Premium = the complex has any two of: swimming pool, club, gym, or it is on a main road segment.
Same unit as the plot area above.
Finish
First class = sheesham / teak / deodar / waterproof board / metal doors and windows, and marble / stone / vitrified floors.
Use
For a shop inside a commercial building. Enter the carpet area. A stand-alone shop sold with its land is valued differently; ask us.
Agricultural rates of this village · tick where your field lies
All rates of the DM list for this village, for the area you entered. Most fields are "सामान्य भूमि"; choose a road or abadi rate only if the field itself touches that road or the abadi (houses within 50 m).
Buyer
Minimum value as per DM circle rate
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Total to pay at registry–
This follows the rules printed in the DM list. The sub-registrar's calculation on the IGRSUP portal is final, and some cases (agricultural land, industrial units, hotels, plots above 0.1 ha, roof rights) have extra rules listed below.
Plot: area × the rate for the mohalla and the width of the road in front. Park facing +10%; road on more than one side: the higher road rate +10%; both +20%. Area above 1,000 sq m is valued at 30% less.
Main road segment: a property on a listed main road (or its service lane) takes that road's rate, e.g. Charbagh station to Awadh Hospital, MG Marg, Cantt Road, Subhash Marg.
Flat (building above 3 floors): covered area × construction rate + land share. The land share is at least 30% of the covered area, at the plot rate. Floors 4–6: −5%; 7th floor and up: −10%; penthouse: no rebate. Flats with any two of pool, club, gym or main road frontage are "premium".
House (up to 3 floors): land value + covered area × construction rate (RCC ₹18,000 / ₹15,000, RBC ₹12,000 / ₹10,000, kadi-girder ₹6,000 / ₹5,000, tin shed ₹4,500 / ₹4,000, kachcha ₹2,500 / ₹2,000 per sq m, first / second class). No depreciation for the first 20 years; after that, depreciation = value × age × 9 / (life × 10), and the building is never valued below 30%.
Floor-wise sale in a 2–3 storey house: land share 50% each (2 floors) or 33.3% (3 floors).
Shop / office in a commercial building: carpet area × rate. Basement or 1st floor 90%, 2nd–4th floor 80%, higher 70%. AC shops and shops in malls or shopping complexes +20% and no floor rebate.
Commercial plot (shown as commercial in the deed, layout or master plan): plot rate +50%. A plot with a commercial activity in its boundary: +20%. A stand-alone shop with its land: land +50% plus construction (shop ₹22,000, office ₹18,000, godown ₹14,000 per sq m).
Hotel, nursing home, guest house, marriage lawn, dhaba, cinema: land +50%; construction RCC ₹20,000, RBC ₹18,000, tin shed ₹10,000 per sq m.
Not listed? A mohalla or village missing from the list takes the rate of the nearest listed one.
Papers the deed needs: road width and name in the boundary, a route map (नक्शा नजरी), a geo-tagged photo with latitude and longitude, and for built property a map of the construction.
Frequently asked questions
What is the circle rate of Bara Barha, Lucknow?
The DM circle rate for residential plots in Bara Barha (बडा बरहा) is ₹10,500 per sq m on roads under 9 m wide, rising to ₹13,000 per sq m on roads above 18 m. It is in the Sadar Pratham sub-registrar office list in force from 1 August 2025.
How much stamp duty is payable in Bara Barha?
100 gaj (83.61 sq m) plot on a road under 9 m wide: ₹8.78 L, stamp duty ₹61,455 (7%) + registration ₹8,779 (1%). 1,000 sq ft (92.90 sq m) plot on a road under 9 m wide: ₹9.75 L, stamp duty ₹68,284 (7%) + registration ₹9,755 (1%). A woman buyer pays 6% instead of 7% when the value is up to ₹1 crore. Stamp duty is charged on the circle-rate value or the sale price, whichever is higher.
Paying stamp duty on a property? Check the papers first.
The circle rate tells you the minimum value, not whether the seller really owns the land. We check the khatauni (CH-41, CH-45), the encumbrance certificate (भार मुक्त), court cases and the LDA approval, and send you a report in 48 hours for ₹5,000.
