Learn everything about the Noida Circle Rates in 2026

Quick Legal Answer

In Noida (Uttar Pradesh), circle rates are the minimum government-notified property values below which a property cannot be legally registered. These rates are used to calculate stamp duty and registration charges during property transactions, ensuring that properties are not undervalued for tax purposes.

Circle rates vary based on location, property type (residential/commercial/industrial), road width, and amenities, and they are periodically revised by the state government to reflect market conditions.

These rates play a key role in determining the minimum taxable value of a property, even if the actual market price is higher or lower.

The process usually involves:

• Identifying the exact sector/locality of the property
• Checking the applicable circle rate from the official registration authority
• Calculating property value based on built-up area or land area
• Applying stamp duty percentage on the higher of market value or circle rate
• Adding registration fees and other applicable charges
• Completing property registration at the Sub-Registrar office
• Ensuring compliance with Income Tax rules on undervaluation cases

Jurisdiction & Applicability

This guide applies to:

• Property transactions in Noida and surrounding Uttar Pradesh regions
• Residential, commercial, and industrial property registrations
• Buyers and sellers calculating stamp duty and registration costs
• Real estate valuation for legal registration purposes
• Government-regulated property pricing systems in Uttar Pradesh
• Property mutation and ownership transfer cases

When This Guide Applies

Use this guide if you are dealing with:

• Buying or selling property in Noida
• Calculating stamp duty before registration
• Checking minimum property valuation rules
• Understanding government circle rate changes
• Comparing market value vs registration value
• Preparing property documents for registration

When This Guide Does NOT Apply

This guide does not apply to:

• Rental agreements or tenancy disputes
• Informal property deals without registration
• Illegal or benami property transactions
• Corporate shareholding or business asset valuation
• Land acquisition compensation disputes
• Property disputes pending in court

If you want in the real estate sector in Noida or want to buy or sell your property then you are at the right place because we will navigate you through the whole process of the circle rates, their relevancy and the formula of arriving at the true circle rates.

Introduction to Circle Rates in Noida

Circle rates are the minimum Standard rates decided by the government of the state. These rates are the minimum value of the property below which no property can be brought or sold off. The circle rates are calculated on both the buildings as well as the parcels of the land.in the case of the land parcels the guidance value is calculated on the available area of the land excluding the build-up property from the parcels of the land.

Factors Affecting the Circle Rates in Noida 

There are a few factors that constitute & decide upon the circle rates and these factors are as follows:

• Type of Property: Whether the property is residential, commercial, agricultural or industrial, it plays an important role as these will be a deciding factor to determine the applicable circle rates. For high-residential societies, the state government has allowed for a floor relief of 2% per floor for the housing units that are on the fourth and above floors and the maximum limit for this is 20%. 

• Infrastructure development: If the property enjoys a developed infrastructure and has good connectivity then in such a case the circle rates of the property will be higher for the property and if the infrastructure is not developed enough and does not possess good connectivity then the circle rates will be lower.

• Location of the property: The infrastructure and location of the property are closely connected to each other because the prime the location of the property is the higher its circle rate and the lower the location and amenities on the property the circle rates will be lower.

• Regulations: The properties that have to face stringent regulators and land use rules and regulations are prone to higher circle rates and vice-versa for the properties that do have to follow the rules and regulations.

• Amenities on the Property: As we have already discussed all these factors are very closely knitted together to form the circle rates so the more amenities the property shares the more it has the higher its circle rate.

The Circle Rates of the group housing societies with better amenities are as follows:

Facilities	Involvement of the Additional Cost
Open Car Parking	Rs 1.5 Lakh
Close Car Parking	Rs 3 Lakh
Lift	3% of the area circle rate
Swimming Pool	3% of the area circle rate
Gym	3% of the area circle rate
Community Centre	3% of the area circle rate
Power backup	3% of the area circle rate
Security Guard	3% of the area circle rate

• Demand and Supply of the Property: If the demand and supply of the property are higher then the circle rates for the area will be higher and if the demand and supply are then its circle rates will be lower.

• Usage of the Property: The use of the property plays an important role in deciding the circle rates. Residential property attracts lower circle rates while commercial properties attract higher circle rates.  

Importance held by the circle rates

There is a lot of importance held by the circle rates which range from:

• Determination of the value of the property: With the help of the circle rates the value of the properties can be determined.

• Revenue generation: With the help of the circle rates, stamp duties are collected by the state government which are based on the circle rates

• The real-time idea of the value of the property: Circle rates provide a real-time idea of the prices of the property and these will also help in understanding whether the property is worth the estimate.

• Minimized fraudulent transactions: With the circle rates there are very less chances of having any kind of fraudulent activities because these are fixed by the state government after a thorough survey

What is the difference between the Circle Rates and the Market Value?

Points of Distinction	Circle rates	Market Rates
Valuation of the property	Circle rates are the minimum standard amount set by the state government below which the properties cannot be sold and these circle rates are only revised once a year.	Market rates are dependent upon the conditions of the market and these keep on fluctuating as per the demand and supply of the property.
Registration of the property	The registration and the stamp duty is calculated and based on the circle rates rather than the market rates	The Circle rates are dependent upon the demand and supply of the property and other market conditions
Revision	The State government decides the circle rates in Noida twice a year	The market rates keep on fluctuating and get revised for more than a year.

What is the online procedure for checking the circle rates in Noida?

• Logging into the Stamps and Registration: For checking the applicable circle rates in Noida the applicants are required to log in to the Stamps and Registration Department, UP

• Selecting the right option: The next step in the process is to select the enter here option and then you will be directed to the next option – Assessment List Details

• Providing evaluation data: The next step in the process is to provide the evaluation details such as the district and the office of the sub-registrar to obtain the circle rate in Noida.

• Obtain the list of the circle rates: As soon as the user clicks on the view detail the list of the circle rates for the district can be obtained.

Calculation of the Property Value for Stamp Duty Payment using the Circles Rates in Noida

• Checking build-up area: The first step in the process  is to check the built-up area of the property like age of the construction, plot area, floor and amenities

• Choosing the type of the property: the next step will be to choose the type of the property types.

• Choosing an area of the property: the next step is to choose the area or the locality of the property from the official website of the office of the registrar.

• Choose the assessed value of the property: The last step in the process is to choose the minimum assessed value in accordance with the latest in the rates of Noida.

Methods of Calculation 

Property Type	Method of the Calculation
Apartment	EWS, Shramik Flats and the Noida Authority Flats  It is the Sum of Built Up Area of the Flat (in sq m) multiplied by the applicable circle rate for the flats in Rs. per sq. mt. x (1 + total % loading for amenities) x (1 – floor relief)  The No. of open car parking slots x 1,50,000 The No. of covered car parking slots x 3,00,000
Plot	The area of the plot (in sqm) is multiplied by the applicable land circle rate in the locality in Rs. per sq.m.
House Built on Plot	The Sum of: The area of the plot (in sqm) is multiplied by the applicable land circle rate in the locality in Rs. per sq.m.  Built-up area (in sq. m) x by per sq. m. construction cost adjusted for age, which is calculated as [Rate of construction per sq. m less (Rate of Construction) multiplied by (age of construction) multiplied by 0.9 divided by 80)
Builder Floor Constructed on the Independent Plots	The Sum of the: Proportionate share in the area of the plot (in sq m.) multiplied by the applicable land circle rate in the locality in the Rs. per sq. m The built-up area is multiplied by the minimum cost of the construction by Rs. per sq. mt.

Area-wise Circle Rate in Noida in 2026 (in Sqft/Mtr)

Sector	Circle Rate for 12m Road	Circle Rate for 12m- 18m Road	Circle Rate for 18m- 24m Road	Circle Rate for above 24m Road
Sectors 66, 102, 138, 139, 140, 140A, 141, 145, 146, 147, 148, 149, 150, 158-167, NEPZ, Noida Phase 2	INR 40, 000	INR 42, 000	INR 44, 000	INR 46, 000
Sector 104	INR 44, 000	INR 55, 150	INR 57, 750	INR 50, 600
Sector 54, 57, 58, 59, 60, 63, 63A, 64, 65, 67, 68, 69, 80, 81, 83, 84, 85, 86, 87, 88, 89, 90, 91, 95, 101, 103, 106, 109, 111, 112, 113, 114, 116, 117, 118	INR 44, 000	INR 46, 200	INR 48, 400	INR 50, 600
Sector 115	INR 44, 000	INR 42, 000	INR 44, 000	INR 50, 600
Sector 168	INR 52, 500	INR 52, 500	INR 57, 750	INR 60, 400
Sectors 1, 2, 3, 4, 5, 6, 7, 8, 9, 10, 11, 12, 22, 42, 43, 45, 70, 71, 73, 74, 75, 76, 77, 78, 79, 107, 110, 119, 120, 121, 123, 125, 126, 127, 128, 129, 130, 131, 132, 133, 134, 135, 136, 137, 142, 143, 143B, 144, 151, 152, 153, 154, 155, 156, 157	INR 52, 500	INR 55, 150	INR 57, 750	INR 60, 400
Sectors 15, 19, 20, 21, 23, 24, 25, 25A, 26, 27, 28, 29, 31, 32, 33, 34, 37, 40, 41, 46, 47, 48, 49, 53, 55, 56, 61, 62, 82, 92, 93, 93A, 93B, 96, 97, 98, 99, 100, 105, 108, 122	INR 72, 000	INR 75, 600	INR 79, 200	INR 82, 800
Sector 14, 14A, 15A, 16, 16A, 16B, 17, 18, 30, 35, 36, 38, 38A, 39, 44, 50, 51, 52, 94, 124	INR 1,03,000	INR 1, 09, 000	INR 1, 14, 000	INR 1, 19, 000

Circle Rates in Noida for Apartments and the Flats 

Sectors	Circle Rates per Sq. Mtr.
Sector 14, Sector 14A, Sector 15A, Sector 17, Sector 25A, Sector 30, Sector 32, Sector 35, Sector 36, Sector 38A, Sector 39, Sector 44, Sector 50-52, Sector 92, Sector 93, Sector 93A, Sector 93B, Sector 93B, Sector 96-98	Rs. 55,000
Sector 102, Sector 158, Sector 162	Rs. 32,000
Sector 11, Sector 12, Sector 16, Sector 16A, Sector 16B, Sector 11, Sector 12, Sector 16, Sector 16A, Sector 16B, Sector 22, Sector 24, Sector 42, Sector 43, Sector 70-79, Sector 104, 107, Sector 110, Sector 115, Sector 117, Sector 118, Sector 119, Sector 120, Sector 121, Sector 130, Sector 133, Sector 143, Sector 143B, Sector 144, Sector 150, Sector 151, Sector 168	Rs. 40,000
Sector 15, Sector 19, Sector 20, Sector 21, Sector 23, Sector 25-29, Sector 31, Sector 33, Sector 34, Sector 37, Sector 38, Sector 40, Sector 41, Sector 45-49, Sector 53, Sector 55, Sector 56, Sector 61, Sector 62, Sector 82, Sector 99, Sector 100, Sector 105, Sector 108, Sector 122, Sector 128-131, Sector 134, Sector 135, Sector 137	Rs. 50,000
Sector 63A, Sector 86, Sector 112, Sector 113, Sector 116	Rs. 35,000

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Circle Rates in Noida for Builder Floors 

Sector	Circle Rates upto 12- meter road (per sq meter)	Circle Rates upto 12- 12-meter- 18-meter road (per sq meter)
Sector 15, Sector 19, Sector 20, Sector 21, Sector 23-25, Sector 25A, Sector 26 – 29, Sector 31-34, Sector 37, Sector 40, Sector 41, Sector 46-49, Sector 53, Sector 55, Sector 56, Sector 61, Sector 62, Sector 82, Sector 92, Sector 93, Sector 93A, Sector 93B, Sector 96-100, Sector 105, Sector 108, Sector 122	Rs. 72,000	Rs. 75, 600
Noida Phase 2, NEPZ, Sector 66, Sector 102, Sector 138, Sector 139, Sector 140, Sector 140A, Sector 141, Sector 145-150, Sector 158, Sector 159, Sector 160-167	Rs. 40,000	Rs. 42,000
Sector 115	Rs. 44,000	Rs. 42,000
Sector 14, Sector 14A, Sector 15A, Sector 16, Sector 16A, Sector 16B, Sector 17, Sector 18, Sector 30, Sector 35, Sector 36, Sector 38, Sector 38A, Sector 39, Sector 44, Sector 50, Sector 51, Sector 52, Sector 94, Sector 124	Rs. 1,03,000	Rs. 1,09,000
Sector 104	Rs. 44,000	Rs. 55, 150
Sector 54, Sector 57-60, Sector 63, Sector 63A, Sector 64-69, Sector 80, Sector 81, Sector 83-91, Sector 95, Sector 101, Sector 103, Sector 106, Sector 109, Sector 111-114, Sector 116-118	Rs. 44,000	Rs. 46,200
Sector 168	Rs. 52,500	Rs. 52,500
Sector 1-12, Sector 22, Sector 42, Sector 43, Sector 45, Sector 70-79, Sector 107, Sector 110, Sector 119-121, Sector 123, Sector 125-137, Sector 142, Sector 143, Sector 143B, Sector 144, Sector 151-157	Rs. 52,500	Rs. 55,150

Sector	Circle Rates upto 18- meter-24 meter road (per sq meter)	Circle Rates on over upto 24-meter road (per sq meter)
Sector 15, Sector 19, Sector 20, Sector 21, Sector 23-25, Sector 25A, Sector 26 – 29, Sector 31-34, Sector 37, Sector 40, Sector 41, Sector 46-49, Sector 53, Sector 55, Sector 56, Sector 61, Sector 62, Sector 82, Sector 92, Sector 93, Sector 93A, Sector 93B, Sector 96-100, Sector 105, Sector 108, Sector 122	Rs. 79,200	Rs. 82, 800
Noida Phase 2, NEPZ, Sector 66, Sector 102, Sector 138, Sector 139, Sector 140, Sector 140A, Sector 141, Sector 145-150, Sector 158, Sector 159, Sector 160-167	Rs. 44,000	Rs. 46,000
Sector 115	Rs. 44,000	Rs. 44,600
Sector 14, Sector 14A, Sector 15A, Sector 16, Sector 16A, Sector 16B, Sector 17, Sector 18, Sector 30, Sector 35, Sector 36, Sector 38, Sector 38A, Sector 39, Sector 44, Sector 50, Sector 51, Sector 52, Sector 94, Sector 124	Rs. 1,14,000	Rs. 1,19,000
Sector 104	Rs. 57,750	Rs. 60,400
Sector 54, Sector 57-60, Sector 63, Sector 63A, Sector 64-69, Sector 80, Sector 81, Sector 83-91, Sector 95, Sector 101, Sector 103, Sector 106, Sector 109, Sector 111-114, Sector 116-118	Rs. 48,400	Rs. 50,600
Sector 168	Rs. 57,750	Rs. 60,400
Sector 1-12, Sector 22, Sector 42, Sector 43, Sector 45, Sector 70-79, Sector 107, Sector 110, Sector 119-121, Sector 123, Sector 125-137, Sector 142, Sector 143, Sector 143B, Sector 144, Sector 151-157	Rs. 57,750	Rs. 60,400

What are the tax implications of Circle Rates in Noida?

Under Section 56 of the Income Tax Act, of 1961. In the case of a buyer if the property is purchased at a price below the decided circle rate and the buyer is required to pay the difference amount which is the difference between the value calculated on the basis of circle rates and the actual value of the property purchased and these will be taxed as other income. Apart from the Buyer the Seller is also required to pay capital gains which are calculated based on the circle rates on the locality where the property is situated in Noida

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Impact on the Resale Value of the Increased Circle Rates 

In the case of a 3BHK Flat in Noida with an area of 3,000 square feet, the per square foot price is Rs. 10,000. Therefore, the price of the property will be (10,000*3,000) = 1,50,00,000 and if the circle rate is assumed to be Rs. 5,000. The calculation of the stamp duty is 7%, the registration fee is 1% and the transfer fee is 2%  

.

Therefore, the Stamp Duty will be = Rs. 10,50,000

Registration Fee is Registration Fee = Rs. 1,50,000

Transfer fee = Rs. 3,00,000

Thus, the Transfer amount will be Rs. 14,50,000

Suppose if the circle rate goes by 30% then the revised Resale Price amount will be Rs. 1,50,00,000 + 30% increase = 1,50,00,000 + 45,00,000 = 1.95 crore. 

Latest Update on the Circle Rate 

The Circle Rates in Noida is expected to be risen by 25-30% in the case of residential properties and 10-15% in other cases. 

In a nutshell, it can be said that the 30% increment in the circle rates has direct implications in the 3% rise in the price of the property which is already possessed and a 2..4% hike in the case of a new home. 

These rates are directly proportional to the purchasing power of the homebuyers as the transfer fee, registration fee and the stamp duties are dependent upon these circle rates. With this increase the purchasing power of the homebuyers will be impacted at a higher level. 

Increasement in the Cost of the Acquisition

With the increase in the circle rates the overall cost of the acquisition of re-sale and the new built properties will also be increased due to the dependency of the stamp duty and regiatrtaion fees on the circle rates. 

Generation of the Revenue 

With the increase in the cost of acquisition and the circle rates the revenues of the state government will also start increasing because stamp duty and the registration fees is payable to the state government which is directly proportional and dependent upon the circle rates. 

Conclusion

Circle rates act as an important tool in asserting the true value of the property because these are determined by the state government after taking into consideration all the aspects of it as the circle rates are dependent upon a plethora of factors. Circle rates also act as an important tool because the stamp duty is based upon these rates.

People Also Read: Circle Rates in Karnataka Decoded—Know the Govt. Rate Before You Buy

Citations

1. Rate List | GautamBuddha Nagar | India
2. Noida Authority
3. मूल्यांकन सूची

Disclaimer: The information provided in this article is for general informational purposes only and does not constitute legal advice. Laws, procedures, fees, and timelines may vary depending on the state and individual circumstances. For advice specific to your situation, please consult a qualified legal professional.