Property Registration in Bihar - Check Property Stamp Duty Charges in Bihar

Current rates for stamp duty and property registration charges in Bihar: Uniform across state: Total 7.7% for males (Stamp Duty 6%, Reg. 1.7%), total 6.7% for females (Stamp Duty 5%, Reg. 1.7%). Significant concession for women. Find out how to register property in Bihar and check land registry details easily. Get step-by-step guidance for a smooth registration process.
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2 min read
25 August 2025

Property registration in Bihar is a crucial step in any real estate deal, ensuring legal ownership and a smooth transaction. Understanding the property registration details of Bihar, such as the stamp duty and registration fees, is essential for a hassle-free process. In Bihar, the stamp duty rate is 6.3% for men and 5.7% for women, based on the property’s selling price, along with a registration fee of 2% of the market value.

When purchasing a property in Bihar, buyers need to account for certain compulsory costs in addition to the property’s price. These charges include stamp duty and registration fees, both of which form an important part of the legal process that transfers ownership and ensures the property is officially recorded with the state authorities.

The stamp duty rate in Bihar differs depending on the gender of the buyer. Male buyers are charged 6.3% of the property’s sale price, while women buyers benefit from a reduced rate of 5.7%. Besides stamp duty, buyers must also pay registration charges, usually set at 2% of the property’s market value.

To make the process easier, the Bihar government has introduced online payment facilities through the Bhumijankari portal, where stamp duty, registration charges, and market value rates can be checked and paid conveniently. Buyers must complete registration within four months of purchase to avoid penalties, ensuring a smooth and lawful transaction.

What is stamp duty in Bihar?

In Bihar, stamp duty and registration fees vary depending on factors such as gender and the type of property. For example, residential and commercial properties are subject to property taxes, while industrial properties are exempt.

Stamp duty and registration charges in Bihar

When buying property in Bihar, buyers need to pay extra costs over and above the purchase price, namely stamp duty and registration fees. These charges vary based on ownership type and buyer details. The following table gives a clear breakdown of current rates:

Ownership type

Stamp duty

Registration charge

Female

5.7%

1.9%

Male

6.3%

2.1%

Joint (Female + Female)

5.7%

2%

Joint (Male + Male)

6.3%

2%


In addition, the Mukhyamantri Bas Sthal Kray Yojana provides special relief where, for properties valued up to Rs. 60,000, no stamp duty or registration fee is applicable if the instrument is a sales deed.

Property registration in Bihar follows a computerised procedure under the Department of Stamp Duty and Registration. Buyers can make payments online through the OGRAS Bihar portal and also book appointments via the Bhumijankari portal for document submission at the sub-registrar’s office.

In April 2021, the state government launched upgraded registration software that connects sub-registrar offices with circle rate offices. This system ensures property registration and land mutation happen simultaneously, reducing delays and disputes. Once the buyer and seller submit all required forms, the registrar’s office forwards documents to the circle office automatically for mutation.

This reform is particularly beneficial for buyers acquiring property with existing jamabandi records, as it streamlines the registration and mutation process. By introducing digital platforms, the Bihar government aims to increase transparency, reduce fraud, and minimise land-related disputes, making property transactions far smoother for citizens.

Stamp duty and registration charges for different deeds in Bihar

Stamp duty and registration charges vary in Bihar, depending on the document type. For instance, the charges are different for a sale deed, gift deed, or lease. The table below outlines the rates based on deed type.

Deed type

Ownership/Transferee category

Stamp duty in Bihar

Registration charges

Sale deed / Conveyance deed

Male

6.3%

2.1%

Female

5.7%

1.9%

Joint (Male + Male)

6.3%

2%

Joint (Female + Female)

5.7%

2%

Joint (Male + Female)

6%

2%

Other cases

6%

2%

Gift deed

To close relatives

transfer from male to female 5.7 %

transfer from female to male 6.3 %

1.9%

2.1%

Other cases

6%

2%

Lease deed / Rent agreement

Up to 11 Months

1% of annual rent or Rs. 500 (whichever is less)

Rs. 1,000 (generally fixed)

More than 11 Months (up to 5 years)

6% of average annual rent

Rs. 1,000 (generally fixed)

More than 5 Years

8% of average annual rent

Rs. 1,000 (generally fixed)

Partition deed

For family partition

Rs. 100 (fixed)

Rs. 1,000 (fixed)

Power of Attorney

General Power of Attorney

Rs. 1,000 (fixed)

Rs. 1,000 (fixed)

Special Power of Attorney

Rs. 1,000 (fixed)

Rs. 1,000 (fixed)

Other common deeds (General)

Acknowledgement of a debt

Rs. 100

Rs. 1,000 (fixed)

Administration bond

Rs. 100

Rs. 1,000 (fixed)

Adoption deed

Rs. 100

Rs. 1,000 (fixed)

Affidavit

Rs. 100

Rs. 1,000 (fixed)

Cancellation instrument (excluding Will & Authority to Adopt)

Rs. 1,000

Rs. 1,000 (fixed)

Divorce deed

Rs. 250

Rs. 1,000 (fixed)

Partnership deed

2.5% of the capital

Rs. 1,000 (fixed)

 

How to calculate stamp duty in Bihar

Calculating stamp duty in Bihar is straightforward. You need to apply the applicable stamp duty and registration rates to the property’s market value.

Steps to calculate stamp duty and registration fees:

  • Find out the property’s value (sale price or market value).
  • Apply the stamp duty rate (6.3% for men, 5.7% for women).
  • Apply the registration fee rate (about 2%).
  • Add both amounts to know the total extra cost.

Example:

  • If a buyer purchases a flat worth Rs. 40 lakh in Patna:
  • Stamp duty at 6.3% = Rs. 2.52 lakh
  • Registration fee at 2.1% = Rs. 84,000
  • Total extra cost = Rs. 3.36 lakh payable during registration.

Online payment of stamp duty in Bihar (e-Stamp)

The Bihar government allows property buyers to pay stamp duty online, saving both time and effort. Payments can be made through the Bhumijankari portal (bhumijankari.bihar.gov.in) or the OGRAS portal (e-receipt.bihar.gov.in/brcs/).

Steps to pay online:

  • Visit the Bhumijankari or OGRAS website.
  • Select the e-Payment option from the homepage.
  • Login or register using your phone number or email.
  • Enter property details such as type, location, buyer-seller names, market value, and ID proofs.
  • The system will display the applicable stamp duty and registration charges.
  • Generate an e-challan or reference number for your payment.
  • Pay through UPI, debit/credit card, net banking, or other digital methods.
  • Once payment is complete, download the receipt and e-stamp certificate, which serve as proof of payment.

This facility makes the process more convenient and ensures quick, secure property registration.

Offline payment of stamp duty in Bihar

For those who prefer traditional methods, stamp duty in Bihar can also be paid offline. The main options are:

  • Purchase of stamp paper
    • Buyers can buy authorised stamp paper from licensed vendors.
    • The property agreement is written on this paper.
    • For high-value transactions, multiple papers may be required.
  • Franking method
    • Buyers can visit a bank or franking agent.
    • The official franking mark on documents confirms payment of stamp duty.
    • A small franking fee is charged, adjusted against the total cost.
  • Payment via bank or treasury
  • Go to a government-approved bank or treasury.
    • Fill in a challan form with buyer and property details.
    • Pay by cash, cheque, or demand draft.
    • Collect the stamped receipt, which must be preserved for property registration.

These offline options are useful for those who prefer in-person transactions or do not have easy digital access.

Tax benefits connected with stamp duty in Bihar

Property buyers in Bihar can also claim income tax benefits on stamp duty payments. Under Section 80C of the Income Tax Act, a deduction of up to Rs. 1.5 lakh is allowed for stamp duty expenses. To claim this benefit, the amount must be reported while filing the income tax return for the same financial year in which the duty was paid.

If the property is purchased jointly, each co-owner is eligible to claim the deduction individually in their ITR, provided the payment was made from their own income. This makes it a useful way to reduce overall tax liability.

When budgeting for your property purchase in Bihar, it's essential to consider not just stamp duty but also your financing options. If you're planning to buy a home, securing the right home loan can make your dream property more affordable. Check your eligibility for a home loan from Bajaj Finserv to explore competitive rates starting from 7.45%* p.a. You may already be eligible, find out by entering your mobile number and OTP.

Stamp duty in Bihar - List of documents

To complete property registration in Bihar, the following documents are required:

  • A photocopy of the sale deed.
  • Copies of PAN cards of both buyer and seller.
  • A land or plot map.
  • No Objection Certificate (NOC), if required for the property.
  • Copy of e-stamp paper confirming stamp duty payment.
  • Valid identity proofs (Aadhaar Card, Passport, Voter ID, etc.).
  • Passport-sized photographs of buyer and seller.

Keeping these documents ready ensures the registration process goes smoothly without delays or rejections.

Rules and acts responsible for stamp duty in Bihar

Property transactions in Bihar are governed by several rules and legislations to ensure transparency and prevent disputes. According to the Registration Act, 1908, buyers must register title deeds with the sub-registrar. In Bihar, this process is further regulated under the Bihar Registration Rules (1937 and updated in 2008), which mandate that property registration should be completed within four months of purchase.

The key rules and acts governing stamp duty and property registration in Bihar include:

  • The Indian Stamp Act, 1899
  • The Bihar Stamp Rules, 1954
  • The Bihar Instrument Valuation Rules, 1991
  • The Bihar Stamps (Prevention of Undervaluation of Instruments) Rules, 1995 & 2006
  • The Indian Registration Act, 1908
  • The Bihar Registration Rules, 1937/2008
  • The Special Marriage Act, 1954
  • The Indian Christian Marriage Act, 1872
  • The Parsi Marriage and Divorce Act, 1936
  • The Kazi Rules, 1880
  • The Birth, Death & Marriage Act, 1886
  • The Indian Society Act, 1932

These frameworks ensure that property ownership records remain accurate, prevent undervaluation, and protect the interests of buyers and sellers.

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Steps for property registration in Bihar

Registering property in Bihar involves a legal process to ensure the transfer of property ownership is properly recorded. Here's a step-by-step guide on how to register property in Bihar:

Here is the step-by-step process of property registration in Bihar:

  1. Property verification: Confirm property ownership and resolve any disputes.
  2. Stamp duty payment: Calculate and pay stamp duty based on property value.
  3. Document preparation: Create sale or gift deed on stamp paper.
  4. Visit sub-registrar office: Go to the local office where property is located.
  5. Document submission: Submit property documents with IDs, photos, and proofs.
  6. Verification and fees: Verify documents and pay registration fees.
  7. Photographs and thumbprints: Parties and witnesses provide thumbprints and photos.
  8. Registration: Sub-Registrar records details and seals documents.
  9. Certified copy: Obtain a certified sale deed copy.
  10. Post-registration: Update property records with authorities.
  11. Capital gains tax: Pay if applicable.
  12. Mutation: Apply for property mutation with the municipal office.
  13. Legal assistance: Consider legal help for a smooth process.

Consult local authorities for specific requirements and guidance during property registration.

Why property registration is essential?

Property registration is essential because it legally establishes ownership and protects against potential disputes. By registering property, buyers secure legal recognition, which prevents claims by other parties. This process also creates a public record that verifies the transfer and details of ownership, offering transparency and reducing fraud risks. Additionally, registered properties are essential for availing financial services, such as home loans, as banks require proof of ownership. Property registration ensures security and peace of mind, safeguarding an individual’s investment in the long term.

Once your property is registered, you'll have the legal documentation needed to apply for various financial services. If you're considering purchasing a home in Bihar and need financing, exploring your loan options early can help you plan better. Check your loan offers with Bajaj Finserv to discover home loan solutions that fit your budget and requirements. You may already be eligible, find out by entering your mobile number and OTP.

Stamp duty and registration fees payment process in Bihar

Here is the process of paying stamp duty and registration fees in Bihar in bullet points:

  • Calculate stamp duty: Determine the stamp duty amount based on property details.
  • Payment methods: Choose from various payment modes like cash, demand draft, or online.
  • Authorised banks: Visit authorized banks or use the government portal for payment.
  • Online payment: Pay securely through the official government portal online.
  • Receipt collection: After successful payment, obtain a receipt, a crucial document for registration.

Documents required for property/ land registration in Bihar

  1. Encumbrance Certificate
  2. Identity Proof (Buyer and Seller)
  3. Address Proof (Buyer and Seller)
  4. PAN Card (Buyer and Seller)
  5. Passport Size Photographs (Buyer and Seller)
  6. Property Valuation Certificate
  7. Property Tax Payment Receipts
  8. No Objection Certificate (If applicable)
  9. Affidavit
  10. Possession Certificate
  11. Approved Building Plan (For constructed property)
  12. Stamp Duty and Registration Fee Payment Receipts
  13. Previous Property Tax Payment Receipts
  14. Agreement to Sell (if applicable)

Please note that document requirements may vary depending on the property type and location, so consult local authorities or legal advisors for specific details.

Factors affecting stamp duty and registration charges in Bihar

When applying for a home loan in Bihar, it's important to take into account several factors that can affect stamp duty charges. These costs can have a significant impact on the overall affordability of your property purchase and should be factored into your financial planning and budgeting.

  1. Property value: The value of the property directly influences the amount of stamp duty. Higher-priced properties generally incur higher stamp duty charges.
  2. Property location: Stamp duty rates can vary by state and, at times, by city or district within a state.
  3. Property type: Different rates may apply depending on whether the property is residential, commercial, or industrial.
  4. Buyer’s gender: Some states, including Bihar, offer lower stamp duty rates for women to encourage female property ownership.
  5. Property age: The age of the property may impact the stamp duty, as newer properties might attract different rates compared to older ones.
  6. Urban vs. rural areas: Stamp duty rates can differ for properties located in urban and rural areas.
  7. Transaction type: The nature of the transaction, whether it’s a sale, gift, or lease, may influence the applicable stamp duty rate.
  8. Built-up area: In some cases, the size of the constructed area can also affect the stamp duty charges.

Understanding these cost factors is crucial for proper financial planning when buying property in Bihar. With stamp duty and registration fees adding significantly to your property purchase cost, having adequate financing becomes even more important. Check your eligibility for a home loan from Bajaj Finserv to ensure you have sufficient funds to cover both the property price and associated charges. You may already be eligible, find out by entering your mobile number and OTP.

Eligibility for property registration in Bihar

To register property in Bihar, the applicant must be an Indian citizen and at least 18 years old. The property should be free from legal disputes and encumbrances. Required documents include proof of identity (Aadhaar, PAN card), proof of address, and the sale deed. The property must be registered at the Sub-Registrar’s office in the jurisdiction where the property is located. Stamp duty and registration fees must be paid, and the property should comply with local zoning laws. Both the buyer and seller need to be present during registration, along with two witnesses.

Property registration Bihar - How to get land related information

To get land-related information in Bihar, visit the Bihar Bhumi website. You can access details about land records Bihar, mutation status, and other property-related information. Enter the required details such as district, circle, and land type to retrieve the information. Alternatively, you can visit the local circle office or sub-registrar’s office for assistance. Ensure you have necessary documents like the land deed and proof of identity. 

How to prepare registration documents in Bihar

To prepare property registration documents in Bihar:

  1. Draft the Sale Deed with legal assistance
  2. Collect property and ownership details
  3. Specify sale details and parties' information
  4. Address property's legal status and tax information
  5. Include an affidavit and NOC (if needed)
  6. Calculate and pay stamp duty and registration fees
  7. Affix photographs and signatures
  8. Verify the document's accuracy
  9. Visit the Sub-Registrar's Office with all documents
  10. Complete the registration process
  11. Collect a certified copy of the registered sale deed as proof of ownership

Property registration in Bihar involves a systematic process that requires careful attention to detail. You can ensure a legally valid property transaction by understanding the steps involved, calculating stamp duty accurately, and following the proper payment process. It is recommended to seek legal advice and guidance to navigate through the complexities of property registration in Bihar.

What is the step-wise guide to register land/ property in Bihar?

Here's a simplified step-by-step guide to register land or property in Bihar:

  1. Verify property details for accuracy
  2. Create a sale deed document with legal assistance
  3. Gather required documents
  4. Visit the local Sub-Registrar's Office
  5. Submit documents for verification
  6. Pay stamp duty and registration fees
  7. Affix photographs and signatures
  8. Review documents for accuracy
  9. Complete the registration process
  10. Obtain a certified copy of the registered sale deed
  11. Update property records with local authorities if necessary

How to Check Bihar land registry details online?

To access land registry details for Bihar, follow these steps:

  1. Go to Bihar Bhumi to begin your search.
  2. Choose the district, circle, and village for the land you’re inquiring about.
  3. Input either the Khata or Khesra number to locate specific land records.
  4. The site will display the land registry details, including ownership and property history.

This online method offers quick, easy access to Bihar’s land records, aiding in transparency and efficient verification.

Conclusion

In summary, property buyers in Bihar must pay both stamp duty and registration charges to legally transfer ownership. The charges differ by gender: 5.7% for women and 6.3% for men, with registration fees adding about 2% of property value. For rental agreements, the stamp duty is 1% of rent value.

The state government has simplified the process with online services available through the Bhumijankari portal, where buyers can check Minimum Value Register (MVR) rates, calculate payable charges, and complete registration. Timely payment and registration are essential to avoid penalties and ensure the transaction is legally recognised.

Now that you understand the complete property registration process in Bihar, including all associated costs, you can make informed decisions about your home purchase. If you need financial assistance to buy your dream home in Bihar, exploring home loan options can help turn your property goals into reality. Check your loan offers with a home loan from Bajaj Finserv for competitive interest rates and flexible repayment options. You may already be eligible, find out by entering your mobile number and OTP.

Check other state stamp duty and registration charges

Stamp Duty in Andhra Pradesh

Stamp Duty in Madhya Pradesh

Stamp Duty in Uttarakhand

Stamp Duty in Chhattisgarh

Stamp Duty in Odisha

Stamp Duty in West Bengal

Stamp Duty in Gujarat

Stamp Duty in Punjab

Stamp Duty in Uttar Pradesh

Stamp Duty in Haryana

Stamp Duty in Rajasthan

Stamp Duty in Jharkhand

Stamp Duty in Karnataka

Stamp Duty in Tamil Nadu

Stamp Duty in Assam

Stamp Duty in Kerala

Stamp Duty in Telangana

 


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Frequently asked questions

How to check Minimum Value Register (MVR) rate in Bihar?

To check the MVR rate in Bihar, visit the Department of Registration’s official website. From the ‘Citizen Services’ section, select the MVR/Property Valuation option. Enter the property type and location details to view rates applicable to your property. For clarity or doubts, you may also consult local registration authorities or a property consultant.

How to search property by party name?

To search property records using a party name, you can visit the Sub-Registry Office or the Department of Revenue and Land Reforms in the property’s district. Submit an application with the required details, pay the fee, and staff will assist in locating the records. Online search tools on the department’s website also allow remote searches by name.

How to search property by deed?

For deed-based property searches, visit the relevant land registry or recorder’s office where records are maintained. Provide the property’s address or survey number to help staff locate the deed. These records show ownership, legal description, and encumbrances. Copies can be requested by paying fees. Some districts also offer online search facilities for easier access.

How to check property registration online in Bihar?

Visit the Bihar Registration Department’s website. Enter details like district, circle, and property type to access registration information. You can also use the Bihar Bhumi portal for land records.

What are the documents required for land registration in Bihar?

Required documents include proof of identity (Aadhaar, PAN card), proof of address, sale deed, and property tax receipts. Both buyer and seller must provide these documents.

What is Section 25 of the Bihar Registration Act?

Section 25 mandates that documents related to property transactions must be presented for registration within four months from the date of execution. Failure to do so may result in penalties.

What are the tax benefits on property registration Bihar?

Tax benefits include deductions on stamp duty and registration fees under Section 80C of the Income Tax Act, up to a specified limit. These benefits are available for both residential and commercial properties.

How to register property online in Bihar?

To register property online in Bihar, visit the Bihar Bhumi website (biharbhumi.bihar.gov.in). Start the Dakhil Kharij (mutation) process, upload necessary documents such as the sale deed and ID proofs, and pay the charges using the online payment gateway. Once verified, the property registration will be completed digitally through the portal, without needing multiple physical visits.

The digital registration process in Bihar has made property transactions much more convenient. If you're planning to buy a new property and register it online, having your financing sorted beforehand can streamline the entire process. Check your eligibility for a home loan from Bajaj Finserv to secure pre-approved financing before you begin your property search. You may already be eligible, find out by entering your mobile number and OTP

What are the registration charges for property in Bihar?

Property registration in Bihar includes both stamp duty and a registration fee. Men generally pay 6.3% stamp duty, women 5.7%, while the registration fee is about 2% of the property’s value. These rates vary slightly with ownership type. Buyers can check the exact cost on the Bhumijankari portal or by consulting local registration offices.

With registration charges adding up to 8-9% of your property's value in Bihar, it's important to factor these costs into your home buying budget. If you need additional financing to cover both the property price and registration expenses, a home loan can provide the necessary funds. Check your loan offers with Bajaj Finserv for home loans that can cover your complete property purchase requirements. You may already be eligible, find out by entering your mobile number and OTP.

What is the last date for land registry in Bihar?

The Bihar government has extended the deadline for completing the statewide land survey from July 2026 to December 2026. This survey ensures proper land records and minimises disputes. While property registration itself must still be done within four months of purchase, the extended deadline applies to the large-scale land record updating project across the state.

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