Stamp duty in Telangana adds 7.5% to the cost of a flat. The total has 3 parts: 5.5% stamp duty, 1.5% transfer duty and 0.5% registration fee (G.O.Ms.No.59, July 2021). You pay it on the higher of your deed price or the government market value. On a ₹8.76 Cr home, that is about ₹65.7 lakh. On ₹17.47 Cr, it is about ₹1.31 Cr.
The 3 parts of the 7.5%, line by line
Telangana splits the charge into 3 lines. You pay all 3 at the Sub-Registrar office when you register the sale deed.
| Charge | Rate | What it is |
|---|---|---|
| Stamp duty | 5.5% | Tax on the sale deed itself |
| Transfer duty | 1.5% | Tax on moving the property to a new owner |
| Registration fee | 0.5% | Fee to record the deed in the public register |
| Total | 7.5% | Paid on the higher of price or market value |
The rates come from G.O.Ms.No.59 of July 2021, listed on the Telangana registration portal. Both the Hyderabad city area and the Kokapet–Narsingi belt pay the same 7.5% on a flat sale.
Many web pages still say 6%. That was the older mix of 4% stamp duty, 1.5% transfer duty and 0.5% registration. In July 2021, Telangana raised the stamp duty part from 4% to 5.5%. If a cost sheet or calculator shows 6%, it is out of date.
Price or market value: which one counts
The Sub-Registrar charges duty on the higher of 2 numbers:
- The deed value, which is the price you and the builder write in the sale deed.
- The market value, which the Telangana government sets for each area and floor.
You can look up the market value on the IGRS portal, registration.telangana.gov.in, under “Market Value Search”. In a premium high-rise like Sri Aditya Vantage, the deed value tends to sit above the government value. So in most Vantage cases, the deed value decides the duty.
The deed value is not always the same as your all-in price. Your cost sheet may include GST, club fees, corpus fund and car parks. Your lawyer and the builder decide which of those lines go into the deed. On a ₹17.47 Cr home, that choice can move the duty by lakhs of rupees. Ask for a draft deed before the registration date, so you know the exact base for the 7.5%.
Worked examples at Vantage prices
Housiey reports Vantage prices of ₹8.76 Cr to ₹17.47 Cr all-inclusive, as of September 2026. Sri Aditya Homes shares its own price only on request. See the price section for the latest reported band. The table below takes the reported numbers as the deed value. Treat it as an upper bound, since the real deed value may be lower.
| Home (saleable) | Reported price | Stamp 5.5% | Transfer 1.5% | Registration 0.5% | Total 7.5% |
|---|---|---|---|---|---|
| 4 BHK, 6,546 sq ft | ₹8.76 Cr | ₹48.18 lakh | ₹13.14 lakh | ₹4.38 lakh | ₹65.70 lakh |
| Mid-band example | ₹12.00 Cr | ₹66.00 lakh | ₹18.00 lakh | ₹6.00 lakh | ₹90.00 lakh |
| 5 BHK, 13,054 sq ft | ₹17.47 Cr | ₹96.09 lakh | ₹26.21 lakh | ₹8.74 lakh | ₹1.31 Cr |
A quick rule: every ₹1 Cr of deed value costs ₹7.5 lakh to register. On the 4 BHK Module A plan, that works out to about ₹1,000 per sq ft of saleable area. The floor plans show which tower holds each size.
Stamp duty vs GST vs the other charges
Buyers often mix up stamp duty and GST. They are 2 separate taxes, paid to 2 different bodies, at 2 different times.
| Charge | Rate | When you pay | Who gets it |
|---|---|---|---|
| GST | 5% (no input credit) | With each stage payment | Tax department |
| Stamp + transfer + registration | 7.5% | At sale deed registration | Telangana government |
| Legal / documentation fee | Set by the builder | At agreement or handover | Builder or lawyer |
GST of 5% applies to an under-construction home above ₹45 lakh. It stops once the building gets its occupancy certificate. Stamp duty applies either way. So on a new Vantage home, you pay both GST and the 7.5%.
For an ₹8.76 Cr home, these two taxes together can pass ₹1 Cr. Here is a rough sum for the ₹8.76 Cr example. Take 5% GST on the base price and 7.5% duty on the deed value. Both taxes together sit near 12% of the price. For a buyer who plans only for the base price, that gap is the biggest shock at handover.
That is why our Aditya Vantage price guide lists them as separate cost-sheet lines.
Can your home loan pay the stamp duty?
In most cases, no. The RBI’s housing finance rules cap the loan at 75% of cost for homes above ₹75 lakh. The same rules tell banks to leave out stamp duty, registration and documentation charges when they work out that cost. Only homes up to ₹10 lakh can add them in.
So plan your own funds in 2 blocks:
| Block | ₹8.76 Cr home | ₹17.47 Cr home |
|---|---|---|
| 25% own share of cost | ₹2.19 Cr | ₹4.37 Cr |
| 7.5% stamp, transfer and registration | ₹65.70 lakh | ₹1.31 Cr |
| Cash needed before the loan covers the rest | ₹2.85 Cr | ₹5.68 Cr |
These are rough upper bounds. Your bank may lend less than 75%, based on income and its own policy.
When Vantage buyers pay: the timeline
You do not pay the 7.5% on booking day. For an under-construction home, it falls due when you register the sale deed. That comes near handover.
Vantage has a RERA completion date of August 2028, as reported by Housiey. The developer target is reported as December 2027. So most buyers who book in 2026 will pay stamp duty in 2027 or 2028. That gives you 1 to 2 years to set the cash aside.
Two points follow from that gap. First, the rate could change before you register. The 2021 change from 6% to 7.5% came with little notice. Second, the market value table could change too. Keep a 10% buffer on the ₹65.7 lakh to ₹1.31 Cr range above.
Some buyers also register the agreement for sale early in the build. Telangana charges duty on some agreement types at that stage. Your lawyer will tell you how much you pay then and how it adjusts against the final sale deed.
Joint owners, NRIs and family buyers
The 7.5% is a charge on the property, not on each buyer. If 2 people buy a ₹12 Cr flat jointly, the total is still ₹90 lakh. Splitting names on the deed does not cut the duty.
NRIs pay the same 7.5% as resident buyers in Hyderabad. Many NRIs sign through a power of attorney held by a relative in India. The Sub-Registrar will want the POA in the right form, so have a Telangana lawyer draft it. Our Vantage FAQ covers other NRI points.
Joint names help with the loan more than the duty. Two earning co-owners can lift the bank’s view of income. That helps you reach the 75% cap on a ₹8.76 Cr home.
How to pay and register, step by step
Registration in Telangana runs through the IGRS system. The steps below apply to a flat in Manchirevula, Narsingi or Kokapet.
- Get the draft sale deed from the builder at least 7 days before the date.
- Have your lawyer check the deed value, carpet area and flat number.
- Check the market value on the IGRS portal, and use the higher of the two numbers.
- Pay the 7.5% online through the portal’s challan, or as your Sub-Registrar office directs.
- Book a slot at the Sub-Registrar office with jurisdiction over the land.
- Attend with PAN, Aadhaar, photos and 2 witnesses. The builder’s signatory attends too, along with the landowner if the deed needs one.
- Collect the registered deed on the same day, or when the Sub-Registrar office says. Then apply for a fresh EC on the IGRS portal that shows your name as owner.
Our 20-item documents checklist lists every paper you need on that day. Check the project’s registration first with our Telangana RERA check.
Four stamp duty mistakes to avoid
- Using a 6% calculator. Telangana moved to 7.5% in July 2021, so a 6% tool understates your cost by 1.5%.
- Leaving it out of your budget. On a ₹12 Cr home, the 7.5% is ₹90 lakh in cash.
- Under-stating the deed value. Writing a lower price to save duty is illegal under Telangana stamp law. The IGRS market value floor still applies.
- Waiting for the last week. Registration of a new flat follows the OC, a clear EC and bank approval. Start 30 days ahead.
Keep the challan receipt and the registered deed together, since your bank and the tax office may ask for both. Rates can change by a new government order. Check the IGRS portal in the month you register.
What to ask the sales team about stamp duty
Put these 4 questions to the Vantage sales team before you sign the agreement:
- What deed value will the sale deed show for my tower and floor?
- Which cost-sheet lines, such as club fee or car parks, go into that deed value?
- Does the payment plan show the 7.5% as a separate line near handover in 2027 or 2028?
- Will Sri Aditya Homes book the Sub-Registrar slot, or should my lawyer do it?
Write the answers into your file. They help you set cash aside and avoid a last-week scramble.
Get a Vantage cost sheet with stamp duty worked out
Frequently asked questions
A flat sale deed in Telangana costs 7.5% in all: 5.5% stamp duty, 1.5% transfer duty and 0.5% registration fee. The rates come from G.O.Ms.No.59 of July 2021.
On whichever is higher. If your deed shows ₹10 Cr but the government market value is ₹10.4 Cr, you pay 7.5% on ₹10.4 Cr.
At 7.5%, about ₹65.7 lakh, if the deed value is ₹8.76 Cr. That splits into ₹48.18 lakh stamp duty, ₹13.14 lakh transfer duty and ₹4.38 lakh registration fee.
6% was the older total of 4% stamp, 1.5% transfer and 0.5% registration. G.O.Ms.No.59 of July 2021 raised stamp duty to 5.5%, so the total is now 7.5%.
Not for a home above ₹75 lakh. RBI rules tell banks to leave stamp duty and registration out of the cost used for the 75% loan cap, so you pay them from your own funds.
No. GST of 5% applies to an under-construction home above ₹45 lakh and goes to the tax department. Stamp duty goes to the Telangana government when you register the deed.