Circle Rates in Uttarakhand – Latest Updates 2025 | Dehradun & Haridwar Area-Wise Rates
If you're planning to buy or sell property in Uttarakhand, one of the most important terms you’ll come across is the Circle Rate. But what exactly does it mean, and why does it matter? Let’s break it down in a simple way.
What is the Circle Rate?
The Circle Rate in Uttarakhand refers to the minimum price at which any real estate transaction (like buying or selling property) can be officially registered. It’s also known as the Ready Reckoner Rate. You can’t register a property below this value, even if the buyer and seller agree on a lower price. This rate is used to calculate stamp duty and registration charges during the transaction.
Why Circle Rate Matters?
Circle rates help prevent underreporting of property prices. They also bring more transparency to real estate deals. Most importantly, they allow the government to collect fair revenue through stamp duty and registration fees. The rates are updated from time to time by local authorities or the revenue department of the state government.
In Uttarakhand, the circle rate is determined by local development agencies and government revenue departments. These rates are often revised by committees that include officials like the Inspector General of Stamps and appointed valuers or property experts.
Recent Changes in Uttarakhand Circle Rate
After a gap of two years, the Uttarakhand Government revised the circle rates in February 2023. This revision saw a major increase in some areas, the hike was as high as 50%, and in around 2,850 areas, the rates doubled, meaning a 100% rise. These updated rates affect how much you pay as stamp duty and registration charges.
Circle rates vary based on several factors like the location of the property, its type (residential, commercial, agricultural, or non-agricultural), and even its age. So, a flat in the city may have a different rate than a plot on the outskirts or an old house.
Circle Rate vs Market Rate
While the circle rate is the government-declared minimum rate, the market rate is usually higher. This is because market rates are influenced by demand, location, property condition, and nearby amenities. When registering a property, stamp duty is paid on the higher of either the market rate or the circle rate.
Stamp Duty Based on Circle Rate
Stamp duty in Uttarakhand is calculated based on the circle rate using this formula:
Stamp Duty = Circle Rate x Stamp Duty Percentage
For example, if you are a male buyer and the circle rate is ₹10,000 per sq. m., with a stamp duty of 5%, you’ll pay ₹500 per sq. m. as stamp duty. If your property’s sale price is higher than the circle rate, then the stamp duty is calculated on the actual sale price.
Income Tax Rule You Should Know
According to Section 56(2) of the Income Tax Act, if someone buys a property below the circle rate, the difference between the two values is considered as "other income." This can attract capital gains tax for the seller and extra tax liability for the buyer. So, make sure your deal is at or above the circle rate to avoid legal or tax troubles.
What Affects the Circle Rate?
There are multiple factors that affect the circle rate in Uttarakhand:
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Type of property: Land, flats, or commercial properties have different rates.
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Usage: Whether the property is used for residential or commercial purposes.
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Zone classification: Properties located in more developed zones generally have higher rates.
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Age of the property: Older buildings have lower multiplication factors, meaning their effective value reduces over time.
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Facilities: Better connectivity, infrastructure, and nearby amenities increase the rate.
Property Age and Multiplier Factor
In Uttarakhand, the age of the property also affects its valuation. Here's how the multiplication factor works:
| Property Age | Multiplication Factor (%) |
|---|---|
| 1 Year | 0.99 |
| 5 Years | 0.95 |
| 10 Years | 0.904 |
| 15 Years | 0.86 |
| 20 Years | 0.817 |
| 25 Years | 0.777 |
| 30 Years | 0.739 |
| 35 Years | 0.703 |
| 40 Years | 0.668 |
| 45 Years | 0.636 |
| 50 Years | 0.605 |
| 55 Years | 0.575 |
| 60 Years | 0.547 |
| 65 Years | 0.518 |
| 70 Years | 0.494 |
| 75 Years | 0.47 |
| 80 Years | 0.447 |
| 85 Years | 0.425 |
| 90 Years | 0.404 |
| 95 Years | 0.384 |
| 100 Years | 0.366 |
The older the property, the lower the multiplication factor applied to its valuation.
Circle Rates in Dehradun
Dehradun, the capital city of Uttarakhand, is divided into seven zones (A to G). Each zone has different circle rates for agricultural land, non-agricultural plots, and apartments.
| Zone | Locality | Agricultural Land (Rs/sq. m.) | Non-Agricultural Land (Rs/sq. m.) | Apartment/Flat (Rs/sq. m.) |
|---|---|---|---|---|
| A | Silla, Pawala Sauda, Kaali Maati, Caravan Karanpur, Badasi Grant, Bagda Dhoran, Akhandawali Bhilling | 1000 | 4000 | 18000 |
| B | Teliwala, Prem Nagar, Nagaal Jwalapur, Morkhan Grant-II, Mohammadpur, Madhowala, Kudkawala, Kishanpur, Khairi, Khaata, Jhabrawala, Faanduwala, Dudhli, Dharamchook, Chadamiwala, Chaandimaari, Bullawala | 1400 | 4500 | 18500 |
| C | Asthal | 2000 | 7000 | 21000 |
| D | Kyarkuli Bhatta, Jhadipani, Gallajvaadi | 3000 | 6000 | 20000 |
| E | Vilaspur Kandali | 1500 | 6000 | 20000 |
| F | Telpura Grant, Kheda Mansingh Wala, Gorakhpur Maafi, Chak Banjarawala, Bhaaruwala, Ambiwala | 3500 | 7000 | 21000 |
| G | Saloniwala, Salan Gaaon, Purukul, Chandotri, Bhist Gaaon, Bhangwantpur | 4000 | 8000 | 22000 |
Circle Rates in Haridwar
Haridwar city has been divided into 60+ wards. Circle rates here can range widely.
| Ward | Locality | Non-Agricultural Land (Rs/sq. m.) | Apartment/Flat (Rs/sq. m.) |
|---|---|---|---|
| 1 | Saptrishi | 19000 | 31000 |
| 2 | Bhopatwala | 20000 | 32000 |
| 3 | Durga Nagar | 10000 | 22000 |
| 4 | Khadkhadi | 20000 | 32000 |
| 5 | Shrigangadhar Mahadev Nagar | 11000 | 23000 |
| 6 | Bhimgoda | 20000 | 32000 |
| 7 | Harki Pauri | 50000 | 62000 |
| 8 | Gau Ghat | 42000 | 54000 |
| 9 | Brahmpuri | 11000 | 23000 |
| 10 | Bilkeshwar | 16000 | 28000 |
| 11 | Shravan Nath Nagar | 50000 | 62000 |
| 12 | Nirmala Chhawani | 16000 | 28000 |
| 13 | Mayapur | 32000 | 44000 |
| 14 | Rishikul | 23000 | 35000 |
| 15 | Vivek Vihar | 23000 | 35000 |
| 16 | Shivlok | 13000 | 25000 |
| 17 | Tibdi | 11000 | 23000 |
| 18 | Govindpuri | 32000 | 44000 |
| 19 | Khanna Nagar | 23000 | 35000 |
| 20 | Aawaas Vikaas | 32000 | 44000 |
| 21 | Sharda Nagar | 16000 | 28000 |
| 22 | Aarya Nagar | 16000 | 28000 |
| 23 | Ram Nagar | 15000 | 27000 |
| 24 | Krishna Nagar | 15000 | 27000 |
| 25 | Acharyan | 20000 | 32000 |
| 26 | Sandesh Nagar | 15000 | 27000 |
| 27 | Latowali | 10000 | 22000 |
| 28 | Rajghat | 10000 | 22000 |
| 29 | Kumhar Gadha | 15000 | 27000 |
| 30 | Chowk Bazaar | 23000 | 35000 |
| 31 | Ravidas Basti | 15000 | 27000 |
| 32 | Nath Nagar | 15000 | 27000 |
| 33 | Shastri Nagar | 15000 | 27000 |
| 34 | Ambedkar Nagar | 11000 | 23000 |
| 35 | Kadach | 11000 | 23000 |
| 36 | Teliyan | 11000 | 23000 |
| 37 | Kotrawan | 11000 | 23000 |
| 38 | Mehtan | 9000 | 21000 |
| 39 | Lodha Mandi | 15000 | 27000 |
| 40 | Pith Bazar | 23000 | 35000 |
| 41 | Kassawan | 11000 | 23000 |
| 42 | Valmiki Basti | 9000 | 21000 |
| 43 | Paondhoi | 11000 | 23000 |
| 44 | Trimurti Nagar | 9000 | 21000 |
| 45 | Tapovan Nagar | 11000 | 23000 |
| 46 | Neel Khudana | 11000 | 23000 |
| 47 | Pandeywala | 11000 | 23000 |
| 48 | Chaklan | 11000 | 23000 |
| 49 | Lakkadharan | 11000 | 23000 |
| 50 | Maidaniyan | 11000 | 23000 |
| 51 | Ghosiyan | 11000 | 23000 |
| 52 | Ahbab Nagar | 11000 | 23000 |
| 53 | Vishnulok | 16000 | 28000 |
| 54 | Gurukul | 15000 | 27000 |
| 55 | Shivpuri | 10000 | 22000 |
| 56 | Hanumantpuram | 15000 | 27000 |
| 57 | Jagjeetpur | 15000 | 27000 |
| 58 | Raja Garden | 15000 | 27000 |
| 59 | Sitapur | 12500 | 24500 |
| 60 | Harilok | 13000 | 25000 |
This wide variation depends on location demand, religious significance, and development level.
How to Check Circle Rates in Uttarakhand
To check the latest circle rates:
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Visit the official registration website – https://registration.uk.gov.in
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Click on the “Circle Rates” tab.
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Choose your district and year to view updated rates.
You’ll get a detailed list for each locality, zone, or ward.
Final Thoughts - Circle Rates In Uttarakhand
Circle rates play a vital role in property transactions in Uttarakhand. They help ensure transparency, prevent undervaluation, and contribute to fair tax collection. Whether you’re a buyer or seller, being aware of the current circle rate can help you avoid legal issues and make informed decisions. Always verify the latest rates on the government portal before you proceed with a deal.
