What does that ₹1 cr flat actually cost you?
Every other calculator shows stamp duty alone. The real number is 12-15% more after GST, registration, parking, clubhouse, 6-month maintenance, BWSSB/BESCOM/MSEB deposits, society corpus, and the gentle "miscellaneous" line at the bottom of the demand note.
| Line item | Amount (₹) | Note |
|---|---|---|
| Sale agreement value | — | |
| Stamp duty | — | |
| Registration charges | — | |
| GST (under-construction only) | — | |
| Car parking | — | One-time |
| Clubhouse / amenities | — | One-time |
| Society corpus / sinking fund | — | One-time |
| Power + water deposits | — | BESCOM/BWSSB/MSEB |
| 6 months maintenance upfront | — | |
| Misc / other charges | — | "Plus extras" line |
| TOTAL | — | Cheque-writing reality |
All numbers approximate. Stamp duty rates are state-set and can change in the annual budget. Always cross-check the latest rate with the IGR portal of your state before signing.
The hidden costs nobody tells you about (in the demand note as "extras")
- "Loading factor" — gap between super built-up area and carpet area. Your "1200 sq ft" flat is often 780-850 sq ft carpet. You pay full per-sqft on the bigger number.
- GST on parking — 18% extra. Parking is treated as a separate service in some states.
- Khata transfer charges — Karnataka specific, ~₹500-2,000 per file
- BESCOM/BWSSB infrastructure charges — Bangalore specific, can be ₹100k+ for new buildings
- Legal opinion fee — ₹15,000-30,000 if you hire a property lawyer (you should)
- Interior modifications — anything beyond standard finishing is paid separately; 10-15% of sale value typical
- 1% TDS — under section 194-IA, buyer must deduct 1% TDS if sale > ₹50L. Not a "cost" but a cashflow timing issue.
Financing the purchase
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FAQ
Why is GST only on under-construction?
Tax law treats sale of a completed building as immovable property (no GST). Under-construction is a service contract (construction service) — taxable at 5% (regular) or 1% (affordable housing). The cutoff is the date of completion certificate issued by the municipal corporation.
Do female buyers really pay lower stamp duty?
In some states, yes — Delhi, Punjab, Rajasthan, Haryana, and a few others give 1-2% discount. Karnataka, Maharashtra, Tamil Nadu currently don't. Joint purchase with a woman gets the discount in most states that offer it. This calc applies the discount automatically based on state selection.
Is the registration fee really 1% everywhere?
No. Karnataka 1%, Maharashtra 1% (capped at ₹30k), Tamil Nadu 4%, Delhi 1%, Haryana ₹15,000-50,000 flat. This calc uses state-specific rates.
What about TDS — is that a cost?
Not a "cost" to you — it's a tax on the seller that you, the buyer, are responsible for deducting (1% of sale value if > ₹50L) under section 194-IA. You pay the full sale value to the seller LESS 1%, then deposit 1% with the IT dept within 30 days. This calc doesn't include TDS because it's the seller's tax, not your expense.
I'm buying from a builder — they're adding "GST on registration charge" too. Legit?
No. Registration is a government fee, not a service the builder provides. Push back on this line. If they insist, get it in writing — useful for a future RERA complaint.
Where do I check the latest stamp duty rate for my state?
Each state has an IGR (Inspector General of Registration) portal — search "[state] IGR" or "[state] kaveri / stamp duty calculator". Most are clunky but authoritative. Always check before signing the sale agreement; rates change in annual budgets.