Tamil Nadu Registration Charges 2026: 7% + 2% Fee Calculator
Buy a ₹40 lakh flat in Tamil Nadu and you pay ₹3,60,000 to register it: ₹2,80,000 stamp duty (7%) and ₹80,000 registration fee (2%). That 9% applies to every sale deed, gift and non-family settlement, worked out on the property’s market value, which can never be lower than the guideline value. Family settlements, releases and partitions cost far less, because both charges are 1% with fixed caps.
These are the rates on the Registration Department’s “Duty and Fees” page at tnreginet.gov.in (Services → More → Duty and Fees), read again on 26 October 2026.
Tamil Nadu registration charges calculator
Uses the stamp duty and registration fee rates on the Registration Department’s Duty and Fees page. Results are estimates; the Sub-Registrar Office confirms the final amount.
| Stamp duty | ₹0 |
| Registration fee | ₹0 |
| Total | ₹0 |
Source: tnreginet.gov.in, Services → More → Duty and Fees. Women’s concession: 2025–26 state budget, from 1 April 2025; confirm it at the SRO.
The calculator covers 22 documents. Pick the document, type the deed value and the guideline value, and it charges on the higher of the two. For a sale deed, tick the box if the property is being registered in a woman’s name and is worth ₹10 lakh or less; the fee drops to 1%.
Three results to check the calculator against:
| Situation | Stamp duty | Registration fee | You pay |
|---|---|---|---|
| Flat bought for ₹40 lakh (guideline value ₹35 lakh) | ₹2,80,000 | ₹80,000 | ₹3,60,000 |
| Plot bought for ₹30 lakh where the guideline value is ₹36 lakh | ₹2,52,000 | ₹72,000 | ₹3,24,000 |
| ₹9 lakh plot registered in a woman’s name | ₹63,000 | ₹9,000 | ₹72,000 |
The second row catches many buyers. A lower price in the deed does not lower the charges: the Sub-Registrar collects on the ₹36 lakh guideline value, not the ₹30 lakh price.
H2: Why other sites still say 4%
The registration fee on a Tamil Nadu sale deed is 2%. Many bank, builder and property blogs still quote 4%, a rate the government withdrew in 2023. Stamp duty has stayed at 7% through every change.
| From | Registration fee on a sale deed | What changed |
|---|---|---|
| 1 April 2025 | 1% for women buyers (property up to ₹10 lakh); 2% for everyone else | 2025–26 state budget concession |
| 1 April 2023 | 2% | G.O. Ms. No. 34, dated 30 March 2023, cut the fee from 4% |
| June 2017 | 4% | Fee raised from 1% when guideline values were cut by 33% |
| Before June 2017 | 1% | — |
On a ₹50 lakh sale, paying 4% instead of 2% would cost ₹1 lakh more. If a builder’s cost sheet or a broker’s estimate shows a 4% fee, ask them to redo it at 2%.
The 7.5% figure some sites give for agricultural land is also wrong. The official table has no separate rate for farmland: a sale of agricultural land pays the same 7% stamp duty and 2% fee as a house or plot.
H2: The value your charges are worked out on
Stamp duty and registration fee are percentages of the market value of the property. For registration in Tamil Nadu, market value means the higher of two figures:
- The consideration in the deed: the price the buyer and seller agree.
- The guideline value: the minimum value the Registration Department fixes for each street or survey number. The values in force today date from 1 July 2024.
Before you fix the price or buy stamp paper, check guideline value for your street or survey number. It is free and needs no login.
What happens if the deed shows less than the guideline value. The Sub-Registrar can refer the document for valuation under Section 47A of the Indian Stamp Act, 1899, as it applies in Tamil Nadu. If the valuation finds the property was undervalued, you pay the shortfall in duty before the matter closes. Declaring the full value at the start avoids that delay.
When the market value is not the base. Some documents are charged on another figure:
| Document | Charged on |
|---|---|
| MODT, simple mortgage, mortgage with possession | Loan amount |
| Agreement to sale | Money advanced (total consideration if possession is given) |
| Lease | Total rent, premium, fine or advance |
| Sale certificate from a court, revenue authority or public auction | Auction price |
| Agreement for construction of a building | Cost, value or consideration, whichever is highest |
| Exchange | Market value of the higher-value property |
Buying a flat with an undivided share of land. The cost of the building, worked out by the PWD rates, is part of the market value. TNREGINET has a building value calculator under More → Portal Utility Services (the portal spells it “PWD Calulator”), and the official TNREGINET app has one too.
H2: Stamp duty and registration fee for every document
This is the full property and deed list from the official Duty and Fees page, grouped by purpose. Percentages are of the market value unless the row says otherwise. Caps are exactly as the department prints them.
H3: Buying, selling and exchanging property
| Document | Stamp duty | Registration fee |
|---|---|---|
| Sale (conveyance) | 7% | 2% |
| Exchange | 7% on the higher-value property | 2% on the higher-value property |
| Agreement to sale | ₹200 | 1% of money advanced; 1% of total consideration if possession is given |
| Agreement for construction of a building | 1% of cost, value or consideration, whichever is highest | 3% |
| Sale certificate issued by a revenue authority, court or public auction | 5% of auction price | 2% |
| Sale certificate issued by others | 7% | 2% |
| Filing of a sale certificate | — | 3% of auction price |
| Cancellation | ₹1,000 | ₹500 |
H3: Gifts, settlements, releases and partitions
| Document | Stamp duty | Registration fee |
|---|---|---|
| Gift | 7% | 2% |
| Settlement in favour of family members | 1%, max ₹40,000 | 1%, max ₹10,000 |
| Settlement, other cases | 7% | 2% |
| Release among family members (co-parceners) | 1%, max ₹40,000 | 1%, max ₹10,000 |
| Release among non-family members | 7% | 1% |
| Partition among family members | 1%, max ₹40,000 per share | 1%, max ₹10,000 per share |
| Partition among non-family members | 4% on separated shares | 1% on separated shares |
H3: Loans against property
| Document | Stamp duty | Registration fee |
|---|---|---|
| Memorandum of deposit of title deeds (MODT) | 0.5% of loan, max ₹40,000 | 1% of loan, max ₹8,000 |
| Simple mortgage | 1% of loan, max ₹50,000 | 1% of loan, max ₹15,000 |
| Mortgage with possession | 4% of loan | 1% of loan, max ₹2,00,000 |
H3: Leases
| Document | Stamp duty | Registration fee |
|---|---|---|
| Lease below 30 years | 1% of total rent, premium, fine etc. | 1%, max ₹40,000 |
| Lease up to 99 years | 4% | 1%, max ₹40,000 |
| Lease above 99 years or perpetual | 7% | 1%, max ₹40,000 |
H3: Powers of attorney
| Document | Stamp duty | Registration fee |
|---|---|---|
| General power of attorney to sell immovable property, to a family member | ₹1,000 | ₹2,000 |
| General power of attorney to sell immovable property, to others | 1% | 1% |
| General power of attorney given for consideration | 5% | 1% |
| General power of attorney for movable property and other purposes | ₹1,000 | ₹500 |
H3: Trusts, partnerships and receipts
| Document | Stamp duty | Registration fee |
|---|---|---|
| Declaration of trust | ₹1,000 | 1% of corpus |
| Partnership deed, capital up to ₹500 | ₹50 | 1% of capital |
| Partnership deed, other cases | ₹1,000 | 1% of capital |
| Receipt | ₹1 | ₹200 |
Writer note: keep the tables as six separate groups. A reader looking for “settlement deed charges” or “MODT charges” should find the row in seconds, and grouped tables are easier for AI Overviews to quote correctly than one 28-row table.
H2: Passing property to family: gift, settlement, release or partition
Choosing the right deed can cut the cost of a family transfer by more than 90%. A gift is charged like a sale, at 7% and 2%. A settlement, release or partition in favour of family members is charged at 1% each, with fixed caps.
H3: Settlement deed vs gift deed
A parent transferring an ₹80 lakh house to a son or daughter:
| Deed | Stamp duty | Registration fee | Total |
|---|---|---|---|
| Settlement in favour of a family member | ₹40,000 (1% capped) | ₹10,000 (1% capped) | ₹50,000 |
| Gift | ₹5,60,000 | ₹1,60,000 | ₹7,20,000 |
The caps mean a family settlement never costs more than ₹50,000 in duty and fee, however valuable the property. The cap is reached at a market value of ₹40 lakh for stamp duty and ₹10 lakh for the fee.
A gift or settlement to anyone outside the family is charged at the full 7% and 2%.
H3: Release deed charges
A release is used when a co-owner gives up their share, usually after inheritance. A sister releasing her ₹25 lakh share of an inherited house to her brother pays ₹25,000 stamp duty (1%) and ₹10,000 fee (1%, capped): ₹35,000. The same release to someone outside the family costs ₹1,75,000 duty (7%) plus ₹25,000 fee (1%): ₹2,00,000.
H3: Partition deed charges
In a family partition, the caps apply to each share. Three brothers dividing a ₹90 lakh property into equal shares of ₹30 lakh:
- Stamp duty: 1% of ₹30 lakh is ₹30,000 per share, under the ₹40,000 cap. For three shares, ₹90,000.
- Registration fee: 1% of ₹30 lakh is ₹30,000, capped at ₹10,000 per share. For three shares, ₹30,000.
- Total: ₹1,20,000.
A partition among people who are not family is charged 4% stamp duty and 1% fee on the separated shares, with no cap. Choose “Partition among family members” in the calculator and enter the number of shares to get the figure for your case.
Who counts as family. The Duty and Fees page uses the words “family members” without listing the relations. Before drafting, confirm with the Sub-Registrar Office or your document writer that the person receiving the property qualifies; if they do not, the document is charged at the non-family rate.
H2: MODT and mortgage charges on a home loan
Most home loans in Tamil Nadu are secured by a memorandum of deposit of title deeds (MODT). On a ₹50 lakh loan it costs ₹33,000: ₹25,000 stamp duty (0.5%) and ₹8,000 registration fee (1%, capped). These charges are on the loan amount, not the property value, and they come on top of the sale deed charges.
| Loan document | ₹50 lakh loan | Highest you can pay |
|---|---|---|
| MODT | ₹25,000 + ₹8,000 = ₹33,000 | ₹48,000 (₹40,000 duty + ₹8,000 fee), reached on a loan of ₹80 lakh or more |
| Simple mortgage | ₹50,000 + ₹15,000 = ₹65,000 | ₹65,000, reached at ₹50 lakh |
| Mortgage with possession | ₹2,00,000 + ₹50,000 = ₹2,50,000 | No cap on stamp duty; fee capped at ₹2,00,000 |
MODT costs less than a simple mortgage at every loan size, which is why banks prefer it. Your bank decides which document it needs, so ask it for the exact figure before the loan is disbursed.
Since 17 August 2026, banks and NBFCs file deposit of title deeds (DOT) and deed of receipt (DOR) documents through TNREGINET’s presence-less online registration. You do not visit the Sub-Registrar Office for these; the bank completes the filing and the duty is paid online. When the loan is closed, the bank’s receipt is registered the same way, and it should appear in the property’s encumbrance certificate.
H2: 1% registration fee for women buyers
A house, plot or agricultural land worth up to ₹10 lakh and registered in a woman’s name pays a 1% registration fee instead of 2%. The concession was announced in the Tamil Nadu budget for 2025–26 and applies from 1 April 2025. Stamp duty stays at 7%.
| ₹9 lakh plot | Stamp duty | Registration fee | Total |
|---|---|---|---|
| Registered in a woman’s name | ₹63,000 | ₹9,000 (1%) | ₹72,000 |
| Registered in a man’s name | ₹63,000 | ₹18,000 (2%) | ₹81,000 |
The most the concession can save is ₹10,000, on a property valued at exactly ₹10 lakh.
The ₹10 lakh limit is a hard line. A property valued at ₹10.1 lakh gets no concession at all and pays the full 2% fee. Because charges are worked out on the higher of the deed price and the guideline value, check the guideline value too: a ₹9.5 lakh price on land with a ₹10.5 lakh guideline value may not qualify.
Check before you register. We found no order withdrawing the concession as of 26 October 2026, but budget concessions can be revised. Ask the Sub-Registrar Office whether it applies on your registration date, and check that the woman buyer is named in the deed as the purchaser.
H2: Other costs on registration day, and how to pay
Stamp duty and registration fee are the government’s charges. Two smaller costs often come with them: the document writer’s fee and, later, certified copies.
H3: Document writer fees (government-fixed)
Licensed document writers in Tamil Nadu charge fees fixed by G.O. Ms. No. 49, dated 15 April 2010. For a sale, exchange, settlement or gift deed, the fee depends on the value in the document:
| Value in the document | Writer’s fee |
|---|---|
| Up to ₹10,000 | ₹50 |
| ₹10,000 to ₹50,000 | ₹100 |
| ₹50,000 to ₹1 lakh | ₹150 |
| ₹1 lakh to ₹2 lakh | ₹200 |
| ₹2 lakh to ₹5 lakh | ₹300 |
| Above ₹5 lakh | ₹400 |
Other documents carry fixed fees: ₹100 for deposit of title deeds, lease, mortgage, release, trust and partnership; ₹50 for receipt, cancellation, power of attorney and agreement. A partition deed costs ₹200 for up to two schedules and ₹100 for each extra schedule, up to ₹500. To confirm a writer holds a valid licence, search them on TNREGINET under Services → eServices → Search.
H3: How to pay stamp duty and registration fee
| Method | Limit |
|---|---|
| Online payment through TNREGINET | No limit |
| Demand draft at the Sub-Registrar Office | Up to ₹5,000 |
| Card on the PoS machine at the Sub-Registrar Office | Up to ₹1,000 |
For any property sale, the online route is the only practical one, because the duty runs into lakhs. Keep the bank reference number until the registered deed is in your hands.
H3: Fees you may pay later
- Certified copy of a registered deed: ₹1 application, ₹10 search fee for the first year, ₹200 computer fee, ₹10 per scanned page and ₹100 stamp duty.
- Certified encumbrance certificate: ₹1 application, ₹30 for the first year searched, ₹10 for each extra year, and ₹200 for the computerised period from 1987. Viewing an EC online is free.
Registering a marriage has its own fee table, starting at ₹100; see marriage registration fees.
H2: Where these rates come from
Every rate, cap and fixed fee on this page was copied from the Duty and Fees page on tnreginet.gov.in on 26 October 2026, and the calculator uses the same figures. The rate history comes from G.O. Ms. No. 34 (30 March 2023) and the 2025–26 Tamil Nadu budget. Document writer fees are from G.O. Ms. No. 49 (15 April 2010).
tnregineet.com is an independent site, not the Registration Department. We recheck the Duty and Fees page every month and update this page and the calculator the day a rate changes. The Sub-Registrar Office’s assessment is final, so treat every figure here as an estimate until the SRO confirms it. Found a rate that has changed? Tell us through the contact page.