Buyers budget for the flat price and get surprised by everything else. In Thane, the everything-else runs 7% to 9% of agreement value. Here is the full list.
Stamp duty
Thane falls under Thane Municipal Corporation, where stamp duty is 6% of agreement value or ready reckoner value, whichever is higher. That comprises 5% base duty plus 1% local body tax.
Women buyers get a 1% concession, bringing it to 5%. The concession applies when the property is registered in a woman's sole name or jointly with only women.
Registration charges
1% of agreement value, capped at ₹ 30,000. On anything above ₹ 30 lakh you pay the flat cap.
GST
- Under-construction property: 5% with no input tax credit.
- Ready property with occupancy certificate: nil.
- Affordable housing (under ₹ 45 lakh and within carpet-area limits): 1%.
- Commercial: 12% with input tax credit available.
That 5% is the single strongest argument for buying ready inventory, and it is routinely left out of comparisons between a ready flat and an under-construction one.
The charges nobody quotes upfront
- Society formation and share money: ₹ 15,000 to ₹ 30,000
- Legal and documentation: ₹ 25,000 to ₹ 60,000
- Advance maintenance: usually 12 to 24 months collected at possession
- Sinking fund / corpus: often ₹ 50 to ₹ 150 per sq.ft., a one-time charge
- Floor rise: ₹ 50 to ₹ 250 per sq.ft. per floor above a base level
- Preferred location charges: 2% to 5% for corner, park-facing or creek-facing units
- Infrastructure and development charges: varies, frequently ₹ 100 to ₹ 250 per sq.ft.
- MSEB, water and gas connection: ₹ 40,000 to ₹ 90,000
- Home loan processing: 0.25% to 0.50% of the sanctioned amount
Worked example: ₹ 1.5 Cr under-construction flat
| Item | Amount |
|---|---|
| Agreement value | ₹ 1,50,00,000 |
| Stamp duty at 6% | ₹ 9,00,000 |
| Registration (capped) | ₹ 30,000 |
| GST at 5% | ₹ 7,50,000 |
| Corpus at ₹ 100/sq.ft. on 900 sq.ft. | ₹ 90,000 |
| Legal and documentation | ₹ 45,000 |
| Society formation | ₹ 25,000 |
| Advance maintenance (18 months) | ₹ 72,000 |
| Utility connections | ₹ 65,000 |
| Loan processing (0.35% on ₹ 1.2 Cr) | ₹ 42,000 |
| Total outflow | ₹ 1,70,19,000 |
That is 13.5% above the headline price. Higher than the 7–9% rule of thumb because GST applies here — on ready inventory the same flat would total around ₹ 1.62 Cr.
What to do about it
Register in a woman's name where possible and save 1%. Compare ready and under-construction on total outflow rather than agreement value. And get the line-item working in writing from the developer before you pay the booking amount — we ask for it on every transaction we handle.
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