Circle Rate in Agra 2026: Rates and Valuation

Circle rates in Agra are government-prescribed valuation benchmarks used to determine the applicable value of a property for registration-related purposes. These rates help establish the valuation basis for calculating applicable stamp duty and registration charges. The Uttar Pradesh Stamp and Registration Department provides access to valuation lists through its registration portal. The Agra district administration also publishes rate lists for individual sub-registrar offices. The official Agra district listings cover 10 sub-registrar offices: Sadar-1, Sadar-2, Sadar-3, Sadar-4, Sadar-5, Etmadpur, Kirawali, Kheragarh, Fatehabad and Bah. The applicable rate depends on the property's precise location and classification. There is no single circle rate that applies to every property in Agra.

Two measures help you understand property valuation:

Last updated: 29th October, 2026

The Agra district administration lists separate circle-rate documents for its 10 sub-registrar offices. The current applicable rate must be checked against the correct office, locality and property category. For a property-specific calculation, identify the correct registration jurisdiction, locality, property category, area and any applicable road-related factors. If you already own property in Agra, its assessed value may also be relevant when considering financing. Bajaj Finance Loan Against Property involves separate legal, technical, valuation and repayment-capacity checks.

Source: Agra District Administration – Rate List of District Agra

Agra's circle rates were revised with effect from 18 August 2025, following an earlier revision in 2017. According to a report by Dainik Jagran, the revised rates included increases of 40% to 50% in urban areas, 25% to 30% in rural areas and 20% to 30% in agricultural areas. These are reported ranges for the respective property categories, not a uniform increase applicable to every locality or property.

Last updated: 29th October, 2026

The reported percentages describe changes across broad property categories. They do not establish the exact increase for an individual street, plot or building. 

For example, a property on a major urban road may have a different applicable rate from a property on an internal road. Commercial premises and agricultural land may also follow different valuation entries. If you are buying property, use the latest applicable circle-rate list to understand the government valuation benchmark. You still need property-specific information and comparable market prices to assess the asking price.

Source: Uttar Pradesh Stamp and Registration Department and Agra District Administration – Rate Lists.

Circle rates vary across Agra because properties differ in location, road access, land use, development characteristics and registration jurisdiction. For example, a property along a major road in central Agra may fall under a different rate category from a residential plot in an outlying area. Commercial properties may also have different valuation entries from residential properties in the same neighbourhood.

Last updated: 28th October, 2026

Consider two residential plots in Agra, each measuring 1,000 sq. ft. One is located along a main road. The other is situated on an internal road or falls under a different locality classification. Even though their areas match, their applicable circle rates may differ. Check the property's exact location and the relevant conditions in the official schedule before calculating its registration-related value.

Circle rates in Agra depend on the location and classification of the property and the valuation rules specified in the applicable schedule.

Last updated: 28th October, 2026

For example, a residential plot and a commercial property of the same area may have different applicable circle rates. Similarly, a property located on a major road may fall under a different rate category from a property on an internal road, depending on the official schedule. Do not select a rate based only on the property's postal address. Confirm the relevant locality, property category and other prescribed details.

Circle rate, market price, agreed transaction price and lender-assessed value represent different measures.

Last updated: 28th October, 2026

Suppose a seller asks Rs. 60 lakh for a residential property in Agra. The applicable circle-rate valuation may be lower or higher than the asking price. The buyer and seller may also negotiate a different transaction price. For registration-related calculations, the applicable rules determine the value on which stamp duty and registration charges are calculated. If the owner later offers the property as collateral, the lender assesses its value separately.

Therefore, do not assume that the circle rate automatically establishes the property's resale price or the amount you can borrow against it.

You can estimate a property's circle-rate value by multiplying its area by the applicable rate, provided the official schedule uses a straightforward area-based calculation for that property category.

The formula is: Indicative property value = Property area × Applicable circle rate per unit

Consider Radhika, aged 36, who is reviewing a residential plot measuring 1,000 sq. ft. in Agra.

Assume an illustrative circle rate of Rs. 4,000 per sq. ft. for this calculation.

1,000 × Rs. 4,000 = Rs. 40,00,000

The indicative value is Rs. 40 lakh.

Last updated: 28th October, 2026

Note: Rs. 4,000 per sq. ft. is an assumed input, not a verified circle rate for any particular Agra locality. The example explains the calculation. It does not establish the official valuation for Radhika's property. The actual calculation may require additional factors or a different valuation method specified in the applicable schedule. Confirm the official rate, measurement unit and property category before using the result for registration.

The area measurement and unit used in the official schedule affect the calculated property value. Property rates may be expressed using different units, such as square feet, square metres or other prescribed land-area measurements. You should use the unit specified in the applicable schedule and convert the property area correctly when necessary.

Consider a plot measuring 100 square metres.

Assume an illustrative rate of Rs. 5,000 per square metre.

100 × Rs. 5,000 = Rs. 5,00,000

Last updated: 28th October, 2026

Note: The assumed rate is for illustration only and is not a verified Agra circle rate. Before calculating the value, confirm the unit used in the official schedule. Do not multiply a square-foot measurement directly by a rate quoted per square metre. For a constructed property, check whether the applicable valuation method considers the land, building or both. Use the prescribed method rather than assuming that every property can be valued using a single area-based formula.

Residential and commercial properties may fall under different rate categories because their permitted uses and valuation characteristics differ.

Last updated: 28th October, 2026

A commercial property and a residential property of the same area do not necessarily have the same circle-rate valuation. Likewise, the applicable rate for agricultural land should not automatically be used to value a residential plot. Check the property's recorded and intended use, the applicable classification and the relevant official schedule before calculating the registration-related value.

You can assess an asking price by comparing similar properties, checking the applicable circle rate and considering the property's condition and legal status. Consider a buyer comparing three residential plots in the same general area. Each plot has a quoted price of Rs. 40 lakh, but their areas and locations differ.

Last updated: 28th October, 2026

All three prices and property details are illustrative.

Plot C has the lowest asking price per square foot, but you should also consider its access, permitted use, ownership documents and development suitability. Plot B provides more area than Plot A, but the difference in location and access may affect their relative values. Compare similar plots using the same measurement basis. Then check the applicable circle-rate schedule and verify the ownership records before paying an advance. A lower asking price per square foot does not necessarily mean that a property offers better value.

Circle rates can help you understand the government's prescribed property valuation benchmark. However, neither the circle rate nor the seller's asking price directly determines the amount sanctioned under a loan against property.

Bajaj Finance separately assesses the applicant and the property offered as collateral.

Last updated: October 2026

Consider Nikhil, aged 42, who owns a residential property in Agra. He earns Rs. 1.50 lakh per month and has a Credit Information Bureau (India) Limited (CIBIL) Score of 760. Nikhil estimates that his property is worth Rs. 80 lakh based on local asking prices. However, this estimate does not establish how much Bajaj Finance will sanction. Suppose Nikhil is considering borrowing Rs. 30 lakh at an illustrative annual interest rate of 10% for 10 years.

The standard equated monthly instalment (EMI) formula is: EMI = P × R × (1 + R)^N ÷ [(1 + R)^N − 1]

Where:

• P = Principal loan amount
• R = Monthly interest rate

• N = Total number of monthly instalments

  
  

For Nikhil:

• P = Rs. 30,00,000
• R = 10 ÷ 12 ÷ 100 = 0.008333
• N = 10 × 12 = 120 months

The approximate EMI is Rs. 39,645 per month.

Now compare this with a lower illustrative loan amount of Rs. 20 lakh, keeping the same rate and tenure.

Last updated: 28th October, 2026

Note: The rates, amounts and tenures are illustrative. They are not a Bajaj Finance loan offer or a statement of Nikhil's eligibility. Borrowing Rs. 10 lakh less would reduce Nikhil's monthly EMI by approximately Rs. 13,215 under these assumptions.

Bajaj Finance Loan Against Property is subject to eligible property assessment, borrower eligibility and applicable terms. You can review loan against property interest rates and use the loan against property EMI calculator to estimate repayment under different scenarios. If you are considering financing against your Bangalore property, check your loan against property eligibility with Bajaj Finance to explore your borrowing options.