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Jantri, stamp duty, and what a Gandhinagar buyer really pays

The 4.9% everyone quotes is only the start. What jantri value means, why the higher of two numbers is used, and the line most buyers forget to budget.

By the LoanPark desk · Gandhinagar21 Aug 2026 · 8 min

Two numbers, and the bigger one wins

Gujarat charges stamp duty on whichever is higher of the government's jantri value for the property and the consideration written into your agreement. Buyers who negotiate a good price are frequently surprised at the sub-registrar: a keen deal does not reduce the duty if jantri sits above it.

What the 4.9% is actually made of

The headline is 4.9%, and it is not a single levy. It is a basic stamp duty of 3.5% plus a surcharge levied at 40% of that basic rate, which works out to a further 1.4%. There is no separate sub-registrar component inside that figure, despite what a good many calculators and blog posts claim.

On top of the 4.9% sits a separate registration fee of 1%, charged on the same base. A female sole buyer is exempt from that 1% — but not from the stamp duty. She pays the same 4.9% as anyone else. This is the single most commonly misstated fact about buying property in Gujarat.

The mortgage nobody budgets for

If you are buying with a loan, the lender registers a mortgage against the property, and that is a second registered instrument with its own cost. Since the Gujarat Stamp (Amendment) Act 2025 came into force on 10 April 2025, the duty is 25 paise per ₹100 of the loan, capped at ₹5,000 for any loan up to ₹1 crore. Add registration and the practical figure is about ₹7,000.

That cap is new and it is a large reduction: the same mortgage on a ₹1 crore loan used to cost ₹25,000. It applies equally to a balance transfer, because a transfer means a fresh mortgage in the new lender's favour.

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Questions people ask about this.

What is the stamp duty on property in Gandhinagar?

4.9% of the higher of the jantri value or the agreement value — a basic rate of 3.5% plus a surcharge of 40% of that basic rate, being 1.4%. A separate registration fee of 1% is charged on the same base, from which a female sole buyer is exempt. On a ₹60 lakh flat that is ₹2.94 lakh of stamp duty plus ₹60,000 of registration.

Do women pay less stamp duty in Gujarat?

No. Women pay the same 4.9% stamp duty as men. The concession is on the separate 1% registration fee, from which a female sole owner is exempt. On a ₹60 lakh property that saves ₹60,000 — real money, but not the stamp duty discount it is often described as.

What is jantri value?

Jantri is the Gujarat government's own schedule of minimum property values, set by area, zone and use. Stamp duty and registration are charged on the higher of the jantri value and your actual agreement value, so where jantri sits above your negotiated price you pay duty on the jantri figure.