Varanasi Circle Rate 2026 — Area-Wise Government Land Rates & Registry Calculator
Official baseline valuation benchmark for property registry stamp duty calculation across 240+ Varanasi localities, Tehsils (Sadar I, Sadar II, Pindra, Rajatalab), and highway expansion corridors.
Source: Uttar Pradesh Stamp & Registration Department (IGRS UP) • Financial Year 2025–2026
Circle rates define the minimum legally permissible evaluation price for property deeds in Varanasi. Registration below circle rate values attracts penalties under Section 47A of the UP Stamp Act.
Last Updated: 25 August 2026 • Published: 15 January 2026
Varanasi (Kashi) mein koi bhi residential plot, commercial zameen, house ya flat khareedte waqt Sub-Registrar Office mein registry karvane se pehle government dwara nirdharit Circle Rate (सर्किल रेट) jaanna sabse zaroori step hai. Circle rate wah minimum baseline price hoti hai jis par UP Government mandatory Stamp Duty aur Registration Fee charge karti hai.
1. Varanasi Stamp Duty & Baseline Valuation Calculator
Select your locality preset or enter custom land details below to calculate instant registry expenses and convert Eastern UP land units (Biswa, Bigha, Sq.Ft to Sq.Meters).
Varanasi Stamp Duty & Circle Rate Suite
Total Registry Cost
₹2,75,331
*Note: Final valuation may vary depending on exact sub-registrar Khasra code and municipal zone.
2. Varanasi Zone-Wise Circle Rates Summary (2025-2026)
Varanasi district is divided into 4 major administrative Tehsils — Tehsil Sadar I, Tehsil Sadar II, Tehsil Pindra, and Tehsil Rajatalab. Below is the high-level rate range for major zones:
| Zone / Major Localities | Tehsil Jurisdiction | Residential Rate Range | Commercial Rate Range |
|---|---|---|---|
| Central Varanasi (Sigra, Bhelupur, Godaulia, Maldahia, Luxa, Cantt) | Tehsil Sadar I | ₹35,000 - ₹65,000 / sq.m | ₹60,000 - ₹1,20,000 / sq.m |
| South Varanasi (Lanka, Sunderpur, Durgakund, Nagwa, Samne Ghat, Dafi) | Tehsil Sadar II | ₹25,000 - ₹45,000 / sq.m | ₹45,000 - ₹85,000 / sq.m |
| North Varanasi (Shivpur, Paharia, Sarnath, Pandeypur, Babatpur) | Tehsil Sadar I & Pindra | ₹15,000 - ₹32,000 / sq.m | ₹30,000 - ₹60,000 / sq.m |
| West Varanasi (Rohania, Rajatalab, Lohta, Manduadih, Lahartara) | Tehsil Rajatalab | ₹12,000 - ₹28,000 / sq.m | ₹25,000 - ₹50,000 / sq.m |
| East & Trans-Ganga (Ramnagar, Tengra Mor, Padao, Ashapur) | Tehsil Sadar II | ₹14,000 - ₹30,000 / sq.m | ₹28,000 - ₹58,000 / sq.m |
3. Locality-Wise Varanasi Circle Rate Directory (35+ Key Areas)
Search your locality name or filter by Tehsil to view per square meter baseline prices:
Varanasi Locality Circle Rate Directory (2025–2026)
Filtered by Tehsil / Sub-Registrar Jurisdiction • Sourced from UP IGRS Portal
| Locality / Area | Tehsil Jurisdiction | Residential Rate (₹/sq.m) | Commercial Rate (₹/sq.m) | Market Status |
|---|---|---|---|---|
Sigra Central Varanasi | Sadar I | ₹35,000 - ₹65,000 | ₹60,000 - ₹1,20,000 | High Commercial Demand |
Bhelupur Central Varanasi | Sadar I | ₹35,000 - ₹65,000 | ₹60,000 - ₹1,20,000 | Prime Residential |
Godaulia & Luxa Central / Kashi Corridor | Sadar I | ₹40,000 - ₹75,000 | ₹80,000 - ₹1,50,000 | Heritage Zone |
Maldahia & Cantt Central Varanasi | Sadar I | ₹38,000 - ₹70,000 | ₹70,000 - ₹1,30,000 | Railway Link Hub |
Mahmoorganj & Rathyatra Central Varanasi | Sadar I | ₹30,000 - ₹55,000 | ₹50,000 - ₹95,000 | Premium NRI Hub |
Orderly Bazar & Nadesar Central Varanasi | Sadar I | ₹32,000 - ₹60,000 | ₹60,000 - ₹1,10,000 | Administrative Zone |
Lanka & BHU Gate South Varanasi | Sadar II | ₹25,000 - ₹45,000 | ₹45,000 - ₹85,000 | High Rental Yield |
Sunderpur South Varanasi | Sadar II | ₹25,000 - ₹45,000 | ₹45,000 - ₹85,000 | BHU Outer Belt |
Durgakund & Kabir Nagar South Varanasi | Sadar II | ₹28,000 - ₹50,000 | ₹50,000 - ₹90,000 | Established Market |
Nagwa & Samne Ghat South Varanasi | Sadar II | ₹22,000 - ₹40,000 | ₹40,000 - ₹75,000 | Riverfront Corridor |
Chitaipur & Kandwa South Varanasi | Sadar II | ₹16,000 - ₹32,000 | ₹30,000 - ₹60,000 | Rapid Residential |
Susuwahi & Karundi South Varanasi | Sadar II | ₹14,000 - ₹28,000 | ₹28,000 - ₹55,000 | Expansion Belt |
Shivpur North Varanasi | Sadar I | ₹15,000 - ₹32,000 | ₹30,000 - ₹60,000 | Top Residential Choice |
Paharia North Varanasi | Sadar I | ₹15,000 - ₹32,000 | ₹30,000 - ₹60,000 | Ring Road Link |
Pandeypur & Azamgarh Road North Varanasi | Sadar I | ₹18,000 - ₹35,000 | ₹35,000 - ₹65,000 | Commercial Hub |
Sarnath North Varanasi | Sadar I | ₹15,000 - ₹32,000 | ₹30,000 - ₹60,000 | Heritage / Tourism |
Babatpur Airport Highway North Varanasi | Pindra | ₹15,000 - ₹32,000 | ₹30,000 - ₹60,000 | High-ROI Highway |
Pindra Town & Phoolpur North Varanasi | Pindra | ₹8,000 - ₹18,000 | ₹16,000 - ₹35,000 | VDA Expansion Zone |
Harhua Ring Road Exit North Varanasi | Pindra | ₹14,000 - ₹28,000 | ₹28,000 - ₹55,000 | High ROI Corridor |
Tarna & Christ Nagar North Varanasi | Pindra | ₹13,000 - ₹26,000 | ₹26,000 - ₹52,000 | Airport Suburb |
Rohania West Varanasi | Rajatalab | ₹12,000 - ₹28,000 | ₹25,000 - ₹50,000 | Industrial Corridor |
Rajatalab GT Road West Varanasi | Rajatalab | ₹10,000 - ₹22,000 | ₹22,000 - ₹45,000 | NH-2 Junction |
Lohta & Manduadih West Varanasi | Rajatalab | ₹12,000 - ₹28,000 | ₹25,000 - ₹50,000 | Station Proximity |
Bhullanpur & DLW Outer West Varanasi | Rajatalab | ₹15,000 - ₹30,000 | ₹30,000 - ₹60,000 | Residential Hub |
Lahartara & Baoliya West Varanasi | Sadar I | ₹18,000 - ₹35,000 | ₹35,000 - ₹65,000 | Central Link |
DLW Colony & Kakarmatta West Varanasi | Sadar I | ₹20,000 - ₹40,000 | ₹40,000 - ₹75,000 | Premium Green Zone |
Ramnagar Town East Varanasi | Sadar II | ₹14,000 - ₹30,000 | ₹28,000 - ₹58,000 | Trans-Ganga Zone |
Tengra Mor & Padao East Varanasi | Sadar II | ₹12,000 - ₹26,000 | ₹25,000 - ₹50,000 | Chandauli Border Link |
Ashapur & Ledhupur East Varanasi | Sadar I | ₹14,000 - ₹30,000 | ₹28,000 - ₹58,000 | Ghazipur Highway |
4. Stamp Duty & Registry Charges Matrix in Uttar Pradesh (Varanasi)
Property buyer ownership category according to the Uttar Pradesh Stamp Act:
Male Buyer
7.0%
6.0% Stamp Duty + 1.0% Registry Fee
Female Buyer
6.0%
5.0% Stamp Duty (with ₹10,000 max discount up to ₹10L value) + 1.0% Registry Fee
Joint Buyer (M + F)
6.5%
5.5% Stamp Duty + 1.0% Registry Fee
UP Blood Relation Property Gift Deed Special Rule:
Under UP Government Cabinet rules, transfer of residential/agricultural property between blood relatives (Parents, Spouse, Children, Siblings) requires a flat ₹5,000 Stamp Duty + 1% Registration Fee, saving lakhs compared to standard conveyancing.
5. Key Surcharge Rules & Multipliers in Varanasi Circle Rates
When evaluating a plot or building in Varanasi, Sub-Registrar officers apply official multipliers to the baseline per sq.meter rate:
🛣️ Abutting Road Width Bonus
- • Road < 30 feet: Baseline Circle Rate (1.0x)
- • Road 30 to 60 feet: +10% Surcharge on Circle Rate
- • NH Highway / 60+ feet road: +20% Surcharge
📐 Corner Plot & Usage Multipliers
- • Corner Plot (2+ Sides Open): +10% Surcharge
- • Commercial Plot / Shop: 1.5x to 2.0x Residential Rate
- • Multi-Storey Apartments: Super Built-up Floor Rates applied
6. How to Download Official Varanasi Circle Rate PDF on IGRSUP Portal
Follow these official steps to access exact Khasra / Gata wise rate sheets directly from the Uttar Pradesh Stamp & Registration Department:
- 1Visit IGRSUP Official Website: Open igrsup.gov.in on your browser.
- 2Navigate to Evaluation List: Click on "मूल्यांकन सूची" (Evaluation List / Circle Rate) under the property services menu.
- 3Select District & Sub-Registrar Office: Choose District "Varanasi" and select your respective Sub-Registrar Office (Sadar I, Sadar II, Pindra, or Rajatalab).
- 4Enter Village / Mohalla Name: Enter your locality, Khasra number, or ward name to view the full PDF rate sheet.
7. Sub-Registrar Offices (SRO) Directory in Varanasi District
Sub-Registrar Office Sadar I & II
Collectorate Campus, Kutchery, Varanasi - 221002
Jurisdiction: Sigra, Bhelupur, Shivpur, Sarnath, Cantt, Paharia
Sub-Registrar Office Pindra
Tehsil Campus, Pindra, Varanasi - 221206
Jurisdiction: Babatpur Airport Highway, Phoolpur, Harhua, Tarna
Sub-Registrar Office Rajatalab
Tehsil Campus, Rajatalab, Varanasi - 221311
Jurisdiction: Rohania, GT Road, Lohta, Manduadih, Bhullanpur
Sub-Registrar Office Sadar II (South)
Collectorate Complex / Ramnagar Desk, Varanasi
Jurisdiction: Lanka, Sunderpur, Durgakund, Ramnagar, Samne Ghat
In high-demand Varanasi corridors such as Sigra, Lanka, Babatpur Airport Highway, and Ring Road Phase-2, actual market land transactions take place at rates 1.5x to 3.0x higher than official circle rates.
- Section 50C (Income Tax Act): If property is sold below circle rate, government assesses seller capital gains based on circle rate.
- Section 56(2)(x): If buyer purchases property below circle rate valuation, the difference is taxed as income for the buyer.
8. Document Checklist for Property Registry in Varanasi
- Original Draft Sale Deed (बैनामा ड्राफ्ट)
- Aadhaar Card & PAN Card of Buyer and Seller
- Updated Khatauni Extract (भूलेख खतौनी) & Khasra Map
- E-Stamp Duty Receipt (एस-स्टाम्प चालान)
- Circle Rate Assessment Sheet (मूल्यांकन पत्र)
- Passport Size Photographs (Buyer, Seller & 2 Witnesses)
- Form 26QB Receipt (TDS payment if property value > ₹50 Lakhs)
- VDA Approval Certificate (for plots in urban planning layout)
Explore Related Legal Guides & Verification Hubs
9. Frequently Asked Questions (FAQs)
Q. Varanasi mein circle rate kaise check karein online?
Official UP IGRS portal (igrsup.gov.in) par jakar "Khasra/Gata wise Circle Rate" section par click karein, Sub-Registrar Office select karein aur Mohalla/Village name enter karke PDF download karein.
Q. Kya circle rate se kam valuation par registry ho sakti hai?
Nahi, UP Stamp Act ke under circle rate se kam valuation par registry allowed nahi hai. Price chahe jitni bhi tay hui ho, minimum stamp duty official circle rate par hi pay karni hoti hai.
Q. Varanasi mein 1 Biswa zameen mein kitne sq.ft aur sq.m hote hain?
Varanasi (Kashi standard) mein 1 Biswa = 1,360 sq.ft = 126.35 sq.meter hota hai. Is page par diye gaye Calculator se aap kisi bhi zameen ka unit seconds mein convert kar sakte hain.
Q. Female buyers ko UP mein kitna stamp duty discount milta hai?
Uttar Pradesh mein mahila buyers ko ₹10 Lakh tak ki property valuation par 1% stamp duty discount milta hai (maximum ₹10,000 rebate). Effective stamp duty 6% hoti hai.
Apna Exact Registry Valuation & Stamp Duty Verify Karein!
Khasra number, VDA approval aur exact circle rate verification ke liye PropertyPass legal team se 100% FREE WhatsApp Audit praapt karein.