The price on the brochure is only part of what you'll pay. Stamp duty, registration, GST, parking, club membership and maintenance deposits can add a significant amount on top — and most of it can't be financed by your home loan. Here is a complete, line-by-line breakdown of what it really costs to buy a flat in Noida Extension and Greater Noida West in 2026.
Key takeaways
- Stamp duty in Uttar Pradesh is 7% for men, 6% for women (on property up to ₹1 crore) and 6.5% for a man and woman buying jointly.
- Registration is 1% of the property value.
- GST of 5% applies to under-construction flats; there's no GST on a ready-to-move flat with a completion or occupancy certificate.
- Budget roughly 8–10% above the base price for a ready flat, and more for an under-construction one.
1. Stamp duty in Uttar Pradesh (2026)
Stamp duty is a state tax paid when the sale deed is registered. In Uttar Pradesh, the rate is the same across districts — including Gautam Buddh Nagar (Noida, Greater Noida West) and Ghaziabad:
| Buyer | Stamp duty | Registration |
|---|---|---|
| Man (sole owner) | 7% | 1% |
| Woman (sole owner)* | 6% | 1% |
| Man and woman (joint) | 6.5% | 1% |
| Two women (joint)* | 6% | 1% |
*The 1% concession for women applies on property valued up to ₹1 crore, following the UP Cabinet's 2025 decision to raise the limit from ₹10 lakh.
Stamp duty is calculated on the higher of the agreement value and the government circle-rate value. NCR districts have some of the highest circle rates in the state, so check the current circle rate for the sector before you finalise your budget.
2. GST: ready-to-move vs under-construction
GST is often the biggest difference between two otherwise similar flats:
- Under-construction flats: 5% GST on the price (without input tax credit), or 1% if the flat qualifies as affordable housing.
- Ready-to-move flats with a completion or occupancy certificate: no GST, because the sale is of a finished property rather than a construction service.
- Resale flats: no GST.
On a ₹90 lakh under-construction flat, 5% GST alone adds ₹4.5 lakh. It's one of the main reasons many buyers now prefer ready-to-move homes — read our ready-to-move vs under-construction comparison for the full picture.
3. Builder charges on top of the base price
Every project prices these differently, so always ask for an all-inclusive cost sheet before you book. Common line items include:
- Preferential location charges (PLC): for park-facing, corner or higher-floor units.
- Car parking: covered or open, sometimes bundled in the price.
- Club membership: a one-time charge for clubhouse access.
- IFMS / maintenance security: a refundable interest-free deposit held for the society's maintenance fund.
- Advance maintenance: usually 12–24 months, collected at possession.
- Power backup, electricity meter and connection charges.
4. Worked example: an ₹81.75 lakh ready-to-move flat
Here is roughly what a buyer would pay on a ready-to-move flat priced at ₹81.75 lakh, assuming the agreement value is above the circle-rate value and the builder's offers cover parking and club charges:
| Cost item | Man buying | Woman buying |
|---|---|---|
| Base price | ₹81,75,000 | ₹81,75,000 |
| Stamp duty (7% / 6%) | ₹5,72,250 | ₹4,90,500 |
| Registration (1%) | ₹81,750 | ₹81,750 |
| GST (ready with OC) | Nil | Nil |
| Total before other charges | ₹88,29,000 | ₹87,47,250 |
Registering the flat in a woman's name in this example saves ₹81,750. Add maintenance deposits, advance maintenance, legal fees and moving costs to arrive at your final budget.
5. TDS: 1% on properties of ₹50 lakh or more
If the property value is ₹50 lakh or more, the buyer must deduct 1% TDS from the payment to the seller and deposit it with the Income Tax Department using Form 26QB, then give the seller Form 16B. This isn't an extra cost — it's deducted from the amount you pay the seller — but missing it can lead to interest and penalties. The TDS applies on the total consideration, including parking and club charges billed with the flat.
6. Home-loan related costs
- Processing fee: typically a fraction of a percent of the loan, varying by lender.
- Legal and technical (valuation) charges for the bank's checks.
- Down payment: 20–25% of the property value for most loans in this price range.
- Pre-EMI interest on under-construction flats, until possession.
Our home loan guide covers eligibility, EMIs and tax benefits in detail.
7. Five ways to lower the total cost
- Consider a ready-to-move flat with an occupancy certificate to avoid GST entirely.
- Register in a woman's name, or jointly, to save 0.5–1% on stamp duty.
- Negotiate the add-ons, not just the base price — PLC, parking and club charges are often flexible.
- Use festive and launch offers, and get every offer written into the cost sheet.
- Compare lenders on total cost, including processing fees and insurance, not just the interest rate.
8. Frequently asked questions
What is the stamp duty in Greater Noida West in 2026?
Stamp duty in Greater Noida West (Gautam Buddh Nagar district) follows the Uttar Pradesh rates: 7% for men, 6% for women on property up to ₹1 crore, and 6.5% for a man and woman buying jointly, plus 1% registration.
Is there GST on a ready-to-move flat?
No. There is no GST on a ready-to-move flat that has received its completion or occupancy certificate, or on a resale flat. Under-construction flats attract 5% GST (1% for affordable housing).
Can stamp duty be included in the home loan?
Generally no. Banks finance a percentage of the property value, and stamp duty and registration have to be paid from your own funds. Under the old tax regime, they can be claimed under Section 80C in the year of payment.
Is stamp duty charged on the circle rate or the actual price?
On whichever is higher — the agreement value or the value calculated at the government circle rate.
How can Property Gold help?
We share an all-inclusive cost sheet for every project we recommend, explain each charge, and support you through loan, stamp duty and registry. Browse our projects or request a cost sheet.
Rates are based on Uttar Pradesh rules as of September 2026 and are for general guidance only. Stamp duty, circle rates, GST and tax rules can change — confirm current figures at the time of registration.
