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Uttar Pradesh (UP), the largest state in India by population, is home to some of the country's most historic cities, including Varanasi, Agra, Mathura, Lucknow, and Prayagraj. The real estate market in UP is booming, making it a prime location for property buyers. However, before making any property transaction, it’s essential to understand the concept of circle rates in UP.
The circle rate is the minimum price set by the state government below which property cannot be sold. It plays a crucial role in calculating stamp duty and registration charges, which are levied on the property's circle rate or market value, whichever is higher.
Factors Affecting Circle Rate in UP
Each year, the state government publishes a new list of circle rates that vary from city to city. Several factors influence these rates, including:
- Market Value: The property’s market value plays a significant role in determining the circle rate in UP. Typically, the circle rate is lower than the market value.
- Property Usage: Residential properties generally have lower circle rates compared to commercial properties. In most cities, shops and offices tend to have higher circle rates.
- Amenities Around the Property: The presence of essential amenities such as good roads, transport facilities, schools, hospitals, parks, gyms, and shopping complexes can raise the circle rate for a property.
- Property Location: Properties in prime or posh locations typically have higher circle rates. For example, properties in central or well-developed areas like Lucknow’s Hazratganj or Varanasi’s Mall Road will have higher circle rates than those in rural areas.
How Market Rates Differ from Circle Rates in UP
The circle rate is the minimum value set by the state government for a property, while the market rate is the price a property owner can sell the property for in the open market. In most cases, the market rate is higher than the circle rate, as it takes into account the property’s amenities, infrastructure, and other local factors.
Stamp duty and registration charges are calculated based on the circle rate during property registration. If the actual market price of the property is higher than the circle rate, the buyer will have to pay stamp duty based on the market value.
Also Read: Stamp Duty & Registration Fees for Property in Mumbai 2025
Formula for Calculating Apartment Circle Rate in UP
In UP, the circle rate for apartments or independent floors is calculated using the following formula:
Circle rate of an apartment = (Part of the land ratio × Land cost) + (Flat area × Building cost) + (Common area × Construction cost)
This formula ensures that the value of both land and construction is considered when determining the circle rate for a property.
Circle Rate in UP 2025: Rates in Top Cities
Here’s a look at the circle rates in UP for 2025 for some of the major cities and their localities:
Circle Rates in Lucknow
Lucknow, the capital of Uttar Pradesh, has varying circle rates based on the area and its proximity to central locations. Here are some of the rates:
|
Area |
Circle Rate (per sq. m.) |
|
From Chinhat village to Satrikh |
₹14,000 |
|
Sultanpur Road and Shaheed Path |
₹25,000 |
|
Hardoi Road |
₹20,000 |
|
From Chinhat village limit to Lucknow city limit (Faizabad Road) |
₹30,000 |
|
Sitapur Road |
₹39,000 |
|
From Subhash Marg Medical College to Charbagh Tiraha |
₹31,000 |
|
From Telibagh Nagar to PGI Nagar Nigam limit |
₹31,000 |
|
From Guru Govind Singh Marg Hussainganj Chauraha to Naka Chauraha |
₹31,000 |
|
From Charbagh Station to Awadh Hospital |
₹55,000 |
|
From Kaiserbagh Chauraha to Charbagh |
₹55,000 |
|
From Singar Nagar Chauraha to Hydel Chauraha |
₹55,000 |
|
Mahatma Gandhi Marg |
₹76,000 |
|
From Hazratganj Chauraha to Kalidas Marg Chauraha |
₹76,000 |
|
Vibhuti Khand |
₹40,000 |
|
Faizabad Road |
₹36,000 |
|
Eldeco Green, Vipul Khand |
₹39,500 |
|
Vijay Khand, Vijay Khand, Vipin Khand, Vishal Khand |
₹33,500 |
|
Gautam Palli, Gulistan Colony, Transport Nagar |
₹28,000 |
|
Rana Pratap Marg |
₹29,000 |
|
Gomti Nagar Phase 3, Gomti Nagar Extension, Gomti Greens, Vastu Khand, Vaibhav Enclave, Vikas Khand, Vikalp Khand, Vinagra Khand, Vinay Khand, Vinit Khand, Vikrant Khand, Vishwas Khand, Vibhav, Vivek Khand, Vijyant Khand, Vishesh Khand, Virat Khand, Viraj, Viram Khand |
₹30,500 |
|
AP Sen Road |
₹26,000 |
|
Park Road, Park Lane, Mahatma Gandhi Marg, Motilal Nehru Road, Miling Toniya Road, Vidhan Sabha Marg, Vivekanand Marg, Vikramaditya Marg |
₹27,500 |
|
Gautam Budh Marg, Charbagh |
₹25,000 |
|
Ashiyana, Jiyamau, Srijan Vihar Colony |
₹22,000 |
|
Saket Palli, Pirpur Square, Bandriya Bagh, Banarasi Bagh |
₹22,500 |
|
Darbari Lal Sharma |
₹21,500 |
|
Raibareli Road Yojna, Aishbagh, Eldeco, Kanpur Road Pariyojana, Awadh Vihar Pariyojna, Sharda Nagar, Sharda Nagar Yojana |
₹19,000 |
|
Havelock Road, La Martiniere Colony, Trilokinath, Manas Nagar |
₹20,000 |
|
Guru Nanak Market, Vrindaban Yojan |
₹21,000 |
|
Marutipuram |
₹19,500 |
|
Omaxe City, Alambagh |
₹16,000 |
|
Butler Palace Colony, Butler Ganj, BBD Green City Shahpur |
₹18,000 |
|
Sushant City, from Sector A to E |
₹18,500 |
|
Sarojini Naidu Marg, Chitwapur Road, Canal Colony, Uday Ganj, Uday Ganj Road, Mangal Kheda |
₹15,500 |
|
Aabadi Kabristan Mall Avenue, Vindsor Palace |
₹16,500 |
|
Sushant City, From Sector F to I |
₹15,000 |
Circle Rates in Kanpur
Kanpur, one of UP's major industrial cities, also has diverse circle rates depending on the area:
|
Area |
Circle Rate (per sq. m.) |
|
Sarsaul village limit to Kanpur city limit |
₹6,600 |
|
Rooma village limit to Sarsaul village limit |
₹7,700 |
|
Ashrafabad Road |
₹13,200 |
|
Lal Bangla Road Cantonment to Harjinder Nagar Chauraha |
₹14,000 |
|
150 ft Road Jajmau Factory Area |
₹16,500 |
|
Jajmau Ganga Pul to Ramadevi Chauraha |
₹17,600 |
|
VIP Road Meghdoot Chauraha to Elgin Mill Chauraha |
₹33,800 |
|
Nai Sadak |
₹42,300 |
|
GT Road |
₹55,000 |
|
Mall Road |
₹66,500 |
|
Meston Road |
₹66,500 |
|
Moolganj Chauraha to Ghanta Ghar - Halsey Road |
₹66,500 |
|
P Road |
₹66,500 |
|
Harbansh Mohal Road |
₹66,500 |
|
Birhana |
₹66,500 |
|
Ghantaghar Chauraha to Jareeb Chowki Chauraha |
₹66,500 |
Also Read: Stamp Duty & Registration Charges in Delhi: A Complete Guide
Circle Rates in Noida
Noida, a prominent real estate hub, has higher circle rates due to its rapid urban development:
|
Area |
Rate for 12m Road (per sq. m.) |
Rate for 12m-18m Road (per sq. m.) |
Rate for 18m-24m Road (per sq. m.) |
Rate for Above 24m Road (per sq. m.) |
|
Sector 66, 102, 138, 139 |
₹40,000 |
₹42,000 |
₹44,000 |
₹46,000 |
|
Sector 140, 140A, 141, 145-150, 158-167, NEPZ, Noida Phase 2 |
₹40,000 |
₹42,000 |
₹44,000 |
₹46,000 |
|
Sector 115 |
₹44,000 |
₹42,000 |
₹44,000 |
₹50,600 |
|
Sector 54, 57-60, 63, 63A, 64, 65, 67-69, 80, 81, 83-91, 95, 101, 103, 106, 109, 111-118 |
₹44,000 |
₹46,200 |
₹48,400 |
₹50,600 |
|
Sector 104 |
₹44,000 |
₹55,150 |
₹57,750 |
₹60,400 |
|
Sector 168 |
₹52,500 |
₹52,500 |
₹57,750 |
₹60,400 |
|
Sector 1-12, 22, 42, 43, 45, 70-79, 107, 110, 119-121, 123, 125-137, 142-157 |
₹52,500 |
₹55,150 |
₹57,750 |
₹60,400 |
|
Sector 15, 19, 20, 21, 23-25, 25A, 26-29, 31-34, 37, 40-49, 53, 55-56, 61-62, 82, 92-100, 105, 108, 122 |
₹72,000 |
₹75,600 |
₹79,200 |
₹82,800 |
|
Sector 14, 14A, 15A, 16, 16A, 16B, 17, 18, 30, 35, 36, 38, 38A, 39, 44-52, 94, 124 |
₹1,03,000 |
₹1,09,000 |
₹1,14,000 |
₹1,19,000 |
Circle Rates in Ghaziabad
Ghaziabad, with its proximity to Delhi, has steadily increased in value:
|
Area |
Rate (Up to 9m Wide Road per sq m) |
Rate (Up to 9 to 18m Wide Road per sq m) |
Rate (Over 18m Wide Road per sq m) |
|
Vasundhara |
₹56,000 |
₹58,800 |
₹61,600 |
|
Kaushambi |
₹72,000 |
₹75,600 |
₹79,200 |
|
Indirapuram |
₹66,000 |
₹69,300 |
₹72,600 |
|
Surya Nagar |
₹67,000 |
₹70,400 |
₹73,700 |
|
Chandra Nagar |
₹67,000 |
₹70,400 |
₹73,700 |
|
Ramprasatha |
₹67,000 |
₹70,400 |
₹73,700 |
|
Vaishali |
₹67,000 |
₹70,400 |
₹73,700 |
|
Panchavati Colony |
₹34,000 |
₹40,000 |
- |
Circle Rates in Varanasi
Varanasi, known for its cultural significance, has diverse circle rates in different localities:
|
Locality |
Circle Rate (per sq. ft.) |
|
Raisaheb Bagh to Azamgarh Road from Pandeypur intersection |
₹32,000 |
|
From BHU Gate to Sunderpur and Bhikharipur |
₹45,000 |
|
Bulanala to Karnghanta, Kashipura, Gola Dinanath to Hirapur |
₹44,000 |
|
Gurubagh to Laksa Police Station from Rath Yatra Crossroads |
₹55,000 |
|
From Rath Yatra Crossroads to Mahmoorganj Police Outpost |
₹55,000 |
|
Maidagin Crossroads to Benia Bagh Tiraha |
₹55,000 |
|
Ram Mandir Square near Macharhatta Temple on Bhojubirn Sindhora Marg |
₹45,000 |
|
From Maidagin Crossroads to Godowlia Crossroads to Sonarpur |
₹46,000 |
|
From Kamchha to Bhelupur police station by Rath Yatra |
₹55,000 |
|
Golgadda from Maidagin crossroads via Visheshwarganj |
₹35,000 |
Also Read: BBMP's New Portal Makes It Easy to Get Your e-Khata Online
Circle Rate in Meerut
Meerut is a rapidly developing city with a strong real estate market. Here’s a look at the circle rates for various areas in Meerut:
|
Locality |
Circle Rate (per sq. ft.) |
|
Rohta Road |
₹4,417 |
|
Shatabdi Nagar |
₹6,666 |
|
Meerut Bypass Road |
₹11,361 |
|
Delhi Road |
₹11,323 |
|
Delhi Meerut Expressway |
₹5,466 |
|
Shastri Nagar |
₹5,500 |
|
Lohia Nagar |
₹2,392 |
|
MohkamPur |
₹3,212 |
|
Abdullapur |
₹2,651 |
|
Meerut Cantt |
₹2,657 |
|
MDA |
₹4,139 |
|
Modipuram |
₹2,695 |
|
Kanker Khera |
₹4,064 |
|
Jainpur |
₹2,215 |
|
Fazalpur |
₹3,031 |
Circle Rate in Prayagraj (Formerly Allahabad)
Prayagraj, with its rich cultural heritage, has several areas with varying circle rates based on demand and proximity to key infrastructure. Here are the circle rates for different areas in Prayagraj:
|
Area |
Rate (per sq. ft.) |
|
Jhusi |
₹1,111 – ₹4,024 |
|
Naini |
₹2,083 – ₹4,370 |
|
Jhalwa |
₹3,150 – ₹3,770 |
|
Dhumanganj Allahabad |
₹4,000 |
|
Civil Lines |
₹3,941 – ₹9,655 |
|
Kalindipuram |
₹4,440 – ₹6,071 |
|
Sulem Sarai |
₹3,365 – ₹4,135 |
|
Ashok Nagar |
₹6,793 |
|
Lucknow Road |
₹3,300 – ₹3,800 |
|
Allahpur |
₹5,978 – ₹6,000 |
Circle Rate in Agra
Agra, a city famous for its tourism and historical significance, also has a growing real estate market. The circle rates for key localities in Agra are as follows:
|
Area |
Circle Rate (per sq. m.) |
|
Vayu Vihar 100 Road, From Bodla Bichpuri Road Chauraha to Agra Fatehpur Sikri Road |
₹15,000 |
|
Rui Ki Mandi Railway Gate to Ajit Nagar gate, and from Kheriya Mod Tiraha to Arjun Nagar Tiraha |
₹33,000 |
|
Hanuman Nagar Chauraha to Awadhpuri Tiraha |
₹28,000 |
|
Bhogipur Tiraha to Sirki Mandi Chauraha |
₹35,000 |
|
Lohamandi Chauraha to Bodla Chauraha |
₹35,000 |
|
Madiya Katra Chauraha to Lohamandi Chauraha |
₹38,000 |
|
Bodla Chauraha to Sikandra Akbar Chowk |
₹42,000 |
|
Shah Nagar Chauraha to Prithvinath Phatak |
₹30,000 |
|
Prithvi Nath Phatak to Vayu Vihar |
₹22,000 |
|
Bhojipura to Prithvi Nath Phatak |
₹30,000 |
|
From Collectorate to Rui Mandi Chauraha |
₹35,000 |
|
From Kamla Nagar B Block Main Road Central Bank to Pani Tanki Road |
₹75,000 |
|
From Hanuman Mandir Khandari Road to Home Science Institute |
₹82,000 |
|
From Church Road MG Road to Ram Raghu Hospital to Uddeshwar House via Hanuman Mandir Khandari Chauraha |
₹83,000 |
Circle Rate in Gorakhpur
Gorakhpur, an important city in eastern UP, has some of the highest circle rates due to its proximity to key industrial and commercial centers. Here’s the list of circle rates for different properties in Gorakhpur:
|
Locality |
Price (per sq. ft.) |
|
Civil Lines |
₹60,000 |
|
Gorakhpur Cantt |
₹80,000 |
|
Shahpur |
₹55,000 |
|
Rustampur |
₹70,000 |
|
Medical College Road |
₹50,000 |
|
Mohaddipur |
₹85,000 |
Circle Rates for Luxury Apartments in UP
If you own a luxury apartment with amenities like a swimming pool, gym, security, parking, etc., additional charges are applied to the circle rate. The charges for individual amenities are as follows:
- Lift, Security Guard, Community Centre, Swimming Pool, Gym, Power Backup: 3% each
- Open Parking: ₹1.5 lakh
- Covered Parking: ₹3 lakh
However, the total extra charges for amenities cannot exceed 15% of the base circle rate.
Essential Things to Know About Circle Rates in UP
- State Government Decides the Price: Circle rates are set by the state government or development authorities and vary even within the same city.
- Not Reflective of Actual Property Prices: Circle rates are not necessarily the same as the market rates; they are merely indicative values that help keep track of speculative prices.
- Property Registration: Property transactions must be registered according to the prescribed circle rate or the actual transaction amount, whichever is higher.
- No Transaction Below Circle Rate: Real estate transactions cannot occur below the prescribed circle rates in UP. The sales deed must reflect values close to the circle rate.
Conclusion
Understanding the circle rate in UP is crucial for anyone looking to buy property in Uttar Pradesh. The circle rate impacts how much you’ll pay for stamp duty and registration, and it’s essential to ensure that your property transaction adheres to these rates. As property prices continue to fluctuate, staying informed about the latest circle rates will help you make better purchasing decisions.
By familiarizing yourself with the factors that affect circle rates, such as market value, property location, and surrounding amenities, you can avoid surprises and make a more informed investment in the growing real estate market of UP.
Also Read: Circle Rates in Delhi: A Complete Guide for Homebuyers
Ans 1. Circle rates are the minimum property values set by the state government for the purpose of calculating stamp duty and registration charges.
Ans 2. Circle rates are the government-set minimum values for properties in a given area, while market rates are determined by the open market and can be higher due to factors like location, demand, and amenities.
Ans 3. Circle rates are decided by the state government and can vary within the same city based on factors like property location and usage.
Ans 4. Circle rates are used to calculate stamp duty and registration fees during property transactions. If the market value of the property exceeds the circle rate, stamp duty is calculated based on the market value.
Ans 5. No, property transactions cannot occur below the prescribed circle rate in UP. The sales deed must reflect a value that is at or above the circle rate.
Ans 6. Circle rates are influenced by market value, property usage (residential, commercial, etc.), location, and the presence of amenities like roads, hospitals, and schools.
Ans 7. Higher circle rates can lead to higher stamp duty and registration fees for buyers, while sellers may face higher capital gains tax if the property’s value increases due to revised circle rates.
Ans 8. Circle rates are revised periodically, typically annually, to ensure they are aligned with market conditions and reflect changes in infrastructure and property values.
Ans 9. The formula is:Circle rate of an apartment = (Part of the land ratio × Land cost) + (Flat area × Building cost) + (Common area × Construction cost)
Ans 10. You can check the latest circle rates for your area through the official UP government portal or consult local authorities for specific rates in your locality.