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The Uttar Pradesh Government requires payment of stamp duty and registration charges to the registrar or sub-registrar when purchasing or selling property. Knowing the circle rates is essential, as they help you determine the correct stamp duty and ensure that property transactions are conducted at fair values. 

Additionally, the central government relies on circle rates to assess income tax on property transactions, ensuring transparency and fairness throughout the process.

Current Circle Rate in Agra 2025

Being aware of the current circle rates in Agra helps you ensure accurate stamp duty payment, prevents overpricing, and enables confident planning of your property investment. Here are the current circle rates for the major areas in Agra:

Area

Agra Circle Rate in Square Metre

Vayu Vihar 100 Road, From Bodla Bichpuri Road Chauraha to Agra Fatehpur Sikri Road

₹15,000 per sq. m.

From Rui Ki Mandi Railway Gate to Ajit Nagar gate, and from Kheria Mod Tiraha to Arjun Nagar Tiraha

₹33,000 per sq. m.

From Doretha 100 Feet to Bodla Chauraha Agra

₹24,000 per sq. m.

From Ram Nagar Tiraha to Awadhpuri Chauraha

₹26,000 per sq. m.

From Hanuman Nagar Chauraha to Awadhpuri Tiraha

₹28,000 per sq. m.

From Bhogipur Tiraha to Sirki mandi Chauraha

₹35,000 per sq. m.

From Kothi Meena Bazar New Shahganj to Hanuman Nagar Chauraha

₹39,000 per sq. m.

From Lohamandi Chauraha to Bodla Chauraha

₹35,000 per sq. m.

From Lohamandi Chauraha to Shahganj Chauraha

₹38,000 per sq. m.

From Madiya Katra Chauraha to Lohamandi Chauraha

₹38,000 per sq. m.

From Mental Hospital Road to Mariyam Tomb

₹33,000 per sq. m.

From Madiya Katra to Mental Hospital

₹38,000 per sq. m

From Bodla Chauraha to Sikandra Akbar Chowk

₹42,000 per sq. m.

From Bhogipura Chauraha to Bodla

₹38,000 per sq. m.

From Shah Nagar Chauraha to Prithvinath Phatak

₹30,000 per sq. m.

From Prithvi Nath Phatak to Vayu Vihar

₹22,000 per sq. m.

From Bhojipura to Prithvi Nath Phatak

₹30,000 per sq. m.

From Rui Mandi Chauraha to Bhogipura

₹45,000 per sq. m.

From Rui Mandi Chauraha to Railway Gate

₹45,000 per sq. m.

From Collectorate to Rui Mandi Chauraha

₹35,000 per sq. m.

From Kamla Nagar B Block Main Road Anjuman Bar to Pani Tanki Road

₹72,000 per sq. m.

From Kamla Nagar B Block Main Road Central Bank to Pani Tanki Road

₹75,000 per sq. m.

From Kamla Nagar Main Road Shree Ram Vatika To F Block Krishna Tower

₹77,000 per sq. m.

From Hanuman Mandir Khandari Road to Home Science Institute

₹82,000 per sq. m.

From Church Road MG Road to Ram Raghu Hospital to Uddeshwar House via Hanuman Mandir Khandari Chauraha

₹83,000 per sq. m.

Disclaimer: The rates can vary at the discretion of the state government. Kindly check the official website for existing rates.

Note that the above list is relevant for the purchase of land. But if you intend to purchase a house in a housing society, the circle rate will include the land cost and construction expenses.

How to Use the Circle Rate to Calculate Property Value in Agra?

To calculate the value of a property in Agra using the circle rate, you can use the following formula:

Property Value = Built-up Area (in sq. m.) × Circle Rate for the Locality (₹/sq. m.)

For example, if the built-up area is 100 sq. m. and the circle rate is ₹50,000 per sq. m., the property value would be as follows:

100 × 50,000 = ₹50,00,000

This calculation provides a standard reference for property transactions. Actual market prices may vary based on location, amenities, and demand.

Calculation of Property Value in Agra for Stamp Duty Payment Using Circle Rates

Knowing the property value for stamp duty payment using circle rates ensures that you do not overpay during the registration process. By using the official circle rate, you can quickly determine the correct property value, making property transactions transparent and efficient. 

Here’s how to go about it:

  • Step 1: Select the built-up area of the concerned land

  • Step 2: Identify the type of property

  • Step 3: Select the area of the property

  • Step 4: Use the following formula to calculate the property’s value on the current circle rate

    • Property value = Built-up area (in sq. m.) x circle rate for the locality (In ₹/sq. m.)

How to Check the Agra Circle Rate List Online

Checking the Agra circle rate list online saves time and allows you to plan your property transactions more accurately. Here’s how you can proceed:

  • Step 1: Visit the official website of the Uttar Pradesh Department of Stamp Duty and Registration

  • Step 2: Select ‘Agra’ from the District dropdown and choose the relevant Sub-Registrar’s Office

  • Step 3: Enter the Captcha and click on ‘View Assessment List’

  • Step 4: Click on the displayed file to download and view the circle rates

For confirmation, you may also consult the local Sub-Registrar’s Office or a certified real estate consultant.

Factors Affecting Circle Rates in Agra

Circle rates influence property costs in Agra, including stamp duty and registration charges. Understanding the factors behind these rates helps buyers and sellers accurately assess property value and make informed decisions. Circle rates are impacted by:

  • Market Value and Trends

Circle rates are revised periodically to reflect prevailing market values and real estate demand. Annual updates ensure that transactions align with current trends and maintain transparency in property pricing.

  • Available Amenities

The presence of modern facilities, such as parking, security systems, lifts, or recreational areas, increase a property’s value, leading to higher circle rates. Properties with limited or outdated amenities generally attract lower rates.

  • Property’s Location

Location is one of the most significant determinants of circle rates. Prime areas of Agra with strong infrastructure, good road connectivity, and easy access to schools and hospitals typically carry higher rates than underdeveloped or remote regions.

  • Type of Occupancy

The intended use of the property also affects the circle rate. Residential properties usually have different circle rates compared to commercial properties. Commercial properties are often valued higher due to their revenue-generating potential.

  • Property Ownership

Government-owned properties often attract lower rates, whereas privately held properties typically have higher valuations.

  • Property Size

Larger plots or buildings generally command higher circle rates than smaller ones. The total area, measured in square feet or square metres, plays a key role in determining property value.

  • Government Policies and Economic Factors

Circle rates are influenced by broader economic conditions and government policies. Factors such as inflation, regulatory changes, and new infrastructure or development initiatives can prompt adjustments to ensure rates remain consistent with real market values.

How Agra Circle Rates Affect Property Transactions in 2025

Circle rates act as the official benchmark for property transactions in Agra. They influence costs, compliance, and financing, making it essential for buyers and sellers to understand their impact before finalising any transaction.

  • Stamp Duty and Registration Charges

Stamp duty and registration fees are calculated based on the higher of the circle rate or the actual transaction value. An increase in circle rates directly raises these costs, making them an important consideration for buyers in 2025.

  • Property Valuation and Negotiation

Circle rates serve as a minimum reference for property value. They provide both buyers and sellers with a realistic starting point, ensuring price discussions are transparent and properties are not undervalued.

  • Legal Compliance and Transparency

No property can be registered below the circle rate. This ensures fair transactions, reduces the risk of tax evasion, and helps prevent legal issues arising from undervaluation.

  • Impact on Home Loans

Banks and lenders consider circle rates when approving loans. If the declared purchase price is below the circle rate, the sanctioned loan amount may be reduced, affecting your financing plans.

  • Tax Implications

Transacting below the circle rate can lead to tax consequences. The difference between the transaction price and the circle rate is treated as taxable income under the Income Tax Act, increasing the overall financial burden.

How Circle Rates in Agra Impact Home Loan Eligibility

Circle rates represent the official minimum value of a property and influence how much lenders are willing to finance. Being aware of the circle rate helps you plan your budget and prevents unexpected issues during the loan process.

  • Reference Point for Property Valuation

When banks assess a property for a loan, they consider multiple factors, including their own valuation and the circle rate. The circle rate serves as a baseline for the official minimum value, ensuring the property is not undervalued. 

  • Effect on Loan Amount

The sanctioned loan is typically a percentage of the property’s assessed value. If the agreed purchase price is below the circle rate, the loan amount may be lower than anticipated, requiring buyers to arrange additional funds to cover the shortfall.

  • Financial Planning and Avoiding Surprises

Understanding the circle rate helps anticipate potential gaps between the property price and the loanable amount. Factoring this in early makes it easier to manage finances, plan the down payment, and avoid last-minute challenges during loan approval.

Impact of Agra Circle Rates on Home Loan Interest Rates and Charges

Circle rates influence not only the loan amount but also the overall cost of financing a property. Understanding their effect on interest and charges can help you plan your purchase more effectively and avoid unexpected costs.

  • Stamp Duty and Registration

These fees are calculated based on the higher of the circle rate or the transaction price. When the circle rate is higher, it increases the stamp duty and registration charges payable on the property.

  • Influence on Interest

Banks often use the official property value, guided by the circle rate, to determine loan eligibility. A higher circle rate can result in increased total interest payable over the loan tenure.

  • Loan-to-Value Ratio and Charges

The circle rate can affect the loan-to-value ratio considered by lenders. A higher rate may influence processing fees and other charges associated with the loan.

Conclusion

Before finalising any property purchase or sale, it is crucial to be aware of the current circle rates in the area. These rates not only determine the stamp duty but also influence the sanctioned amount when applying for a home loan.

If you are planning to buy a residential property, consider applying for a housing loan through one of the partner lenders on Bajaj Markets. 

 

Frequently Asked Questions

What is the current circle rate in Agra?

Circle rates vary across Agra by area. For instance, properties located at Ram Nagar Tiraha have a circle rate of ₹26,000 per sq.m. In contrast, properties on Hanuman Mandir Khandari Road carry a higher circle rate of ₹82,000 per sq. m.

Is the circle rate in Agra the same for every area?

No, circle rates differ across areas within Agra. Factors such as the property's location, type, nearby facilities, and distance from the city centre all influence the applicable rate.

Does property age affect the valuation?

Yes, the age of a property plays a key role in its value. Older properties generally require more maintenance and may be valued lower, while newer properties tend to have a higher valuation.

How can I know the circle rate for my property in Agra?

You can check the circle rate for your property in Agra by following these steps:

  1. Visit the official website of the Department of Stamp Duty and Registration

  2. Select ‘Agra’ in the District dropdown

  3. Choose the relevant Sub-Registrar Office

  4. Enter the Captcha and download the file

Do circle rates in Agra change every year?

Circle rates in Agra are revised periodically by the state government. Updates are made based on market trends, infrastructure developments, and property demand to ensure the rates reflect current real estate values.

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