Stamp Duty and Property Registration Charges in Bihar 2026

When buying property in Bihar, two key statutory charges must be paid to make the transaction legally valid:

• Stamp Duty: A tax imposed by the state government on the sale/transfer document of the property.

• Registration Charges: A fee levied to officially record the property under the buyer’s name in government records.

How Charges Are Determined

1. Determine Property Value: Check the circle rate (MVR) on the Bihar Bhumi portal and compare it with the actual transaction value. Use the higher of the two as the base value. 

2. Apply the Relevant Percentage

   • Stamp Duty: Generally around 5.7% of property value. (It can vary slightly depending on buyer/seller gender and property type.)

   • Registration Charges: Around 2.0% of property value (with marginal differences for gender categories). 

Key Rates of the Stamp Duty and Registration Charges in Bihar

Disclaimer: The rates shown in the table are indicative and based on prevailing guidelines in Bihar. Actual stamp duty and registration charges may vary depending on property type, location, gender of the buyer, and notifications issued by the State Government.

To calculate and pay stamp duty and registration charges in Bihar, follow these steps:

1. Visit the official Bihar Bhumi or Bhumijankari portal at biharbhumi.bihar.gov.in.

2. Use the stamp duty calculator tool on the portal by entering the property details, circle rate and other transaction specifics.

3. The system will auto-calculate the applicable stamp duty and registration charges.

4. Complete payment using available online methods such as net banking, UPI, debit/credit card.

5. Download the e-stamp certificate and payment receipt for documentation purposes. 

Disclaimer: The online payment steps are provided for general guidance only. The exact process, sequence and options may change based on updates to the official Bihar Bhumi/Bhumijankari portal. Always refer to the latest instructions on the official website before making any payments.

To calculate charges for property transactions, it is essential to understand the classification of documents and their associated costs. Below is a table outlining the stamp duty and property registration charges in Bihar for various property-related documents:

When a property in Bihar is transferred by way of a gift deed, it is essential to comply with the state’s stamp duty and registration requirements to ensure that the transfer is legally valid. Even though a gift deed does not involve any monetary consideration, the law mandates payment of stamp duty and registration charges to formalise the transfer of ownership and protect the rights of both the donor and the recipient. 

In Bihar, the stamp duty applicable on a gift deed between close relatives (such as spouses, parents, children, siblings, grandparents, or grandchildren) varies based on the gender of the donor and the recipient. These differentiated rates reflect specific provisions in the state’s property transfer regulations, such as: 

• Male Donor to Female Recipient

The stamp duty rate for transfers from a male donor to a female recipient is 5.7% of the property’s value, along with registration charges of approximately 1.9% of the property value. 

• Female Donor to Male Recipient

When a female donor gifts property to a male recipient, the stamp duty is 6.3%, plus around 2.1% in registration fees. 

• Other Relative Transfers (Male-to-Male / Female-to-Female)

For gift deeds between same-gender relatives (male to male or female to female, excluding the specific male–female categories above), the stamp duty is 6%, with roughly 2% registration charges on the property’s value. 

These percentages are applied to the higher of the declared transaction value or the official circle rate (market value) of the property. This ensures that stamp duty reflects the fair market worth of the immovable property being gifted. 

Important Legal Considerations 

• Mandatory Registration: A gift deed for immovable property must be registered at the sub-registrar’s office to be legally enforceable. Without registration and payment of stamp duty, the transfer may not confer valid title to the donee.
  

• Calculation Base: Stamp duty and registration fees are calculated on the greater value between the declared transaction amount and the official market (circle) rate. This prevents undervaluation of property to reduce duty.
  

• Tax Relief Considerations: While income tax exemptions may apply for gifts between specified blood relatives under the Income Tax Act, this does not eliminate the requirement to pay stamp duty and registration charges under state law.
  

• Purpose of Stamp Duty: The payment of stamp duty and registration fees ensures that the voluntary transfer of property through a gift deed is recognised by law, safeguarding the rights of the parties and enabling clear title transfer. 

Stamp duty in Bihar is calculated as a percentage of the transaction value of the property or the circle rate, whichever is higher. 

In Bihar, stamp duty rates differ based on the buyer's gender. Male buyers pay 6.3% of the property's sale value, while female buyers benefit from a reduced rate of 5.7%. Additionally, registration charges, calculated at 2% of the property's market value, apply to all buyers.

Stamp duty in Bihar is worked out on the higher of the circle rate or sale value, and varies by location, property type, buyer gender, and amenities. The key factors are described in detail as shown below:

Property Value Basis

Stamp duty in Bihar is calculated on the higher of the property’s market value or the government-set circle rate (Minimum Value Register). This means if the official circle rate for a location is greater than the agreed sale price, duty is charged on the circle rate to reflect the property’s realistic worth.

Location of the Property

Where a property is located affects its circle rate and, consequently, the stamp duty. Properties in urban or prime areas, such as major cities or developed neighbourhoods, generally attract higher circle rates compared to rural or less developed regions, resulting in increased duty charges.

Gender of the Buyer

Bihar provides gender-based concessions on stamp duty. Female buyers are typically charged a slightly lower duty rate compared to male buyers, encouraging women’s participation in property ownership. For example, the standard rate is higher for men and marginally reduced for female purchasers.

Property Type and Usage

The nature of the property plays a role in duty calculation. Different categories such as residential, commercial, or mixed-use properties may attract varying rates. Commercial properties usually command higher stamp duty due to their business usage and greater perceived value.

Amenities and Features

Properties with premium amenities or additional features like reserved parking, lifts, clubs, or recreational facilities may have a higher assessable value. Such enhancements often increase the effective valuation on which stamp duty is calculated, leading to a slightly higher duty amount.

Age of the Property

While not always explicitly codified for duty reduction, the age or condition of a property can indirectly influence valuation in practice. Older properties may be valued with consideration for depreciation, which can affect the basis for stamp duty in some cases.

Registering a property in Bihar involves both online preparation and a physical visit to the Sub-Registrar’s Office (SRO) for final verification and stamping of the deed. The key steps such as gathering property details, fee calculation and appointment booking can be done digitally. However the law still requires submission of original documents and biometric verification at the SRO to complete the registration process.

Here’s a simple step-by-step guide to help you through the online portion of property registration in Bihar:

1. Information Gathering & Verification (Online)

1. Visit the Bihar Bhumi Portal: Go to the official Bihar Bhumi portal at biharbhumi.bihar.gov.in. This platform hosts land records and related services provided by the Revenue & Land Reforms Department of the Government of Bihar.
   

2. Find Property Details: Use the online tools to search for key land records such as Jamabandi (land ownership), Khata (account), and Khesra (survey/plot) numbers by selecting your district, circle and village (Mauza).
   

3. Check Circle Rates: Verify the circle rate for your property’s location, which will be needed for fee calculation.

2. Fee Calculation & Payment (Online)

• Calculate Fees: Use the portal’s fee calculator or relevant links to estimate the stamp duty and registration charges based on the property value.
  

• Pay Charges Online: Visit the e-receipt portal (e-receipt.bihar.gov.in) to make online payments for stamp duty, registration charges, and any applicable taxes such as TDS for higher-value transactions.
  

3. Appointment & Document Submission (Physical Visit)

• Book Appointment: Through the Bihar Bhumi portal, schedule an appointment at the concerned Sub-Registrar’s Office (DSRO) for submission of documents and final verification.
  

• Visit the DSRO: On your chosen date, visit the office with original documents including the sale deed, identity proofs and paid e-receipts. Here, officials will verify your documents, take biometric details (such as thumb impressions) and signatures.

4. Get Your Registered Deed

• After verification and processing, you will receive your registered deed, either as a downloadable document online or as a physical copy issued by the office, completing the registration process.

Disclaimer: The online registration steps are intended for general guidance only. The actual process, timelines and requirements may vary based on updates to the official Bihar Bhumi and e-Receipt portals or changes in government procedures. Always refer to the latest instructions on the official websites before proceeding with any registrations.

By using the official Bhumijankari portal, you can easily calculate charges, make payments securely, and complete the process without hassle. Here is the process to pay stamp duty and registration charges online in Bihar:

1. Visit the Bihar Registration Department's portal

2. Log in or create an account through the ‘Login’ option on the homepage

3. Enter property details like location, transaction value, and buyer information

4. Calculate charges using the portal's calculator

5. Generate an e-Challan for payment

6. Pay via the payment method of your choice

7. Download and save the payment receipt

To pay stamp duty offline in Bihar, follow the necessary steps to ensure your payment is recorded and property documents are validated. Here is how you can complete the offline payment process:

1. Visit an authorised bank or office in the jurisdiction of the property

2. Collect the application form for stamp duty payment

3. Fill in the required details, including buyer and property information

4. Attach necessary documents like the sale deed and ID proof

5. Submit the form and documents to the designated counter

6. Pay the stamp duty amount in cash, demand draft, or cheque

7. Obtain the stamped document and receipt as proof of payment

In Bihar, buyers are required to schedule an appointment with the Sub-Registrar’s Office (SRO) to complete the final stages of property registration, including document verification, signing and biometric authentication. While property details, fee calculation and payment can be handled digitally, booking the slot is an important step that ensures you have a confirmed date and time to visit the registration office.

Here’s a step-by-step process to check and book an appointment slot for property registration:

• Access the Official Portal

Visit the official Bihar Bhumi portal or the designated appointment portal such as the National Generic Document Registration System (NGDRS) for Bihar services. These systems support online booking of registration slots.

• Create or Log In to Your Account

If you’re a first-time user, register for a new account on the portal. If already registered, simply log in using your credentials.

• Select the Service

From the available options, choose the relevant service such as ‘Land/Flat Registration’ or similar property-related registration service.

• Enter Property Details

Provide the required information about the property being registered. This may include details such as deed number, location or other identifiers as prompted by the portal.

• Choose Your SRO Office

Select the appropriate Sub-Registrar’s Office (SRO) where you wish to complete the registration formalities. Availability of locations and offices will be shown on the portal.

• Check Available Slots

The portal will display a calendar of available dates and time slots for verification and signing. Choose a date and time that suits you and all parties involved.

• Book Your Appointment

Select your preferred date and time and proceed to book the appointment. Make sure to confirm that the slot reflects correctly in your dashboard.

• Confirm & Pay (if required)

Some portals may require online payment of applicable fees at the time of booking to confirm the slot. Follow the instructions provided to complete any required payments.

• Visit the SRO on Your Booked Date

On the scheduled date and time, visit the designated Sub-Registrar’s Office with all original documents, paid receipts and witnesses for final document signing and biometric verification as part of the registration process.

Disclaimer: The steps provided are for general guidance based on current online booking practices in Bihar. The exact process, portal layout and requirements may change over time. Always refer to the latest instructions on the official Bihar Bhumi or appointment portal before proceeding.

By fulfilling eligibility requirements, you can ensure a hassle-free and legitimate property registration process in Bihar. These criteria help maintain transparency and prevent disputes over ownership. To ensure proper property registration, you need to:

• Have it registered under the rightful owner’s name

• Be the legal heir in case of a transfer of property from a deceased person

• Hold valid power of attorney to act as the official signatory

With the correct documents ready, you can streamline the property registration process and ensure its legality. When registering property in Bihar, it is important to ensure that all of the following necessary documents are in place for property registration:

• Copy of the e-stamp paper for stamp duty payment

• Photocopy of the sale deed or transfer deed for registration

• Passport-sized photographs of both parties involved

• Valid identification with address proof (Aadhaar and PAN card)

• Signed property documents from both the buyer and seller

• Valuation certificate issued by a certified Tehsildar

• Property map showing plot size, surroundings, and relevant details

• NOC (No Objection Certificate), if applicable

• Payment receipt for transfer duty, stamp duty, and registration charges (challan or DD)

• Identity proof copies like Aadhaar card, Passport, or Voter ID

• Encumbrance certificate

Property registration in Bihar ensures a legally valid transfer of ownership from the seller to the buyer. It involves land verification, preparing a sale deed, paying stamp duty and registration fees, booking a Sub-Registrar appointment, and final execution. Follow these steps for a smooth and legally compliant registration:

1. Verify Property Details

• Confirm ownership and legal status of the land by checking land records on the Bhulekh Bihar portal or the official online land records system.
  

• Ensure there are no encumbrances or title disputes before proceeding.
  

2. Prepare the Sale Deed

• Draft the sale deed in the prescribed legal format.
  

• Include essential details such as property description, transaction value, terms and conditions, and identities of both buyer and seller.
  

• The deed forms the core legal document for ownership transfer.
  

3. Pay Stamp Duty & Registration Fees

• Calculate applicable stamp duty and registration charges based on property type and buyer category.
  

• Make payment online through the e-receipt Bihar portal on e-receipt.bihar.gov.in or Bhumijankari portal (online payment options).
  

• Keep the payment receipt and e-challan for submission during registration.
  

4. Gather Required Documents

Prepare all necessary paperwork, including the following:

• Identity proofs (Aadhaar, PAN, Voter ID) of buyer and seller
  

• Original title deeds and land records such as Jamabandi/Khatiyan
  

• Passport-sized photographs and signatures of all parties
  

• Proof of stamp duty and registration fees payment
  

5. Book Appointment at Sub-Registrar’s Office (SRO)

• Use online platforms such as the Bhumijankari or official e-registration portal to book an appointment slot at the relevant Sub-Registrar office.
  

• Appointments help streamline document submission and biometric verification.
  

6. Visit Sub-Registrar’s Office for Execution

• Attend the Sub-Registrar’s office on the scheduled date with all parties and documents.
  

• Bring two witnesses, as their presence and signatures may be required during execution.
  

• Present all original documents for verification.
  

7. Verification & Finalisation

• Sub-Registrar officials verify the deed, identification, and supporting documents.
  

• Biometrics (photos, signatures, fingerprints) of the buyer, seller, and witnesses are collected.
  

• Once verified, the deed is officially registered in the government records.
  

8. Receive the Registered Deed

• After processing, the registered sale deed is issued either in digital or physical form.
  

• This registered deed serves as legal proof of property ownership transfer.
  

• Ensure you receive and safely store this document as it is crucial for future property transactions.
  

Key Online Portals for Bihar Property Registration:

• Bhulekh Bihar: For checking land records and ownership details.
  

• E-receipt Bihar: For paying stamp duty and registration fees online.
  

• Bhumijankari Bihar: For property details, viewing MVR, and booking appointments.
   

Disclaimer: The steps above are for general information only. Procedures, fees, timelines, and portal links may change from time to time. For the latest updates, refer to the official Bihar Registration platforms (such as e-Nibandhan, Bhumijankari, e-Receipt, and Bihar Bhumi) or the concerned Sub-Registrar’s Office.

If your property transaction is cancelled or uncompleted, you may be eligible for a refund of the stamp duty paid. Here’s how to apply step by step:

1. Understand eligibility: Refunds are possible if a property transaction is cancelled or not completed and the stamp duty paid has not been fully utilised for registration.
   

2. Act within the timeframe: File your refund application within six months of the transaction cancellation or payment date.
   

3. Prepare required documents: Typically include the original e-stamp or stamp duty receipt, cancellation deed or proof of transaction failure, and valid identity proof.
   

4. Complete application form: Fill out the prescribed refund form (online or offline) with details of the transaction and reasons for the refund.
   

5. Submit to authority: Submit the completed form and documents to the District Collector, Sub-Registrar, or designated office in your district.
   

6. Verification: The authorities verify the payment records and supporting documents to confirm eligibility.
   

7. Refund processing: Once approved, the refund is processed. A small deduction (e.g., administrative charges) may be applied to the refunded amount.
   

8. Receive refund: The refund amount is issued to you, typically by bank transfer or cheque, after approval.

Disclaimer: The steps above are intended for general informational purposes only. Procedures, timelines, and requirements for stamp duty refunds may change, and eligibility can vary based on specific circumstances. Always verify the latest rules with the Bihar Registration Department or consult with local authorities before applying.

When purchasing property in Bihar, you can take advantage of various tax benefits related to stamp duty and registration charges. These incentives can provide financial relief and help reduce your tax burden. 

Here are the key tax benefits you can enjoy:

• Under Section 80C, claim a deduction for stamp duty and registration charges up to ₹1.5 Lakh in the year of property purchase

• For home loans on an under-construction property, claim tax deductions for stamp duty and registration charges in five equal instalments, starting from the year of possession

• First-time homebuyers can claim extra tax deductions on home loan interest

In Bihar, certain property transactions are exempt from stamp duty under specific conditions. Government properties, including land and buildings transferred to or by the government, are generally exempt from stamp duty charges. Similarly, properties classified as affordable housing often qualify for stamp duty exemptions to encourage homeownership. 

Additionally, transfers of agricultural land are sometimes exempt from stamp duty, depending on the location and intended use of the land. These exemptions are designed to support government initiatives and make property transactions more accessible in certain sectors.

If you face any issues or discrepancies regarding stamp duty in Bihar, you can access grievance redressal services through the state's official registration portal. The government provides a structured process to address concerns regarding incorrect stamp duty calculations, delays in processing, or issues with the registration of documents.

You can get your queries resolved by contacting the following:

Sri Vinod Singh Gunjiyal, IAS
Secretary, Inspector General of Registration-cum-Excise Commissioner

• Tel: (0612)-2215626

• Email: secy-reg-bihnic.in

• Address: Vikas Bhawan, Bailey Road, Patna - 800 001, Bihar

Sri Sushil Kumar Suman, BRS
Assistant I.G. of Registration

• Vikas Bhawan, Bailey Road, Patna - 800 001, Bihar

Make sure to provide all necessary documents and details related to the issue to expedite the resolution process. Bihar’s authorities aim to address concerns promptly and ensure compliance with the legal requirements of stamp duty and property registration.