Total Cost of Buying Property in Uttar Pradesh

Q: Can brokerage be negotiated with a RERA-registered agent?

Yes. RERA does not regulate brokerage rates. The commission is fully negotiable between the agent and client. What RERA does mandate is that agents must be registered, must not misrepresent, and must maintain books of accounts for each transaction. A registered agent charging 2% who does thorough due diligence is better value than an unregistered agent charging 1% who does none.

Q: Is there GST on brokerage paid to real estate agents?

Yes. Real estate agent services attract 18% GST on the brokerage amount. If you pay Rs. 1 lakh brokerage to your property consultant, the total is Rs. 1,18,000 including GST. This GST is payable by the person receiving the service (buyer or seller) and collected by the agent if they are GST-registered. Agents with turnover below the GST threshold may not charge GST.

Q: What if I am taking a home loan - does that change these costs?

Home loans add their own costs: processing fee (0.5-1% of loan), loan insurance (optional but often pushed by banks), property valuation fee, and legal opinion charges from the bank's panel lawyer. These are separate from the transaction costs in this calculator. Banks also require the property to be clear of RERA violations and properly registered.

Most buyers focus only on the property price. The actual cost of buying property in Uttar Pradesh includes stamp duty, registration, GST, TDS, brokerage, and legal fees - which together can add 10-15% to your total outgo. This calculator shows everything.

All-In Property Cost Calculator

Uttar Pradesh residential property - complete cost breakdown including all taxes and charges

Rates as of April 2025. GST, stamp duty, and TDS rules may be updated by the government - verify before transacting.

Agreed property price (Rs.)

Buyer type

Property status

Brokerage (%)

Total additional charges

What Is Included in This Calculation

Stamp duty: 6% (male/joint) or 5% (woman buyer, sole name) on the higher of transaction price or circle-rate value
Registration charges: 1% of property value, capped at Rs.30,000
GST: 5% on under-construction residential (1% for affordable housing - carpet area <=60 sq.m. metro, <=90 sq.m. non-metro, value <= Rs.45L). Zero for ready-to-move with OC and resale.
TDS: 1% of property value on purchases above Rs.50 lakh (Section 194-IA). Buyer deducts from payment and deposits via Form 26QB. Not an additional cost - it is deducted from what you pay the seller.
Brokerage: Typically 1-2% of transaction value. Negotiable. RERA-registered agents only.
Legal/documentation: Estimated Rs. 10,000-Rs. 25,000 for advocate drafting fees. Not included in this calculator - varies by complexity.

Under-Construction vs Ready-to-Move - Cost Comparison

The biggest difference in total cost is GST. Under-construction properties attract 5% GST (1% for affordable housing) on the full agreement value. Ready-to-move properties with an OC are GST-exempt. On a Rs.75 lakh flat, that is Rs.3.75 lakh in additional cost for under-construction.

However, under-construction properties are typically priced 10-20% lower than equivalent ready-to-move units. The net cost advantage depends on the specific project, location, and the developer's credibility. A RERA-registered agent should help you model the full comparison before a decision.

TDS on Property - Who Pays, How It Works

TDS (Tax Deducted at Source) under Section 194-IA applies to all property purchases of Rs.50 lakh and above. The buyer deducts 1% of the sale price from their payment to the seller and deposits it with the Income Tax department using Form 26QB within 30 days of the month-end in which the deduction was made.

TDS is not an additional cost to the buyer - it is deducted from what the seller receives. But it is the buyer's responsibility to deduct it. Failing to deduct TDS makes the buyer liable for the TDS amount plus interest and penalty. This is one of the most overlooked compliance requirements in property transactions.

How to Make Your Property Consultant Earn Their Commission

A RERA-registered agent should do more than just show you properties. Before any transaction, your property consultant should: verify the project's Uttar Pradesh RERA registration status, review the title documents and encumbrance certificate, check the 70% designated account compliance, explain all applicable taxes and charges, and ensure the agreement for sale is on RERA-compliant terms.

An agent who only connects buyer and seller and collects commission without doing this due diligence is not fulfilling their obligations under Section 10 of the RERA Act. As a buyer, you are entitled to all information the agent has access to - and a good consultant will proactively provide it.

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Frequently Asked Questions

Can brokerage be negotiated with a RERA-registered agent?

Yes. RERA does not regulate brokerage rates. The commission is fully negotiable between the agent and client. What RERA does mandate is that agents must be registered, must not misrepresent, and must maintain books of accounts for each transaction. A registered agent charging 2% who does thorough due diligence is better value than an unregistered agent charging 1% who does none.

Is there GST on brokerage paid to real estate agents?

Yes. Real estate agent services attract 18% GST on the brokerage amount. If you pay Rs. 1 lakh brokerage to your property consultant, the total is Rs. 1,18,000 including GST. This GST is payable by the person receiving the service (buyer or seller) and collected by the agent if they are GST-registered. Agents with turnover below the GST threshold may not charge GST.

What if I am taking a home loan - does that change these costs?

Home loans add their own costs: processing fee (0.5-1% of loan), loan insurance (optional but often pushed by banks), property valuation fee, and legal opinion charges from the bank's panel lawyer. These are separate from the transaction costs in this calculator. Banks also require the property to be clear of RERA violations and properly registered.

Disclaimer: This calculator provides estimates based on publicly available rates as of April 2025. Actual costs may differ based on the specific property, location, government notifications, and individual negotiations. Verify all applicable charges with your legal advisor before transacting. RERAExam is not affiliated with any government authority.

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