Total Cost of Buying a Flat in Mumbai: Stamp Duty, Registration and GST

The price in the brochure is the start of the calculation, not the end. Between the agreement value and the keys in your hand there are taxes, government charges and one-time costs that can add a meaningful amount to your budget. This guide lists each one, shows an indicative example and explains how to ask for a clear cost sheet.

The costs, one by one

1. Agreement value (base price)

This is the price of the flat as per your Agreement for Sale. It is usually made up of the base rate per square foot on carpet area, a floor-rise charge, and sometimes a separate charge for the car park. Stamp duty and registration are calculated on this value.

2. Stamp duty

Stamp duty is paid to the state government when the agreement is registered. In Mumbai the combined rate, including the metro cess, is currently around 6% of the agreement value. Rates and concessions can be revised, so confirm the current rate on the Maharashtra government registration and stamps website or with your lawyer before you budget.

3. Registration fee

Registration is typically 1% of the property value, capped at ₹30,000 for homes above ₹30 lakh.

4. GST

GST applies to under-construction homes, not to ready homes that already have an occupancy certificate. As things stand, it is 5% on most under-construction homes (without input tax credit) and 1% on homes that qualify as affordable. Confirm the current rate and whether your home qualifies before you book.

5. Parking, club house and other charges

Some developers charge separately for car parking, club house membership, share money, society formation and a development charge. Ask for each line item in writing.

6. Legal and loan costs

Budget for a lawyer to verify the title and review the agreement, and for the bank's processing fee and valuation charges if you take a loan.

7. Society maintenance and corpus

Many new societies ask for a maintenance deposit and a corpus fund at possession, plus monthly maintenance after.

An indicative example: a ₹1 crore under-construction flat

This is an illustration only. Your actual cost depends on the project, the rates applicable at the time and the extra charges in your agreement. A ready-to-move home with an occupancy certificate would not carry GST, so the subtotal would be lower.

What it looks like in a Mumbai suburb

In Borivali East we list 27 projects as of 14 October 2026, with prices ranging from about ₹86 lakh to ₹11.5 crore. At the lower end of that range, taxes and charges still add up to several lakhs on top of the agreement value, so the all-in budget is what matters.

How to ask for a clear cost sheet

• Request the full price sheet showing every line item and which are optional.
• Ask for estimated stamp duty, registration and GST on the exact unit you want.
• Ask what is payable at booking, at each construction stage and at possession.
• Ask for the society and maintenance charges, with the date from which they start.
• Compare two or three projects on the same all-in basis, not on the base rate alone.

Plan the loan around the all-in cost

Banks usually lend a percentage of the agreement value and expect you to fund the rest, including taxes and charges, from your own savings. Plan your down payment against the all-in figure, and keep a cushion for furniture and moving.

If you would like us to prepare an all-in cost comparison for two or three projects you are considering, tell us the project names below. We do not charge brokerage.

Costs shown are indicative and based on rates as generally understood in October 2026. Rates, rules and concessions change. Confirm stamp duty, registration and GST with the authorities, your lawyer or your bank before you book. Project data is as shown on sigmahomes.co.in on 14 October 2026. This article is general buyer education, not legal, tax or financial advice.