Registration fee / the four flat amounts
Which documents cost a flat fee instead of a percentage
Four land related documents cost a flat one hundred rupees to register, whatever the property is worth. Everything else is charged as a percentage of the value, and on a sale of land that percentage has no upper limit at all.
The four are a will, a cancellation, a general power of attorney and a development agreement. What they have in common is that none of them moves ownership of land by itself. The stamp duty on them is a separate question and it is not flat.
Four flat fee articlesRs. 100 eachNo cap on the land conveyance feeLast verified: 4 August 2026
01The four flat fees
Four documents in the whole registration fee table carry a flat amount instead of a percentage. Everything else is charged on the value of the property.
| Document | Article | Registration fee | Basis |
|---|---|---|---|
| Development agreement | 5(ga) | Rs. 100 | fixed |
| Powers of attorney | 45 | Rs. 100 | fixed |
| Cancellation | 16 | Rs. 100 | fixed |
| A will | Will | Rs. 100 | fixed |
All four are documents that do not, by themselves, move ownership of land. A will takes effect only on death. A cancellation undoes something. A general power of attorney authorises somebody to act. A development agreement gives a builder rights over land the owner continues to hold.
The stamp duty on these documents is a separate question and is not flat. A development agreement carries 3.50 per cent of the value in duty on top of its hundred rupee fee, and a power of attorney for a sale carries 4.9 per cent. The flat amount is only the registration fee.
02The ceilings, and the one that is missing
Two charges in the tables carry a stated ceiling. The one that matters most to a land buyer does not, and the table's own wording makes that deliberate.
| Charge | Article | Rate | Maximum |
|---|---|---|---|
| Conveyance of movable property | 20(aa) | 1% | Rs. 10,000 |
| Mortgage without possession, stamp duty | 36(b) | 0.35% / 0.70% | Rs. 11,20,000 |
| Conveyance of immovable property | 20(a) | 1% | no cap stated |
The registration fee on a conveyance of movable property is capped at ten thousand rupees. The equivalent fee on a conveyance of immovable property, which is the ordinary sale of land, states no cap at all.
That absence is the table's own distinction rather than an omission on this site. A table that troubles to print a maximum on one article and not on the next one along is telling you the second has none. The practical effect is that the 1 per cent registration fee on land runs without limit, and on a large purchase it becomes a serious number in its own right.
03Why this is worth knowing
People planning a purchase tend to think of the registration fee as an administrative charge of a few hundred rupees, because that is what it is on most of the documents they have ever registered. On land it is 1 per cent of the government valuation with no ceiling, and it is a fifth of the total charge.
The calculator works out both charges together for any village and any plot size, which is the quickest way to see the fee properly.
The words on this page, in plain English
- Registration fee
- A separate 1 per cent charge for entering the deed in the public record, paid to the Registration department rather than as tax on the document.
- Conveyance
- The legal name for a sale deed, the document that moves ownership from the seller to the buyer.
- Market value
- Not the price on the street. In this context it is the value the government calculates from the jantri, and it is what the tax is charged on.
- Sub-Registrar
- The local government office where the deed is presented, the duty is checked and the document is entered in the public record.