Flat cost sheet calculator: Stamp duty, GST and the all-in price.
Put in the carpet area and the rate. You get the agreement value, the GST, the stamp duty for your city, the registration fee and the all-in price, ready to print or send on WhatsApp. Every rate is cited below.
01/04Calculator
One flat, every line of what it costs.
The flat
60.4 sq m
Base price ₹78 lakh
Floor rise, parking and other charges
On the carpet area, if the floor carries one.
When it is sold with the flat.
Such as a preferred-location charge, when the agreement includes it.
Billed outside the agreement with GST, such as maintenance.
Such as society formation or deposits.
Only if it is higher than the agreement value.
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All-in price₹87,66,000Cost sheet
650 sq ft carpet at ₹12,000 a sq ft, Navi Mumbai, under construction ·
The cost sheet
All-in price
₹87,66,000
₹87.66 lakh · ₹13,486 a sq ft of carpet
| Base price650 sq ft × ₹12,000 | ₹78,00,000 |
|---|---|
| Agreement value | ₹78,00,000 |
| GST at 5%carpet above 60 sq m, so not the 1% rate | ₹3,90,000 |
| Stamp duty at 7%5% stamp duty + 1% LBT + 1% metro cess | ₹5,46,000 |
| Registration fee1%, capped at ₹30,000 | ₹30,000 |
| All-in price | ₹87,66,000 |
Stamp duty and registration go on the agreement value or the ready reckoner value, whichever is higher. Rates are for the municipal corporation area, as read on 27 October 2026; confirm the final figures with the Sub-Registrar. Rounded to the rupee.
02/04The rates
Stamp duty, GST and registration, with the source for each.
Read on 27 October 2026. Rates change, and differ outside the municipal corporations: treat this as a working aid, not legal or tax advice, and confirm the final figures with the Sub-Registrar or your CA.
Mumbai (BMC)
Stamp duty: 6%
- Woman buyer
- 5%
- Made up of
- 5% stamp duty + 1% metro cess
Navi Mumbai (NMMC)
Stamp duty: 7%
- Woman buyer
- 6%
- Made up of
- 5% stamp duty + 1% LBT + 1% metro cess
Thane (TMC)
Stamp duty: 7%
- Woman buyer
- 6%
- Made up of
- 5% stamp duty + 1% LBT + 1% metro cess
Pune (PMC)
Stamp duty: 7%
- Woman buyer
- 6%
- Made up of
- 5% stamp duty + 1% LBT + 1% metro cess
- 01
Agreement value
Carpet area × the rate a sq ft, plus floor rise, car parking and any other charge the agreement includes. The builder sets these; none of them is a statutory rate.
- 02
GST: 5%, 1% or none
5% on a flat under construction, or 1% when it is affordable: carpet area up to 60 sq m in a metro (the whole MMR counts) or 90 sq m elsewhere, and a value up to ₹45 lakh. Both without input tax credit, since 1 April 2019. A flat sold after its completion certificate pays none.[9][10][11][12][13]
- 07
Outside the four corporations
Panvel, Ulwe, Dronagiri and other areas outside these corporations can have a different rate. Pick Elsewhere and type the rate your Sub-Registrar charges.[14]
Sources
- [1]Stamp duty and property registration charges in Mumbai 2026 (6% for men, 5% for women, both with 1% metro cess; registration 1%, up to ₹30,000) — Bajaj Finserv, as of 11 March 2026
- [2]Navi Mumbai stamp duty 2026 (7%: 5% stamp duty, 1% LBT and 1% metro cess; 6% for women) — Basic Home Loan, updated 14 September 2026
- [3]Stamp duty and registration charges in Mumbai and Thane (Thane: 7%) — Rustomjee, June 2025
- [4]Stamp duty and property registration charges in Pune (7%: 5% base, 1% metro cess and 1% LBT; 6% for women) — Bajaj Finserv, 2026
- [5]Confusion over extra stamp duty cleared (1% of stamp duty to Nagpur, Pune, Thane, Pimpri-Chinchwad and Navi Mumbai in place of LBT) — The Times of India, December 2013
- [6]Stamp duty and registration charges in Mumbai (joint owners: a man and a woman 6%, two women 5%) — Digit Insurance, September 2026
- [7]Buying a home? How women can save on stamp duty across states (Maharashtra: 1% concession) — The Times of India, July 2026
- [8]Maharashtra waives registration fees for farm land partitions (the fee is otherwise 1% of the value, capped at ₹30,000) — The Times of India, May 2025
- [9]33rd GST Council meeting: 1% and 5% for residential property without input tax credit; affordable housing defined (60 sq m in metros, the whole MMR among them; 90 sq m elsewhere; up to ₹45 lakh) — GST Council / PIB, 24 February 2019
- [10]34th GST Council meeting: the effective 1% and 5% rates from 1 April 2019 — GST Council / PIB, 19 March 2019
- [11]GST on flats below ₹45 lakh (1% only with the carpet area within 60 sq m in a metro or 90 sq m elsewhere; otherwise 5%) — Bajaj Finserv, 2026
- [12]GST rate reduction on housing (5% and 1% without input tax credit, in force in 2026) — Bajaj Finserv, 2026
- [13]GST on residential property (none on a ready home with a completion certificate) — Brigade Group, August 2026
- [14]Department of Registration and Stamps, Maharashtra (stamp duty, ready reckoner and registration) — Government of Maharashtra
03/04At scale
One flat is a calculator. A tower is a price matrix.
When every unit has its own floor, view and parking, the sums are not the hard part. Keeping every unit’s price right while the rate changes is, and so is carrying the same figures into the booking and the demand letters. That is what AuraStack’s inventory does.
Dynamic price matrix
Change the rate once. Every unit reprices.
Self-expiring holds
Nothing stays blocked by a rep who went quiet.
Eight payment stages
Booking amount through registration.
Cost-sheet PDF import
Buyer, unit and agreement value prefill.
Still copying a cost sheet template for every buyer? Excel and WhatsApp vs a real estate CRM. The buyer asks for it on the first call, so call fast: speed to lead in real estate. After the booking, each stage needs a letter: demand letter generator.
04/04Straight answers
Cost sheet questions buyers ask at the site visit.
What is a cost sheet for a flat?
The break-up of everything a buyer pays for one flat.
A cost sheet breaks one flat’s price into what the buyer pays: the agreement value (carpet area × the rate, plus floor rise, parking and any other charge in the agreement), the GST on it, stamp duty, the registration fee, and the charges billed outside the agreement, such as maintenance or society formation. Builders hand it over at the site visit or with the booking form.
How much is stamp duty on a flat in Mumbai, Navi Mumbai, Thane and Pune?
6% in Mumbai, 7% in Navi Mumbai, Thane and Pune; 1% less for women.
In the municipal corporation areas, as read on 27 October 2026: Mumbai 6% (5% stamp duty and 1% metro cess), and Navi Mumbai, Thane and Pune 7% (adding 1% in place of local body tax). A woman buying alone or with other women pays 1% less. It is charged on the agreement value or the ready reckoner value, whichever is higher. Areas outside these corporations, such as Panvel, Ulwe and Dronagiri, can have a different rate.
Is GST charged on a new flat?
5% under construction, 1% if affordable, none once ready.
On a flat bought under construction, GST is 5% of the agreement value, or 1% for an affordable flat: carpet area up to 60 sq m in a metro such as the MMR (90 sq m elsewhere) and a value up to ₹45 lakh. Both rates carry no input tax credit and have applied since 1 April 2019. A flat sold after its completion certificate pays no GST.
What is the property registration fee in Maharashtra?
1% of the value, up to ₹30,000.
One per cent of the property’s value, capped at ₹30,000, so any flat above ₹30 lakh pays ₹30,000. It is paid with the stamp duty when the agreement is registered with the Sub-Registrar.
Do women pay less stamp duty in Maharashtra?
Yes, 1% less.
Yes. Women get a 1% concession on stamp duty for a home: 5% instead of 6% in Mumbai, and 6% instead of 7% in Navi Mumbai, Thane and Pune. It applies when a woman buys alone or with other women; with a man as a joint owner, the full rate applies.
Is stamp duty on the agreement value or the ready reckoner value?
Whichever is higher.
Whichever is higher. If the agreement value is below the ready reckoner value for the area, stamp duty and the registration fee are charged on the ready reckoner value. Put it in the calculator’s ready reckoner field and the sheet uses the higher of the two.
Can a real estate CRM make the cost sheet for every unit?
AuraStack CRM keeps it on the buyer’s record, priced from the project’s matrix.
Yes. AuraStack CRM keeps each project’s price matrix (base rate × carpet area × floor multiplier, plus premiums), so changing the rate once reprices every unit, and the unit’s cost sheet stays on the buyer’s record through the booking and the payment plan. It costs ₹799 a user a month on annual billing, after a 30-day trial.
Not on the list? Ask us the awkward version — we would rather lose a deal on the call than on the third invoice.