Circle Rate in Kolkata: Area-Wise Guide

Arbor Realty
1 day ago
4 min read

If you're planning to buy or sell property in Kolkata, one term you should know is the circle rate. This is the minimum price set by the government for property registration. Whether it’s land, a flat, or a commercial shop, you can’t register a property below this rate.

In this article on circle rate in Kolkata, we’ll explain what circle rate means, what affects it, how much it is in different parts of Kolkata in 2025, and how you can check it online.

What is Circle Rate?

The circle rate (also known as guidance value or ready reckoner rate) is the minimum value at which a property can be registered during a transaction. It is fixed by the state government based on factors like location, type of property (residential property or commercial property), and local infrastructure.

In West Bengal, including Kolkata, these rates are periodically revised by the Inspector General of Registration (IGR) and vary from one locality to another. These rates are not arbitrary; they represent the official land or property valuation in Kolkata for taxation and registration purposes.

Factors Affecting Circle Rate in Kolkata

The circle rate in Kolkata is influenced by:

Location: Properties in central areas like Alipore or Salt Lake have higher circle rates than properties on the outskirts.
Type of property: Rates differ for residential flats, plots of land, and commercial buildings.
Age of the building: New buildings usually have higher rates than old ones.
Facilities: Homes in gated communities with lifts, parking, and security tend to have higher values.
Upcoming projects: If a metro station or flyover is being built nearby, rates in that area can go up.
Government policies: During COVID-19, the government gave discounts on circle rates, but those were removed in 2024.

Why Circle Rates Matter

Circle rates are critical for several reasons:

1. Property Registration & Stamp Duty

The stamp duty and registration charges are calculated based on the circle rate or the market rate, whichever is higher. Undervaluing a property below the circle rate is not legally permissible.

2. Home Loans

Banks consider the circle rate during property appraisal. If your purchase price is below the circle rate, it might affect the loan-to-value (LTV) ratio and eligibility.

3. Taxation & Legal Documentation

The circle rate serves as a benchmark for calculating capital gains tax and other legal assessments during buying or selling.

Area-Wise Circle Rates in Kolkata (2025 Update)

Here's a glance at the circle rate in Kolkata by locality. These rates are indicative for 2025 and may vary depending on the specific street, road width, and plot size:

Central Kolkata

Esplanade: ₹9,000 – ₹11,000/sq. ft
Park Street: ₹10,000 – ₹12,500/sq. ft
Camac Street: ₹10,000 – ₹13,000/sq. ft

South Kolkata

Garia: ₹4,500 – ₹6,000/sq. ft
Tollygunge: ₹5,000 – ₹6,500/sq. ft
Jadavpur: ₹5,000 – ₹6,800/sq. ft

North Kolkata

Dum Dum: ₹4,200 – ₹5,500/sq. ft
Shyambazar: ₹5,000 – ₹6,200/sq. ft
Bagbazar: ₹5,500 – ₹7,000/sq. ft

East Kolkata

Salt Lake (Bidhannagar): ₹6,500 – ₹9,000/sq. ft
New Town: ₹5,500 – ₹8,500/sq. ft
Rajarhat: ₹4,500 – ₹7,000/sq. ft

Suburban/Outskirts Areas

Barasat: ₹2,500 – ₹4,000/sq. ft
Madhyamgram: ₹2,800 – ₹4,200/sq. ft
Sonarpur: ₹2,500 – ₹3,800/sq. ft

Note: These are estimated rates for 2025 and should be cross-verified from the official circle rate list provided by the West Bengal Registration Department.

How to Find Circle Rates in Kolkata Online

To find the most accurate and recent circle rate list, follow this step-by-step guide:

Step 1:

Visit the official West Bengal Registration Department Portal.

Step 2:

Click on “Market Value of Land” or “Market Value of Flat/House” under the Market

Value section.

Step 3:

You have to select the:

District (e.g., Kolkata)
Police Station (e.g., Bhowanipore, Rajarhat)
Locality/Mouza
Road Width
Property Type (residential/commercial)

Step 4:

Click Display Market Value to get the latest circle rate for your selected area.

This tool also serves as a property valuation calculator for Kolkata, helping users assess stamp duty and registration costs in real-time.

Tips for Property Buyers and Sellers

Always verify the current circle rate of the area before finalizing any transaction.
Use the official portal or consult a real estate advisor to understand both the circle and market rates.
Ensure the sale deed mentions the correct value to avoid disputes or penalties.
For bulk property or investment deals, understanding the circle rate can help in negotiation and financial planning.
In case of discrepancies, seek a legal opinion before proceeding with property registration.

Conclusion

Knowing the circle rate in Kolkata is very important when buying or selling a property. It tells you the minimum value set by the government for registering a property, which is used to calculate stamp duty and registration charges. Even if you buy a property at a lower price, the government will charge fees based on the circle rate if it's higher. This helps prevent underreporting of property prices and ensures fair taxation.

Since circle rates are different for each area and even for nearby streets, it’s important to check the exact rate for your location before making any property decision. You can easily find it online through the official government website. By understanding the circle rate, you can plan your budget better, avoid legal issues, and make smarter property investments in Kolkata.

Frequently Asked Questions

Q1. Is the circle rate the same as the market rate in Kolkata?

No. The circle rate is the government-fixed minimum value for registration, while the market rate is the price agreed between buyer and seller, which can be higher.

Q2. Where can I find the latest circle rate in Kolkata?

You can find it on the official website: wbregistration.gov.in

Q3. Does the circle rate change every year?

The West Bengal government reviews and may update circle rates periodically, often annually or based on market trends.

Q4. How is stamp duty calculated in Kolkata?

Stamp duty is calculated as a percentage of the transaction value, which cannot be lower than the circle rate.

Q5. Can I register a property below the circle rate?

No, properties cannot be legally registered below the circle rate in Kolkata.