex | Rs 7.74 lakh | Rs 21,960 |
| Bhikaji Cama Place | Rs 7.74 lakh | Rs 21,960 |
| Friends Colony | Rs 7.74 lakh | Rs 21,960 |
| Friends Colony East | Rs 7.74 lakh | Rs 21,960 |
| Friends Colony West | Rs 7.74 lakh | Rs 21,960 |
| Golf Links | Rs 7.74 lakh | Rs 21,960 |
| Kalindi Colony | Rs 7.74 lakh | Rs 21,960 |
| Anand Lok | Rs 2.46 lakh | Rs 17,400 |
| Andrews Ganj | Rs 2.46 lakh | Rs 17,400 |
| Defence Colony | Rs 2.46 lakh | Rs 17,400 |
| Greater Kailash I | Rs 2.46 lakh | Rs 17,400 |
| Greater Kailash II | Rs 2.46 lakh | Rs 17,400 |
| Greater Kailash III | Rs 2.46 lakh | Rs 17,400 |
| Greater Kailash IV | Rs 2.46 lakh | Rs 17,400 |
| Green Park | Rs 2.46 lakh | Rs 17,400 |
| Gulmohar Park | Rs 2.46 lakh | Rs 17,400 |
| Hamdard Nagar | Rs 2.46 lakh | Rs 17,400 |
| Hauz Khas | Rs 2.46 lakh | Rs 17,400 |
| Maurice Nagar | Rs 2.46 lakh | Rs 17,400 |
| Munirka Vihar | Rs 2.46 lakh | Rs 17,400 |
| Neeti Bagh | Rs 2.46 lakh | Rs 17,400 |
| Nehru Enclave | Rs 2.46 lakh | Rs 17,400 |
| Nizamuddin East | Rs 2.46 lakh | Rs 17,400 |
| Pamposh Enclave | Rs 2.46 lakh | Rs 17,400 |
| Panchsheel Park | Rs 2.46 lakh | Rs 17,400 |
| Safdarjang Enclave | Rs 2.46 lakh | Rs 17,400 |
| Sarvapriya Vihar | Rs 2.46 lakh | Rs 17,400 |
| Sarvodaya Enclave | Rs 2.46 lakh | Rs 17,400 |
| Civil Lines | Rs 1.60 lakh | Rs 13,920 |
| East of Kailash | Rs 1.60 lakh | Rs 13,920 |
| East Patel Nagar | Rs 1.60 lakh | Rs 13,920 |
| Jhandewalan Area | Rs 1.60 lakh | Rs 13,920 |
| Kailash Hill | Rs 1.60 lakh | Rs 13,920 |
| Kalkaji | Rs 1.60 lakh | Rs 13,920 |
| Lajpat Nagar I | Rs 1.60 lakh | Rs 13,920 |
| Lajpat Nagar II | Rs 1.60 lakh | Rs 13,920 |
| Lajpat Nagar III | Rs 1.60 lakh | Rs 13,920 |
| Lajpat Nagar IV | Rs 1.60 lakh | Rs 13,920 |
| Malviya Nagar | Rs 1.60 lakh | Rs 13,920 |
| Masjid Moth | Rs 1.60 lakh | Rs 13,920 |
| Munirka | Rs 1.60 lakh | Rs 13,920 |
| Nizamuddin West | Rs 1.60 lakh | Rs 13,920 |
| Panchsheel Extension | Rs 1.60 lakh | Rs 13,920 |
| Punjabi Bagh | Rs 1.60 lakh | Rs 13,920 |
| Som Vihar | Rs 1.60 lakh | Rs 13,920 |
| Vasant Kunj | Rs 1.60 lakh | Rs 13,920 |
| Alaknanda | Rs 1.60 lakh | Rs 13,920 |
| Chittaranjan Park | Rs 1.60 lakh | Rs 13,920 |
| New Rajinder Nagar | Rs 1.28 lakh | Rs 11,160 |
| Old Rajinder Nagar | Rs 1.28 lakh | Rs 11,160 |
| Rajouri Garden | Rs 1.28 lakh | Rs 11,160 |
| Anand Vihar | Rs 1.28 lakh | Rs 11,160 |
| Daryaganj | Rs 1.28 lakh | Rs 11,160 |
| Dwarka | Rs 1.28 lakh | Rs 11,160 |
| East End Apartments | Rs 1.28 lakh | Rs 11,160 |
| Gagan Vihar | Rs 1.28 lakh | Rs 11,160 |
| Hudson Line | Rs 1.28 lakh | Rs 11,160 |
| Indraprastha Extension | Rs 1.28 lakh | Rs 11,160 |
| Janakpuri | Rs 1.28 lakh | Rs 11,160 |
| Jangpura A | Rs 1.28 lakh | Rs 11,160 |
| Jangpura Extension | Rs 1.28 lakh | Rs 11,160 |
| Jasola Vihar | Rs 1.28 lakh | Rs 11,160 |
| Karol Bagh | Rs 1.28 lakh | Rs 11,160 |
| Kirti Nagar | Rs 1.28 lakh | Rs 11,160 |
| Mayur Vihar | Rs 1.28 lakh | Rs 11,160 |
| Chandni Chowk | Rs 70,080 | Rs 9,360 |
| East End Enclave | Rs 70,080 | Rs 9,360 |
| Gagan Vihar Extension | Rs 70,080 | Rs 9,360 |
| Hauz Qazi | Rs 70,080 | Rs 9,360 |
| Jama Masjid | Rs 70,080 | Rs 9,360 |
| Kashmere Gate | Rs 70,080 | Rs 9,360 |
| Khirki Extension | Rs 70,080 | Rs 9,360 |
| Madhuban Enclave | Rs 70,080 | Rs 9,360 |
| Mahavir Nagar | Rs 70,080 | Rs 9,360 |
| Moti Nagar | Rs 70,080 | Rs 9,360 |
| Pahar Ganj | Rs 70,080 | Rs 9,360 |
| Pandav Nagar | Rs 70,080 | Rs 9,360 |
| Rohini | Rs 70,080 | Rs 9,360 |
| Sarai Rihilla | Rs 70,080 | Rs 9,360 |
| Zakir Nagar Okhla | Rs 56,640 | Rs 8,220 |
| Anand Parbat | Rs 56,640 | Rs 8,220 |
| Arjun Nagar | Rs 56,640 | Rs 8,220 |
| Daya Basti | Rs 56,640 | Rs 8,220 |
| Dilshad Colony | Rs 56,640 | Rs 8,220 |
| Dishad Garden | Rs 56,640 | Rs 8,220 |
| BR Amdedkar Colony | Rs 56,640 | Rs 8,220 |
| Ganesh Nagar | Rs 56,640 | Rs 8,220 |
| Govindpuri | Rs 56,640 | Rs 8,220 |
| Hari Nagar | Rs 56,640 | Rs 8,220 |
| Jangpura B | Rs 56,640 | Rs 8,220 |
| Madhu Vihar | Rs 56,640 | Rs 8,220 |
| Majnu Ka Tila | Rs 56,640 | Rs 8,220 |
| Mukheree Park Extension | Rs 56,640 | Rs 8,220 |
| Nand Nagri | Rs 56,640 | Rs 8,220 |
| Uttam Nagar | Rs 56,640 | Rs 8,220 |
| Ambedkar Nagar Jahangirpuri | Rs 46,200 | Rs 6,960 |
| Amdedkar Nagar East Delhi | Rs 46,200 | Rs 6,960 |
| Amber Vihar | Rs 46,200 | Rs 6,960 |
| Dabri Extension | Rs 46,200 | Rs 6,960 |
| Dakshinpuri | Rs 46,200 | Rs 6,960 |
| Dashrath Puri | Rs 46,200 | Rs 6,960 |
| Hari Nagar Extension | Rs 46,200 | Rs 6,960 |
| Vivek Vihar Phase I | Rs 46,200 | Rs 6,960 |
| Tagore Garden | Rs 46,200 | Rs 6,960 |
| Sultanpur Majra | Rs 23,280 | Rs 3,480 |
Factors that impact circle rate in Delhi
Property circle rates in Delhi depend on a number of factors, such as:
- Market value of the property
- Property usage, such as residential or commercial
- Facilities or amenities in the property
- Property location
- Property age
- Construction type
Delhi is classified into eight categories, from A to H, based on the factors mentioned above. Localities with highest values and posh localities come under Category A, while areas with the lowest value comes under category H.
Let us discuss these factors in detail.
Market value of the property
The market value of the property is a crucial factor that the government considers when determining the circle rates. Usually, a property’s market value is higher than the circle rates.
Facilities or amenities
The facilities or amenities in the property may influence the circle rates in an area. Properties equipped with advanced facilities, such as a jogging track, guest accommodation, swimming pool, etc., may come with higher circle rates. The more the facilities, the higher the circle rate in Delhi.
Type of property (usage)
While circle rates are lower for residential properties in Delhi, they are comparatively higher for commercial properties.
Age of the property
The age of the property is also considered while determining the circle rate of properties in the national capital.
Circle rates: Age factor in Delhi
Age multiplier reference table
When calculating the construction cost component of a property’s value, the age of the building is factored in to account for depreciation. This is done through an age multiplier—a percentage that reduces the construction value based on how old the building is.
For instance, a home built in 1990 will be valued at 90% (0.9) of the base construction rate due to its age. Buildings constructed after 2000 are assumed to be in better condition, so they retain 100% (1.0) of the construction cost in calculations.
Here’s a quick-reference table:
| Construction Year | Age Multiplier | Depreciation Logic |
| Pre-1960 | 0.5 | 50% value retained due to extensive aging |
| 1960–1969 | 0.6 | 40% depreciation |
| 1970–1979 | 0.7 | 30% depreciation |
| 1980–1989 | 0.8 | 20% depreciation |
| 1990–1999 | 0.9 | 10% depreciation |
| 2000 onwards | 1.0 | No depreciation assumed |
Type of construction
The type of property can impact the circle rates in the area. Government property is typically priced lower than property constructed by a private real estate developer.
Locality/market value
The higher the market value, the higher the circle rate in Delhi.
Category type of the area
Under the Delhi Master Plan 2001, Delhi is divided into 15 zones. Of these, 8 zones (from A to H) are in Urban Delhi, 6 (from J to N and P) in Urban Extension & Rural Areas and 1 (O) is river and river front area. A zone could be divided into sub-zones. Circle rates of properties in posh areas of Delhi are always higher than the rates in other areas. Delhi’s most expensive posh areas are in Category A while Category H has the lowest-value areas of the city. We will touch up on this topic in the latter sections of this article.
List of colonies in Delhi by category
Category A
Friends Colony East
Friends Colony West
Golf Links
Kalindi Colony
Lodi Road Industrial Area
Maharani Bagh
Nehru Place
New Friends Colony
Panchshila Park
Rajendra Place
Shanti Niketan
Sunder Nagar
Vasant Vihar
Anand Niketan
Basant Lok DDA Complex
Bhikaji Cama Place
Friends Colony
Category B
Sarvapriya Vihar
Sarvodaya Enclave
Anand Lok
Andrews Ganj
Defence Colony
Greater Kailash-I
Greater Kailash-II
Greater Kailash-III
Greater Kailash-IV
Green Park
Gulmohar Park
Hamdard Nagar
Hauz Khas
Maurice Nagar
Munirka Vihar
Neeti Bagh
Nehru Enclave
Nizamuddin East
Pamposh Enclave
Panchsheel Park
Safdarjang Enclave
Category C
Alaknanda
Chittaranjan Park
Civil Lines
East of Kailash
East Patel Nagar
Jhandewalan Area
Kailash Hill
Kalkaji
Lajpat Nagar-I
Lajpat Nagar-II
Lajpat Nagar-III
Lajpat Nagar-IV
Malviya Nagar
Masjid Moth
Munirka
Nizamuddin West
Panchsheel Extension
Punjabi Bagh
Som Vihar
Vasant Kunj
Category D
Jasola Vihar
Karol Bagh
Kirti Nagar
Mayur Vihar
New Rajinder Nagar
Old Rajinder Nagar
Rajouri Garden
Anand Vihar
Daryaganj
Dwarka
East End Apartments
Gagan Vihar
Hudson Line
Indraprastha Extension
Janakpuri
Jangpura A
Jangpura Extension
Category E
Chandni Chowk
East End Enclave
Gagan Vihar Extension
Hauz Qazi
Jama Masjid
Kashmere Gate
Khirki Extension
Madhuban Enclave
Mahavir Nagar
Moti Nagar
Pahar Ganj
Pandav Nagar
Rohini
Sarai Rohilla
Category F
Majnu Ka Tila
Mukheree Park Extension
Nand Nagri
Uttam Nagar
Zakir Nagar Okhla
Anand Parbat
Arjun Nagar
Daya Basti
Dilshad Colony
Dilshad Garden
BR Ambedkar Colony
Ganesh Nagar
Govindpuri
Hari Nagar
Jangpura B
Madhu Vihar
Category G
Ambedkar Nagar Jahangirpuri
Ambedkar Nagar East Delhi
Amber Vihar
Dabri Extension
Dakshinpuri
Dashrath Puri
Hari Nagar Extension
Vivek Vihar Phase-I
Tagore Garden
Category H
Sultanpur Majra
How to check circle rate in Delhi in 2025?
Step 1: To find circle rates in Vasant Kunj, visit the official website of revenue department of the Delhi government (https://revenue.delhi.gov.in/).
Step 2: On the home page, click on the Notice Board option.
Step 3: Under the Notice Board option, click on Previous Notifications.
Step 4: Now select the year 2014, the last time circle rates in Delhi were revised.
Step 5: You will find the revised circle rate file, which you can download. In the list you will be able to check the revised circle rate list for all localities in Delhi.
How to calculate circle rate of property in Delhi?
Calculating the circle rate of property in Delhi involves understanding the specific rates set by the Delhi government for different property zones and property types. These rates are based on several factors: zone classification, property type, and area measurements. Here’s a step-by-step guide to help you calculate the circle rate for your property in Delhi:
Step 1: Identify the zone of the property
Delhi properties are divided into zones from A to H, with Zone A being the most premium (covering high-end areas like Chanakyapuri and Vasant Vihar) and Zone H encompassing lower-value areas (like certain parts of Narela). The circle rate varies significantly by zone, with premium zones having higher rates.
To determine your property’s zone:
- Check the official classification: Visit the Delhi Revenue Department website or refer to the latest property zoning map available with the local municipal authorities.
- Confirm your zone: Once you identify the zone, you’ll know the base rate for properties in that area.
Step 2: Determine the property type
Circle rates differ based on the type of property. In Delhi, properties are classified into four main categories:
- Residential: This includes individual houses, flats, and apartments.
- Commercial: Properties used for business purposes, like shops and offices.
- Industrial: Properties intended for manufacturing or production facilities.
- Agricultural: Land used for farming or agricultural purposes.
Make sure you know which type of property you’re calculating the circle rate for, as rates for each type can vary widely, even within the same zone.
Step 3: Identify the applicable circle rate for your zone and property type
The Delhi government sets the circle rates for each zone and property type and are publicly available on the Delhi Revenue Department website. Here’s an example of how they might look:
- Zone A (Residential): ₹7.74 lakh per square meter
- Zone B (Residential): ₹2.45 lakh per square meter
- Zone A (Commercial): Rates are higher than residential, as commercial spaces have a different rate structure.
Find the specific circle rate that applies to your zone and property type to proceed with the calculation.
Step 4: Measure the property area
To calculate the circle rate, you’ll need to measure the total area of the property accurately. Property area is usually measured in square meters or square feet.
- Built-up area: For a constructed property (house or apartment), calculate the total built-up area in square meters.
- Land area: For plots or agricultural land, calculate the land area in square meters.
Ensure that you have precise measurements, as even slight variations can impact the final valuation and, subsequently, the registration charges and taxes.
Step 5: Calculate the base circle rate value
Once you have the applicable circle rate and the area, use the following formula to calculate the base circle rate value of the property:
Circle Rate Value=Circle Rate per Square Meter×Total Area of the Property in Square Meters
For example, if you have a residential property in Zone C with a circle rate of ₹1.95 lakh per square meter, and your property measures 100 square meters, then:
Circle Rate Value=1,95,000 × 100 = Rs. 1,95,00,000
This ₹1.95 crore becomes the minimum value at which the property transaction can be registered.
Step 6: Add premiums (if Applicable)
For properties with certain characteristics, such as additional floors, prime locations within the zone, or special amenities, a premium may be added to the base circle rate value. Common premiums include:
- Additional floors: Properties with multiple floors may have a higher value.
- Corner plots or main road properties: Properties on main roads or corner plots often attract a 10-20% premium.
- Amenities: Premium amenities like a swimming pool, private garden, or parking space may add to the valuation.
Check with the local authorities or consult a real estate professional to see if any premiums apply to your property.
Step 7: Calculate total valuation (including premiums)
If any premiums apply, calculate the total property valuation as follows:
Total Circle Rate Value = Base Circle Rate Value + Premium Value
For instance, if your base circle rate value is ₹1.95 crore and there’s a 10% premium for being a corner plot, then:
Premium Value = 1.95 crore × 0.10 = Rs. 19.5 lakh
Total Circle Rate Value=1.95 crore+19.5 lakh=₹2.145 crore
This ₹2.145 crore is the minimum value at which your property can be registered, and it will be used to calculate your stamp duty and registration fees.
Step 8: Calculate stamp duty and registration charges
Once you’ve determined the total circle rate value, calculate the stamp duty and registration fees, which vary by property type and buyer profile (e.g., discounts for female buyers).
For example, if the stamp duty in Delhi is 6% for men and 4% for women, and your circle rate valuation is ₹2.145 crore, then:
- Stamp duty for men: ₹2.145 crore ×\times× 6% = ₹12.87 lakh
- Stamp duty for women: ₹2.145 crore ×\times× 4% = ₹8.58 lakh
- Stamp duty for joint ownership: = Rs. 10,72,500 lakh
The total transaction cost will include this stamp duty along with the registration fees.
Step 9: Verification and consultation
After calculating the circle rate value and associated charges, it’s advisable to consult a property lawyer or a real estate agent to verify the valuation. They can help ensure the calculations align with the current government rates and identify any additional requirements.
How to calculate circle rate offline in Delhi?
While online calculators and portals are available, buyers or sellers can also calculate the circle rate offline—particularly useful for complex properties or if official online tools are down. Here’s how the offline process works:
Step-by-step offline process
- Visit the local Sub-Registrar Office (SRO): Go to the SRO governing the area where the property is located.
- Submit property details: Share the following key information with the official:
- Property address and category (A–H)
- Type of property: plot, DDA flat, builder floor, commercial unit, etc.
- Built-up area in square metres
- Construction type (pucca, semi-pucca, kaccha)
- Year of construction (for age multiplier)
- Floor number (for multi-storey flats)
- Amenities (parking, lift, corner plot, etc.)
- Get the rate sheet: The SRO officer refers to the official valuation tables and applies all relevant multipliers—like age, amenities, and property usage.
- Manual calculation: Using government-mandated circle rates and multipliers, the officer or you can compute the property’s minimum valuation.
Documents you may need to carry:
- Property sale deed or title documents
- Latest property tax receipt
- Building plan approval or sanctioned plan (if available)
- ID proof for verification
Property value = Built-up area (in sq metres) x circle rate for the locality (in Rs per sq metre).
Circle rate disputes and legal resolution
Sometimes, the government-assigned circle rate may exceed the property’s actual market value, leading to overvaluation and a higher stamp duty liability. Buyers in such situations have the legal right to contest the valuation.
Disputes regarding circle rate valuation can be challenged before the Sub-Registrar or escalated to the District Valuation Committee. The buyer can file a representation under Rule 4 of the Delhi Stamp (Prevention of Undervaluation of Instruments) Rules, 2007, requesting reassessment of the property’s value.
How to file an objection?
Buyers can initiate this process by submitting a written request to the concerned Sub-Registrar Office (SRO) during the registration process.
Checklist of documents required:
- Copy of the Sale Agreement or Sale Deed (draft)
- Circle rate calculation sheet
- Photographs of the property (interior + exterior)
- Current valuation certificate from a registered government-approved valuer
- Past sale deeds of similar properties in the same locality (if available)
- Application letter explaining the discrepancy
- ID and address proof of buyer and seller
Once submitted, the valuation committee may inspect the property or refer to past transaction data before giving its decision. If accepted, the stamp duty will be recalculated based on the reassessed value.
New Delhi circle rate calculator – Check Delhi circle rates online
Alternatively, you can follow the below steps to calculate the circle rate in Delhi.
Step 1: Determine whether the property is used for residential or commercial purpose.
Step 2: Consider the type of property – whether it is a flat, apartment, independent house, or a plot of land. The circle rates of different property types vary, even if they fall in the same area.
Step 3: Factor in the ‘age multiplier’ to arrive at property valuation and determine the circle rate accordingly.
| Type of property | How to calculate? |
| Independent plot | Multiply the plot area with the applicable circle rate (in Rs/sq metre). |
| Builder floors, DDA flats, society flats | Multiply the minimum construction cost with the built-up area (in sq metres). Now, multiply the product with the applicable age factor. |
| For multi-storey flats | Multiply the flat’s built-up area with the applicable circle rates for the multi-storeyed flats (in Rs/sq metre). |
| For house constructed on a plot | Multiply the plot area with the applicable circle rate for the land in the respective locality.
Multiply the house’s built-up area with the minimum construction cost. Multiply the product with the applicable age factor for the construction. |
How to calculate property value in Delhi using circle rate?
Here is how to calculate the property value, using the circle rate:
Step 1: Get important property details – plot area, built-up area, number of floors, building age, and available amenities.
Step 2: Figure out the property type – residential, commercial, or agricultural.
Step 3: Next, you need to identify the exact location of the property. This means that you should know village, district, or tehsil. The type of location impacts the applicable circle rate.
Step 4: Get the property value by multiplying the built up area by the circle rate.
The formula for calculating the property value is as given below:
Property value = Built-up area (in sq metres) x circle rate for the locality (in Rs per sq metre).
How does circle rate differ from market rate?
When purchasing a property in Delhi, a buyer must be aware of the difference between circle rates and market rates, as these will help them manage their costs effectively. Circle rates are the property values determined by the government based on several factors, such as market value, location, etc. On the other hand, market value is the actual price determined by sellers or builders, based on factors like facilities available, neighbourhood amenities, etc.
Here are some key points that help differentiate circle rates from market rates in Delhi:
- Property registration: Property registration is done on the basis of circle rates. Typically, market rates are higher than circle rate and properties are registered based on the higher value.
- Stamp duty calculation: Similarly, stamp duty charges are calculated based on the circle rates in Delhi.
- Revision: Circle rates in Delhi can be revised a maximum of twice a year. So, these rates revised less frequently than market rates. On the other hand, market rates are decided based on the market trends and demand-supply ratio in a particular location.
Difference between circle rate and stamp duty value?
| Circle rate | Stamp duty |
| A cicle rate, set by the government sets the minimum price for property registration. This is required to avoid undervalueation of properties during transactions. A circle rate may differ based on the type of property (residential/commercial), location, and property’s attributes. | On the other hand, the stamp duty is a fee that you pay to the government when you buy a property and it can vary from state to state. The sum used for knowing the stamp duty is known as the stamp duty value. The value can be either the circle rate itself or the property value (whichever is higher). |
Multiplying Factors for Calculating the Circle Rate in Delhi
Property type has an impact on the Delhi’s circle rate calculation. There are majorly three categories that comprise a property structure – pucca, semi pucca, and kaccha. Each of these categories have a separate multiplier for each group and the base circle rate is then adjusted accordingly.
| Type | Meaning | Circle rate |
| Pucca structures | Fully constructed with durable materials like bricks and cement. | 1 |
| Semi pucca structures | Partially made with durable materials but not entirely | 0.75 |
| Kaccha structures | Typically built with less durable materials like mud or thatch | 0.5 |
Circle rate in Delhi: How to find SRO office?
- Go to the official website of Delhi Online Registration Information System at https://esearch.delhigovt.nic.in/
- Click on ‘Find SR office’.
- Enter the locality and visual code in the given field.
- The list of sub-registrar offices will be displayed on the screen.
Points to remember when calculating circle rates in Delhi
- In some localities in Delhi, circle rates may be higher than the market rates.
- One should ensure to enter the correct property details while calculating circle rates.
- Factors such as construction quality, amenities and facilities in an area significantly impacts circle rates.
- The type of property – apartment, independent house, land parcel, etc. and property usage such as residential or commercial, also impacts the circle rates.
- The ‘age multiplier’ is a key factor for getting property valuation and determining circle rates.
Impact of rising circle rates in Delhi on property prices
Circle rates have a significant impact on the property values in the market. Stamp duty and property registration charges are determined based on the circle rates. These are costs that add to the overall costs for a buyer. Thus, an increase in circle rates can lead to additional costs for the buyers. Below is how New Delhi circle rates impact property transactions:
Property Valuation: Circle rates serve as the base for property valuation in specific locations, affecting sale prices and setting minimum transaction thresholds.
Stamp Duty and Registration Fees: Stamp duty and registration charges are based on the higher value between the actual transaction price and the circle rate. This increases costs if the market value is close to or below the circle rate.
Income Tax Implications: If a property is sold below the circle rate, the difference may be considered as “deemed income” and taxed as such, leading to additional tax burdens.
Loan Sanction: Financial institutions often refer to circle rates to appraise property and determine eligibility for home loans or loan-to-value ratios.
Housing.com viewpoint
Circle rates are more than just administrative benchmarks—they shape how real estate markets function at the ground level. In a complex, high-value market like Delhi, where market and circle rates often diverge, understanding these rates isn’t optional—it’s essential. For buyers, circle rates reveal the true tax and registration costs that can significantly alter budget calculations. For sellers and developers, they directly impact pricing strategies, tax liabilities, and transaction transparency. And for policymakers, stagnant circle rates widen valuation gaps and encourage grey-market practices. A rational, regularly updated circle rate structure isn’t just about pricing—it’s about trust, liquidity, and long-term market health.
Know circle rate in key areas in Delhi
FAQs
Circle rates are the minimum property prices designated by the state government, below which sales transactions cannot take place.
You can check the circle rate on Delhi’s DORIS portal.
Stamp duty in Delhi varies between 4% and 6% of the transaction value, while the registration fee is 1% of the transaction value.
Circle rates are the government-determined benchmark value of property in an area below which a property can’t be sold. Market rates on the other hand, is the rate at which properties are sold in a specific market at a particular point of time. In most cases, circle rates of properties are lower than their market rates. To make sure the difference between the two rates is not vast, states periodically change circle rates. They either lower circle rates to bring those closer to the market rates or they hike the circle rates with the same intention.
In India, state governments fix circle rate.
There is no standard time limit for revision of circle rates. States reduce or hike circle rates from time to time to keep them closer to properties' market rates.
Circle rates were first introduced in Delhi in 2007. Those were notified under the provisions of Delhi Stamp (Prevention of Undervaluation of Instruments ) Rules, 2007.
Yes, circle rates of property in various parts of the country are often higher than its market rates. This is because of several factors. While the fluctuations in market rates of property are more prominent, the same can't be said about circle rates. States carefully watch the market trends and take a call on circle rates periodically. On the other hand, market rates reflect the immediate worth of the said property among buyers and sellers in that area.
yes, sometimes circle rates are lower than market rates of property because of the reasons mentioned above.
Under Section 56 (2)(x) of the Income Tax Act, the difference is taxed as ‘other income’ for the buyer, if the market value of the property is lower than its circle rate value. The seller, too, will have to pay capital gains tax on the circle rate of the property. What are circle rates?
How do you find a circle rate?
What are the stamp duty and registration charges in Delhi?
What is the difference between circle rate and market rate?
Who fixes circle rates?
What is the time limit to revise circle rates?
When were circle rates introduced in Delhi?
Can circle rates be higher than the market rate of property?
Can circle rates be lower than the market rate property?
What is the tax implication if the market rate is lower than the circle rate?
| 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 |
