Every other property calculator shows stamp duty.
This one shows you what you'll actually pay.
Stamp duty, registration, MODT, GST, brokerage, society transfer, IFMS, parking, club membership, the sub-registrar's documentation desk — every line that turns the sticker price into the cheque you actually write.
— True deployment
You will actually deploy
₹ 88.5 L
Sticker price
₹ 80.0 L
Gap above sticker
+₹ 8.5 L
Gap %
10.6%
TDS @ 1% is shown in the breakdown as ₹ 80K, but excluded from deployment because it is a transit cash-flow line when correctly deducted from seller payment.
▶Government & Registration₹ 5.9 L
- Stamp duty6.00% on the higher of agreement value or circle rate₹ 4.8 L
- Registration fee1.00% of stamp duty base, capped at ₹ 30,000₹ 30K
- TDS @ 1% (cash-flow item)Buyer deducts 1% from seller payment and remits it to the government. Economically net-zero when handled correctly.₹ 80K
▶Loan-related₹ 92K
- MODT stamp duty0.30% of loan, capped at ₹ 25,000₹ 18K
- MODT registration1.00% of loan, capped at ₹ 30,000₹ 30K
- Processing fee (+18% GST)0.50% × loan × 1.18₹ 35K
- Loan agreement stampNominal state-dependent stamp line₹ 500
- CERSAI registrationFixed mortgage security registration charge₹ 100
- Bank legal & valuationTypical bank-side valuation and legal review estimate₹ 8K
▶Brokerage & Legal₹ 1.4 L
- Brokerage (+18% GST)1.00% × property value × 1.18₹ 94K
- Legal & due diligenceTitle check, draft review, and transaction coordination estimate₹ 50K
▶Resale ancillaries₹ 85K
- Society transfer chargesSociety bye-law dependent; verify before signing₹ 25K
- Maintenance deposit12 months × ₹ 5,000₹ 60K
▶Documentation & Utilities₹ 21K
- Utility transfersElectricity, water, gas transfer estimate₹ 10K
- Move-in chargesSociety or gated-community move-in estimate₹ 5K
- Notary and affidavitsDocument execution estimate₹ 3K
- Certified copiesSub-registrar copies and extracts₹ 2K
- Encumbrance certificateTypical certificate/search charge estimate₹ 1K
— What the breakdown says
3 observations worth checking.
- 01The gap above stickerOn a ₹ 80.0 L sticker price, the model adds ₹ 8.5 L, or 10.6% beyond the headline number. Indian ready/resale transactions often land around 12-20%. That is below the usual range, so check whether a line item is missing.
- 02The state layer mattersGovernment-facing costs are ₹ 5.9 L, about 7.4% of property value. Base stamp duty in municipal corporation areas. A 1% metro cess applies in Mumbai, Pune, Thane, and Nagpur municipal limits. Stamp duty is calculated on the higher of agreement value or ready-reckoner value.
- 03Loan costs are separate from the loanLoan-side charges add ₹ 92K. MODT, processing fees, CERSAI, bank legal, and bundled insurance often get discovered after sanction unless they are budgeted upfront.
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— Ready When You Are
Knowing the number is one thing.
Building around it is another.
If your gap looks tighter than your budget and you want to talk through structuring options or financing alternatives, book a 30-minute review.
Book a Review →This tool is provided for illustrative purposes only. Outputs are projections based on your inputs and fixed default modeling assumptions. Stamp duty, registration, MODT, GST, and local charges change by state and transaction type.
Verify all rates with your state stamps department, sub-registrar, lender, builder, society, CA, or property lawyer before committing to a transaction. This tool is not investment, tax, or legal advice.
Driftstone Associates LLP | LLPIN: ACM-0105 | AMFI Registered Mutual Fund Distributor (ARN: [XXXXXX]). Driftstone is not registered as an Investment Adviser under the SEBI (Investment Advisers) Regulations, 2013. Mutual fund investments are subject to market risks. Read all scheme-related documents carefully before investing.