Stamp Duty in Gujarat: Rates, Jantri and Fees
Stamp duty in Gujarat is 4.9% of the property's value for every buyer: a basic 3.5% plus a 1.4% surcharge. The registration fee is 1%, but a woman buying in her own name, or with other women only, pays no registration fee. Duty is charged on the higher of the deed price and the jantri value, and the jantri in force is still the one from 15 April 2023.
Key takeaways
- Gujarat's duty does not change with the buyer's gender: 4.9% for men, women and couples alike.
- The women's benefit is on the fee, not the duty. A sole woman buyer saves 1% of value, Rs 1 lakh on a Rs 1 crore flat.
- A husband-and-wife purchase pays the full 1% fee.
- Jantri rates roughly doubled from 15 April 2023, the first revision since 2011. A 2024 draft revision had not been notified in the sources we read.
- Valuation, payment and appointments run through the GARVI portal.
Where the 4.9% comes from
Gujarat charges a basic duty of 3.5% on a conveyance under the Gujarat Stamp Act, 1958, and a surcharge of 1.4% on top, for a combined 4.9%. That makes it one of the lower headline rates among large states; how it compares is in our national stamp duty guide.
| Buyer on the deed | Basic duty | Surcharge | Registration fee | All-in |
|---|---|---|---|---|
| Man alone | 3.5% | 1.4% | 1% | 5.9% |
| Woman alone | 3.5% | 1.4% | Nil | 4.9% |
| Two or more women | 3.5% | 1.4% | Nil | 4.9% |
| Man and woman jointly | 3.5% | 1.4% | 1% | 5.9% |
Most bank and portal guides agree on this table. One online calculator shows women paying 3.9% duty; none of the other sources we read supports a lower duty rate for women, so treat that as an error unless GARVI's calculator says otherwise for your deed.
The registration fee waiver for women
The waiver is simple but narrow. It applies when every buyer named on the deed is a woman. A mother and daughter buying together qualify; a husband and wife do not, and the 1% fee is charged on the full value. There is no value ceiling in the rules as the sources describe them, so the saving grows with the price: Rs 50,000 on a Rs 50 lakh flat, Rs 2 lakh on a Rs 2 crore bungalow.
Because the waiver turns on ownership, it has the same consequences as any other decision about whose name goes on the deed. The property belongs to her, and moving it into a man's name later means a fresh transfer with fresh duty.
Jantri: the 2023 doubling and the stalled revision
Gujarat's jantri, the annual statement of rates, is the floor for duty. Rates set in 2011 stayed in place for over a decade and were then roughly doubled with effect from 15 April 2023; reported increases ranged from about 15% to 100% by zone and property type. In November 2024 the state published a draft revision based on a fresh survey and invited objections. Proposed hikes in some pockets were steep, developers and buyers objected, and implementation planned for 1 April 2025 was put off. As of 2026 the sources we read say the April 2023 jantri still applies and the draft awaits notification.
Two practical points follow. First, check which area the jantri rate for flats is written against; using super built-up area where the statement uses carpet area inflates the value and the duty. Second, a notification can arrive with little warning, so if your deal is close to signing, register on the current jantri rather than waiting.
Example: you agree Rs 40 lakh for a flat whose jantri value works out to Rs 48 lakh. Duty is 4.9% of Rs 48 lakh, which is Rs 2,35,200, not Rs 1,96,000.
Ahmedabad, Surat and Dholera, worked through
Rs 80 lakh flat in Ahmedabad
- Man alone, or husband and wife: duty Rs 3,92,000 and fee Rs 80,000. Total Rs 4,72,000.
- Wife alone: duty Rs 3,92,000, fee nil. Total Rs 3,92,000, a saving of Rs 80,000.
Rs 45 lakh flat in Surat
- Man alone: Rs 2,20,500 duty plus Rs 45,000 fee. Total Rs 2,65,500.
- Mother and daughter jointly: Rs 2,20,500, with no fee.
Rs 20 lakh plot near Dholera
- Man alone: Rs 98,000 duty plus Rs 20,000 fee. Total Rs 1,18,000. Plot buyers there should also read our Dholera land price analysis, since the jantri in outlying villages can sit well below asking prices, or above them after a speculative run.
Market prices to set against these costs are in the Ahmedabad market study, the Surat market study and our Vadodara property rates.
Registering on GARVI
GARVI, the state's system for registration, valuation and indexing, handles everything short of the biometric step.
- Use the jantri and stamp duty calculator on garvi.gujarat.gov.in to value the property.
- Fill in Public Data Entry: party names, property details and the stamp duty paid.
- Pay duty and fee through GARVI's e-payment or the Cyber Treasury Gujarat site.
- Book a slot with the online appointment scheduler at your sub-registrar's office.
- Attend with the seller, two witnesses, ID and the papers in our registration document list. For land, check the 7/12 extract and mutation entries before the day.
Gifts within the family
Gift deeds are where the sources are least consistent. Several guides say a gift of property to a close relative in Gujarat pays 1% duty against 3.5% basic, plus the surcharge, for anyone else; one attributes a nominal Rs 200 rate to a rule that in fact belongs to Maharashtra. We could not confirm the Gujarat rate from an official notification, so value any family gift on GARVI before you draft it. The state-by-state position is in gift deed stamp duty.
Where Gujarat buyers slip
- Adding a man to a woman's purchase. On a Rs 1.2 crore house, that single name costs Rs 1.2 lakh in fees.
- Assuming a duty concession for women. There is none on the 4.9%. Budget the duty in full.
- Using the draft jantri. Some portals print the 2024 draft figures as if they were in force. Only the notified statement counts.
- Area mismatches. A flat's value on the deed should use the area basis the jantri uses; a mismatch invites an objection at the sub-registrar's desk and delays registration.
- Undervaluing below jantri. It does not reduce the duty, and a cash component weakens your record when you sell.
Frequently asked questions
What is the stamp duty for residential property in Gujarat?
4.9% of the higher of the sale price and the jantri value, made up of 3.5% basic duty and a 1.4% surcharge. It is the same for flats, bungalows and plots, and for men and women. A 1% registration fee is added unless every buyer on the deed is a woman. On a Rs 60 lakh flat, duty is Rs 2,94,000.
Do women pay stamp duty in Gujarat?
Yes. Women pay the same 4.9% stamp duty as men. What they do not pay is the 1% registration fee, provided the property is registered in their name alone or only with other women. On a Rs 70 lakh flat that saves Rs 70,000. A joint purchase with a husband or son pays the fee in full.
What are the stamp duty and registration charges in Ahmedabad?
Ahmedabad follows the state rates: 4.9% stamp duty and a 1% registration fee, waived for women-only buyers. A man buying a Rs 1 crore flat pays Rs 4.9 lakh in duty and Rs 1 lakh in fees. The value used is the higher of the agreed price and the Ahmedabad jantri rate for that zone.
Have Gujarat's jantri rates changed since 2023?
Not in the sources we read. The rates effective from 15 April 2023, roughly double the 2011 figures, still apply. A draft revision was published in November 2024 for objections, and its planned start in April 2025 was deferred after strong opposition. Check GARVI for the rate in force on the day you register.
Can I pay Gujarat stamp duty online?
Yes. The GARVI portal takes stamp duty and registration fees by e-payment, and the Cyber Treasury Gujarat site is an alternative. You enter the deed details through Public Data Entry, pay, and book an appointment slot online. The buyer, seller and two witnesses then attend the sub-registrar's office for photographs and thumbprints.
If you are buying in Ahmedabad, Surat or elsewhere in Gujarat and want the jantri value and costs checked before you sign, Realty Hunting's advisors can go through them with you.
