UP Property Rates to Now Depend on Location: 10 Key Factors That Will Determine Circle Rates

Lucknow: Homebuyers and landowners in Uttar Pradesh have a new reason to take note—property circle rates will now be determined based on the location of the land. Plots closer to main roads will carry higher rates, while those farther away will be priced lower. The Stamp and Registration Department has implemented a uniform standard for calculating circle rates across the state, making the process more transparent and reflective of actual land utility.

End of Old System
Earlier, circle rates were divided into 14 categories, with interpretations varying from district to district. The new system simplifies this to 15 universal categories, which will be applicable across all districts. A software tool is also being developed so citizens can easily calculate their property value online by entering land details.

Category-Based Pricing
The new rates differentiate between agricultural, non-agricultural, and commercial plots. Land adjacent to roads will have higher valuations, and rates will also vary depending on the type of construction or usage, including residential, commercial, hotels, hospitals, petrol pumps, cinemas, coaching centers, and more.

Key Changes Introduced

• Depreciation of 20–50% based on building age
• Tree valuation based on age, type, and boundary
• Different rates for agricultural and non-agricultural plots under the same survey number

10 Key Factors That Will Determine Circle Rates

1. Plots adjacent to multiple roads will get an additional 10% over the main road rate
2. Plots near parks will get 10–20% extra over the main road rate
3. Commercial constructions will be priced 20% higher
4. Industrial constructions will be priced 20% lower
5. Rates will be calculated based on 50–25% proportionate assessment
6. Industrial land rates will be 30% lower than non-agricultural land
7. Brick kiln lands will be 25% higher than agricultural rates
8. Multi-storey flats will be valued based on land + construction rate
9. Facilities like clubs, gyms, swimming pools will have separate valuation
10. Rates will vary based on road type and width (khadar, link road, district road, state highway, national highway, expressway; 3 meters to 30+ meters wide)

Impact of the Changes
Urban, semi-urban, and rural areas will have separate classifications. According to the minister, this move is expected to eliminate unnecessary court disputes and property valuation conflicts.