Registry Charges in Patna 2026: 7% + 2% for Land and Flat

How much will your deal cost? A ₹40 lakh plot and a ₹50 lakh flat

Say the MVR value is lower than your deal price, so the charges are worked out on the deal price:

First figure = stamp duty, second = registration fee. The scanning fee (below) is added on top.

• If the MVR value is higher: everything is worked out on the MVR value. A plot with an MVR value of ₹50 lakh costs ₹4,50,000 in the man → man case.
• Against the old rate: at 6% + 2% the man → man plot cost ₹3,20,000. The same deal now costs ₹40,000 more, before any MVR effect.
• Registering in a woman's name: buying from a male seller saves about ₹20,000 on a ₹40 lakh deal. But the person named in the deed is the legal owner. Think about the home loan, inheritance and your family first.

Work out your own deal in our free Bihar registry charges calculator. Enter the deal price and the MVR value. Buying from a builder? Its new flat mode adds the builder agreement and the home loan deed.

Rates by who sells to whom (sale deed / kewala)

The same rates apply to land, houses and flats. They are the same in Patna city and in blocks such as Bihta, Naubatpur or Punpun. What changes from place to place is the MVR.

Buying in joint names (e.g. husband and wife): the notification lists only "man to woman" and "any other case". Ask your sub-registry office which rate applies to a joint purchase. Get the answer in writing before you finalise the deal.

Family transfer, not a sale? See stamp duty on gift, partition, release and POA.

What is MVR, and how much did it go up in 2026?

MVR (Minimum Value Register) is the government's minimum rate for each area. Stamp duty cannot be charged on less. People in Patna often call it the circle rate.

• Deed price higher than the MVR value → duty and fee are charged on the deed price.
• Deed price lower than the MVR value → duty and fee are charged on the MVR value.

The 2026 increase (official): from 19 June 2026, existing MVR rates went up once. They rose 1.6 times in rural areas and 2 times in urban and peripheral areas. After that, MVR rises by itself by 5% at the start of every financial year. The district valuation committee also does a full revision every 3 years.

So an old MVR figure, video or private calculator can be half the real number. Ask the sub-registry office for today's MVR for your mauza, khata-khesra or flat. Why the portal still shows the old rate: how to check Patna MVR online.

The same change fixed one set of land categories for the whole state (list in the 2026 box below). Your land's category can change the cost a lot. For farmland, see Bihar land conversion repealed: building on farmland in Patna.

Don't understate the price or the category. The Stamp Act was amended in August 2026. Now, if the deed price is below MVR, the officer sends the deed to the Collector/AIG before registering it. The same happens if the land's category, location or building looks wrongly stated. The Collector can also reopen a deed on his own within 4 years of registration (earlier 2 years). Deliberate misstatement draws a penalty equal to 100% of the unpaid stamp duty. Understating also hurts you later, when you sell, take a loan or work out tax.

What else do you pay besides stamp duty and the fee?

Not registry charges: GST (if the builder charges it), parking and maintenance deposits. Ask the builder for a written break-up of every amount. Taking a home loan? Our home loan EMI calculator for Patna shows the EMI and your own cash need (down payment + registry).

Dakhil-kharij (mutation) after the registry: the Revenue Department's FAQ says there is no fee. A 2026 change to the mutation law adds a ₹200 fee on every petition, appeal and revision. It starts only from a date the government notifies. We found no such notification up to 18 October 2026. See our dakhil-kharij online guide.

Builder agreement and bayana agreement: what do they cost?

Buying a flat from a builder usually means two documents:

• Agreement with the builder: the department's table lists an agreement for building a flat or unit in a multi-storey building. It carries 2% stamp duty, and a ₹20,000 fee when the value is up to ₹5 crore. Under RERA, the builder cannot take more than 10% of the price without a registered agreement for sale.
• Sale deed (kewala) at handover: 7% + 2%, as in the table above.

Token / bayana for land: an agreement to sell property carries 2% stamp duty and a ₹1,000 fee. Many buyers hand over a token against a simple receipt, with no registered agreement. That is risky.

In both cases, ask the sub-registry office which row your agreement falls under. Also ask how the duty paid on it is treated at the sale deed. All flat checks: Patna flat-buying checklist.

Check these before the registry

• Is the property on the prohibited list? See "View Prohibited Properties" on enibandhan.bihar.gov.in. Search by registration office, circle, thana, khata and plot number.
• Is the seller's jamabandi online with the full area? If not, your mutation gets stuck after the registry. See how to check jamabandi, khatiyan and LPC online.
• Which Master Plan zone is the land in? Land in an agricultural or conservation zone, or on a proposed road, can still be registered. Building on it may be a problem. See Patna Master Plan 2031 explained.

Every other check, in order: Patna plot buying guide.

What should you do? (our advice)

• Budget a little more than 9% for scanning, the deed writer and travel.
• Ask for today's MVR first, as soon as the price is agreed. If it is above your deal price, you pay on the MVR value.
• Get the full cost in writing before you pay a token: MVR, duty, fee, scanning and deed writer.
• Don't agree to understate the price or the land category on paper. It can now be reopened for 4 years, with a 100% penalty.
• Buying in a woman's name saves a little, but decide ownership carefully.
• Apply for dakhil-kharij in the same week as the registry.

Patna registry charges: FAQs

1. Can a property be registered below the MVR in Bihar?

   A lower price can be written, but duty and fee are charged at least on the MVR value. A deed below MVR is sent to the Collector/AIG. Since August 2026 it can be reopened within 4 years, with a 100% penalty for deliberate misstatement.

2. Which rate applies when a husband and wife buy in joint names?

   The June 2026 notification lists only "man to woman" and "any other case". It does not mention joint purchases. Ask your sub-registry office which rate applies, and get it in writing before you finalise the deal.

3. Does the registry rate change between Patna city and Bihta or Naubatpur?

   No. The percentages are the same everywhere in Bihar, for land, houses and flats. What differs is each area's MVR. When it is higher than the deal price, the charges are worked out on it.

4. Is there a fee for dakhil-kharij after the registry?

   The Revenue Department's FAQ says there is no fee. A ₹200 fee per petition, appeal and revision was added by law in 2026. It applies only from a date the government notifies, and we found no such notification up to 18 October 2026.

5. What does a gift or partition deed cost in Bihar?

   A gift deed pays the same as a sale: 6.6% stamp duty man → woman, 7% otherwise, plus the fee. A partition deed of inherited/family property costs ₹50 stamp duty and a ₹50 fee. Release and power of attorney rates are in our gift, partition, release and POA guide.