Property buyers in West Bengal must pay stamp duty and registration charges to the state revenue department to get a property transferred in their name. This guide will help you understand how much money you will have to shell out if you are buying a home in this east Indian state this year.
Stamp duty in West Bengal 2024
| Location of property | Property worth up to Rs 1 crore | Property worth over Rs 1 crore | Registration charge |
| Rural area | 3% | 4% | 1% |
| Urban area | 4% | 5% | 1% |
Stamp duty for women in West Bengal
| Location of property | Property worth up to Rs 1 crore | Property worth over Rs 1 crore | Registration charge |
| Rural area | 3% | 4% | 1% |
| Urban area | 4% | 5% | 1% |
Unlike most states where women home buyers enjoy rebate in stamp duty payment on property registration, no such relief is offered to women buyers in Bengal.
Stamp duty in top cities of West Bengal
| Location of the property
|
Stamp duty for property less than Rs 1 crore | Stamp duty for property above Rs 1 crore | Stamp duty for women | Registration charges |
| Howrah | 4% | 5% | Same | 1% |
| Kolkata | 4% | 5% | Same | 1% |
| Siliguri | 4% | 5% | Same | 1% |
| Durgapur | 4% | 5% | Same | 1% |
| Kharagpur | 4% | 5% | Same | 1% |
See also: All about gift deed stamp duty
Stamp duty on other property documents and instruments in West Bengal
| Instrument | Stamp duty | Registration fee |
| Power of attorney (where the market value of the property does not exceed Rs 30 lakh) | Rs 5,000 | Nil |
| Power of attorney (where the market value of the property is between Rs 30 lakh and Rs 60 lakh) | Rs 7,000 | Nil |
| Power of attorney (where the market value of the property is between Rs 60 lakhs and Rs 1 crore) | Rs 10,000 | Nil |
| Power of attorney (where the market value of the property is between Rs 1 crore and Ra 1.5 crores) | Rs 20,000 | Nil |
| Power of attorney (where the market value of the property is between Rs 1.5 crore and Rs 3 crore) | Rs 40,000 | Nil |
| Power of attorney (where the market value of the property exceeds Rs 3 crore) | Rs 75,000 | Nil |
| Partnership deed (up to Rs 500) | Rs 20 | Rs 7 |
| Partnership deed (up to Rs 10,000) | Rs 50 | Rs 7 |
| Partnership deed (up to Rs 50,000) | Rs 100 | Rs 7 |
| Partnership deed (exceeding Rs 50,000) | Rs 150 | Rs 7 |
| Transfer of lease (government land in favour of family members) | 0.5% of the market value of the property | Same as conveyance deed |
| Transfer of lease (in all other cases) | Same as conveyance on the market value of the property. | Same as conveyance deed |
| Gift deed (to family members) | Rs 1,000* | Same as conveyance deed |
| Gift deed (apart from family members) | Same as conveyance deed on the market value of the property | Same as conveyance deed |
| Sale agreement (where the market value of the property does not exceed Rs 30 lakh) | Rs 5,000 | Rs 7 |
| Sale agreement (where the market value of the property is between Rs 30 lakh and Rs 60 lakh) | Rs 7,000 | Rs 7 |
| Sale agreement (where the market value of the property is between Rs 60 lakh and Rs 1 crore) | Rs 10,000 | Rs 7 |
| Sale agreement (where the market value of the property is between Rs 1 crore and Rs 1.5 crore) | Rs 20,000 | Rs 7 |
| Sale agreement (where the market value of the property is between Rs 1.5 crores and Rs 3 crore) | Rs 40,000 | Rs 7 |
| Sale agreement (where the market value of the property exceeds Rs 3 crore) | Rs 75,000 | Rs 7 |
See also: Can stamp duty be refunded if a property deal is cancelled?
Factors influencing stamp duty in West Bengal
On various types of property transfers, stamp duty is charged at various rates in West Bengal. In West Bengal, stamp duty rates are based on two factors:
Location: Rates are lower for properties in rural areas when compared to urban areas. This means if you are buying a property of Rs 1 crore in a rural area in West Bengal, you will be paying 3% of the property value as stamp duty and registration fee. For a property of the same worth located in an urban area, the stamp duty and registration fee will be 4%.
Property value: Stamp duty rates are lower for properties worth up to Rs 1 crore as compared to properties worth over Rs 1 crore. For instance, for a property worth Rs 2 crore, the stamp duty and registration fee will be 4% in rural areas and 5% in urban areas.
Stamp duty, registration fee calculation in West Bengal
Mentioned below is the step by step procedure to use the stamp duty calculator for transactions happening in West Bengal:
Step 1: Visit https://wbregistration.gov.in
Step 2: On the homepage of the West Bengal registration portal, there is an ‘E-services’ tab that is highlighted in yellow. From the many options it has, click on ‘Calculator for MV, SD & RF’.
Step 3: You will be led to another page where you have to choose from four options. Click on the ‘Stamp Duty and Registration Fee’ option.
Step 4: On clicking you will reach the Stamp Duty and Registration Fee Calculator page as shown in the picture below. Key in the details, including Transaction Major, Transaction Minor and Local Body, by selecting from the drop-down box. Enter the market value and finally enter the characters shown. Press on the ‘Display’ button.
Step 5: Once done, you will immediately see the stamp duty and registration fee for your property in West Bengal calculated and displayed on the screen as shown in the picture below.
How to pay stamp duty and registration charges online in West Bengal?
Step 1: Go to https://wbregistration.gov.in and select ‘E-payment and Refund’ option present under the ‘E-services’ tab.
Step 2: You will reach another page where you have to click on the ‘e-Payment of Stamp Duty & Regn Fees’ option.
Step 3: You will be then directed to a page as shown below, where you have to key in details including the Query No and Query Year and click on ‘Check Query Status’.
Step 4: Once done, you will have to enter details, like the name of the bank, branch name, bank account number, account holder’s name, phone number, type of bank account, IFS code and MICR code. If you are entitled to get any refund, the same will be credited in this bank account. Once the details have been entered, press ‘Proceed for ePayment’.
Step 4: You will get a pop-up button which will ask you to press ‘ok’ to proceed. You will be then redirected to West Bengal’s GRPS portal, which can be accessed on https://wbifms.gov.in/GRIPS/
Step 6: On this page, click on the make payment option and you will be directed to the next page.
Step 7: Under the ‘Select Department/Directorate’ section, choose ‘Directorate of Registration & Stamp Revenue’ from the drop-down menu and in the ‘Select Service’ box, choose ‘Payment of Stamp Duty, Registration Fees and Mutation Fees’ and click on proceed.
You will reach the page shown below, where you will have to enter the depositor’s details including name, address, phone number, mobile number and email ID. Select the user type from the drop-down menu and once this is done, you will see boxes for query number and query year which has to be filled. Finally, select the payment mode from the drop-down menu and press on proceed.
Step 8: You will reach another page where details about the stamp duty and registration charges on your West Bengal property and the total amount will be mentioned. Click on ‘submit’. Next, you will see a page that mentions all the details and you have to press confirm and proceed, to make your online payment. Once done, you can see the payment confirmation and you can download the challan or receipt, by clicking on ‘click here to download challan’.
See also: All about West Bengal’s Banglarbhumi portal for land records
How to apply for refund of stamp duty and registration charges in West Bengal?
To apply for refund of stamp duty and registration charges, follow this procedure:
Step 1: On the homepage, https://wbregistration.gov.in, click on ‘e-Payment and refund’ present under the ‘E-Services’ tab. You will see a pop-up from which you have to click on ‘Application for Refund of e-Payment’.
Step 2: Enter the query number, query year and GRN number and search for payment details. If any refund is applicable, it will be credited in the bank account details that were taken while paying the stamp duty and registration charges. Also, upload the documents including:
- E-challan of deposit (claimant’s copy).
- Copy of valuation report/query.
- Original executed/partly executed document.
- Documentary evidence to prove that the agreement has been cancelled.
- Cancelled blank cheque.
Offline mode
Step 1: Submit the application form in the format mentioned in Annexure A to the registration office which was selected in the e-Assessment form.
Step 2: The refund application can be made only by the depositor and the claim has to be made within three months from the date of making online payment of the stamp duty and registration fee.
Step 3: The following documents will be required to be attached with the form:
- E-challan of deposit (claimant’s copy).
- Copy of valuation report/query.
- Original executed/partly executed document.
- Documentary evidence to prove that the agreement has been cancelled.
- Cancelled blank cheque.
You can download all the above property and payment related documents here.
See also: A guide to paying property tax in Kolkata
How to check market value of properties in West Bengal?
Step 1: Visit the WB Registration Portal and click ‘Calculator for MV, SD and RF’ from the right menu.
Step 2: A pop-up will show your four options: Market value of land, Market value of land with structure, Market value of the apartment and Stamp duty and registration fee.
Step 3: Opt for any of the first three options and enter all the details as required.
Step 4: The value will be calculated and displayed on the screen.
Can you pay stamp duty in West Bengal using cheque?
Property buyers can pay stamp duty charges through any of these modes:
- Cash
- Cheque
- Demand draft
- Pay order
- RTGS or NEFT
- Account to account transfer
However, buyers are advised to contact the nearest e-stamping centre, before initiating any kind of fund transfer. Also, buyers will need to bear the additional cost of bank/payment gateway charges.
Stamp duty and registration charges in West Bengal: Grievance redressal
To file a complaint with regards to stamp duty and registration, consumers have to log on https://wbregistration.gov.in/(S(vsx3pnr1oaupw221q2exom0u))/Grievance.aspx?GrievanceStatus=GV1. You will reach a page on which you have to choose Suggestion / Complain submission to submit your complaint. Enter the details including name, address, pin code, state, district, city, mobile number, email ID and your suggestion or your complaint in the box. Upload the supporting documents and enter the captcha and press on submit.
Now, if you want to see the status of the complaint that you have lodged, then press on the ‘Suggestion/complaint status’. To search by grievance ID click on that. Then, enter the grievance ID/year and mobile number and captcha text and press on search and you will get to know your complaint status.
To search by application details click on that option. Now enter the applicant’s name, mobile number, from date, to date, enter the captcha and press on search. You will get to know the status of the complaint number.
FAQs
Is stamp duty reduced in West Bengal?
In West Bengal, stamp duty concession was announced in the state budget on July 7, 2021 and was applicable till March 31, 2022. For that period, the West Bengal government had brought down the stamp duty charges by 2% across categories.
What is the stamp duty and registration charges in West Bengal?
Stamp duty in West Bengal ranges between 5 and 7%, depending on the area categorisation.
What is the registration charges in West Bengal?
The registration charges in West Bengal are 1% of the property value.
Which state has highest stamp duty in India?
Among Indian states, Mizoram charges a comparatively high stamp duty of 9%.
What is the stamp duty for gift deed in West Bengal?
It may vary between 0.5% to 7%, depending upon the receiver and the market value of the property.
How do I calculate my registry charges in West Bengal?
Usually, registry charges are 1% of the property value, depending upon the location of the property.
How can I check ownership of land in West Bengal?
You can check the land ownership in West Bengal using Banglarbhumi.
An alumna of the Indian Institute of Mass Communication, Dhenkanal, Sunita Mishra brings over 16 years of expertise to the fields of legal matters, financial insights, and property market trends. Recognised for her ability to elucidate complex topics, her articles serve as a go-to resource for home buyers navigating intricate subjects. Through her extensive career, she has been associated with esteemed organisations like the Financial Express, Hindustan Times, Network18, All India Radio, and Business Standard.
In addition to her professional accomplishments, Sunita holds an MA degree in Sanskrit, with a specialisation in Indian Philosophy, from Delhi University. Outside of her work schedule, she likes to unwind by practising Yoga, and pursues her passion for travel.
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