Quick answer: On a luxury flat in Mumbai you pay stamp duty of 6% (5% if a woman buys in her own name), a registration fee of ₹30,000 (the maximum), and GST of 5% if the home is under construction. On the ₹29 Cr* starting price of Godrej Bandra Bay, that is roughly ₹3.19 Cr in government charges – a total of about ₹32.2 Cr before parking and other developer charges. Always ask for a written cost sheet for your exact unit.
Last updated: 16 October 2026. Rates as reported for Mumbai in 2026. Tax rates can change – confirm them on the official IGR Maharashtra and GST websites, or with your lawyer or chartered accountant. Details marked * are indicative and can change.
The headline price of a home is never the full cost. For a large home like a 4 BHK of approx. 2,900–3,500 sq ft* at Godrej Bandra Bay in Bandra West, taxes and charges add up to crores. This guide explains each charge, shows a worked example on the ₹29 Cr* starting price and lists what to ask the developer.
Total Cost of a ₹29 Cr* Home at a Glance
| Charge | Rate (Mumbai, 2026) | On ₹29 Cr* (approx.) |
|---|---|---|
| Base price (agreement value) | – | ₹29 Cr* |
| Stamp duty (incl. 1% metro cess) | 6% (5% for a woman buying alone) | ₹1.74 Cr (₹1.45 Cr) |
| Registration fee | 1%, capped at ₹30,000 | ₹30,000 |
| GST (under-construction home) | 5%, without input tax credit | ₹1.45 Cr |
| Total before other charges | approx. ₹32.2 Cr (₹31.9 Cr for a woman buying alone) | |
| Parking, maintenance, club and other charges | As per developer’s cost sheet | Not published yet |
Illustration only, using the ₹29 Cr* starting price. Stamp duty is charged on the higher of the agreement value or the ready reckoner value. GST applies only to amounts paid before the completion certificate. Your figures will depend on your unit and the official cost sheet.
Stamp Duty in Mumbai: 6% (5% for Women)
Stamp duty is a state tax you pay to the Maharashtra government to make your purchase legally valid. In Mumbai the rate for a residential flat is 6% of the property value, which already includes the 1% metro cess.
Deciding whose name the flat should be in? See our guide to buying a flat jointly with your spouse or family.
Which value is used?
Stamp duty is charged on the agreement value or the government’s ready reckoner value for that location, whichever is higher. For a new luxury project, the agreement value is usually the higher of the two.
The concession for women
A woman buying a home in her own name pays 1% less – 5% instead of 6%. On ₹29 Cr*, that saves about ₹29 lakh. Joint purchases with a male co-owner usually do not get the same benefit, so check with your lawyer how ownership should be structured.
When you pay it
In Maharashtra, stamp duty is paid when the agreement for sale is signed and registered – not at possession. For a pre-launch home this means a large payment early on, on top of the developer’s booking instalments.
Registration Fee: ₹30,000
The registration fee is 1% of the property value, capped at ₹30,000. Any home above ₹30 lakh pays the full ₹30,000, so for a luxury flat it is a fixed, small amount. The agreement is registered at the sub-registrar’s office (many steps can now be started online), and the buyer and developer’s representative must complete the registration process.
GST on an Under-Construction Flat: 5%
GST applies when you buy a home that is still under construction. For homes outside the affordable category – which includes every home at Godrej Bandra Bay – the rate is 5% without input tax credit. It is charged on each payment you make to the developer before the project receives its completion or occupancy certificate.
- No GST on ready homes: a flat sold after the completion/occupancy certificate, or a resale flat, does not attract GST.
- Ask what the price includes: the ₹29 Cr* shown on our site is the base price, without taxes. Ask the developer whether a quoted price is “plus GST” or “all inclusive”.
- GST on other charges: some developer charges, such as maintenance, may carry GST at a different rate – check the cost sheet line by line.
TDS: 1% Deducted by the Buyer
When you buy a property worth ₹50 lakh or more, you must deduct 1% TDS (tax deducted at source) from each payment to the developer and deposit it with the Income Tax Department online. It is not an extra cost – it is part of the price, paid to the government on the developer’s behalf – but missing it can lead to interest and penalties. Your chartered accountant or bank can help you file it.
Update for 2026: from 1 April 2026 this TDS falls under section 393(1) of the new Income-tax Act, 2025, and is filed through Form 141, which replaced Form 26QB. Our TDS guide explains each step, joint buyers and buying from an NRI.
Other Charges to Ask About
These are set by the developer and are not yet published for Godrej Bandra Bay. Ask for each one in writing:
- Car parking – how many slots come with the unit, and the cost of extra slots
- Floor rise and view or preferential location charges
- Advance maintenance and a sinking or corpus fund deposit
- Society formation, legal and documentation charges
- Club membership and amenity charges
- Electricity, water and gas connection charges
Our Godrej Bandra West price guide explains what the ₹29 Cr* starting price covers, and the booking checklist lists the documents to ask for.
After purchase, there are yearly costs too – see maintenance charges and running costs of a luxury flat in Mumbai.
How to Plan the Money: Own Funds vs Loan
Stamp duty and registration cannot be financed by a home loan for homes above ₹10 lakh, and banks lend at most 75% of the property value. So on a ₹29 Cr* home your own funds need to cover at least about ₹7.25 Cr plus about ₹1.74 Cr of stamp duty, the registration fee and other charges. GST is paid along with each instalment. Our home loan guide for luxury flats in Mumbai explains how the loan side works.
Buying from abroad? The NRI guide to buying in Bandra West covers how NRIs pay these charges through Indian bank accounts.
Selling your current home to pay for the new one? Read capital gains and Section 54 basics before you time the sale.
Ways to Keep Costs Under Control
- Get the cost sheet first – for your exact unit, with every charge and tax listed.
- Compare “base” and “all-inclusive” quotes – make sure you are comparing the same thing across projects.
- Plan ownership early – a woman buying in her own name pays 1% less stamp duty, but ownership affects tax and inheritance too. Take advice.
- Check the timeline – GST applies only to payments made before completion, so the payment plan affects the total.
- Verify the project – make sure it is MahaRERA registered before paying; see our Godrej Bandra Bay RERA guide.
To compare these costs with other homes in the area, see Bandra Reclamation property prices.
Stamp Duty and Total Cost: Key Takeaways
- Stamp duty in Mumbai: 6% (5% for a woman buying alone), on the higher of agreement or ready reckoner value.
- Registration fee: 1%, capped at ₹30,000.
- GST: 5% on under-construction homes; none on ready or resale homes.
- On ₹29 Cr*: about ₹3.19 Cr in government charges – roughly ₹32.2 Cr before other developer charges.
- Stamp duty is paid at agreement registration and cannot be covered by a home loan.
For every project detail in one place, read the complete Godrej Bandra Reclamation guide or visit the Godrej Bandra Reclamation project page. Buyers comparing projects in the same area also look at Adani Bandra Reclamation, and another summary of this project is on the Godrej Bandra Reclamation property page.
Want the official cost sheet for a specific unit? Send an enquiry and we will share it as soon as it is released.
Frequently Asked Questions
What is the stamp duty on a flat in Mumbai in 2026?
Stamp duty on a residential flat in Mumbai is 6% of the property value, including the 1% metro cess. A woman buying in her own name pays 5%. It is charged on the agreement value or the government ready reckoner value, whichever is higher.
What are the registration charges in Mumbai?
The registration fee is 1% of the property value, capped at ₹30,000. For any luxury flat, including a home at Godrej Bandra Bay, you pay the ₹30,000 maximum.
Is GST charged on a flat at Godrej Bandra Bay?
GST applies to homes bought while they are under construction. For a non-affordable home like a 4 BHK at Godrej Bandra Bay, the GST rate is 5% (without input tax credit). Ask whether the ₹29 Cr* starting price includes GST – on our site it is shown as the base price, without taxes.
What is the total cost of a ₹29 Cr* flat at Godrej Bandra Bay?
As an illustration, stamp duty (6%) is about ₹1.74 Cr, registration ₹30,000 and GST (5%) about ₹1.45 Cr, so government charges alone add roughly ₹3.19 Cr – about ₹32.2 Cr in total before parking and other developer charges. Your actual figure depends on your unit and the cost sheet.
Do women get a stamp duty concession in Mumbai?
Yes. A woman buying a home in her own name pays 1% less stamp duty – 5% instead of 6% in Mumbai. Joint purchases with a male co-owner usually do not get the same benefit, so confirm your case with a lawyer before signing.
When is stamp duty paid on an under-construction flat in Maharashtra?
In Maharashtra, stamp duty is paid when the agreement for sale is signed and registered – not at possession. So for a pre-launch or under-construction home, plan for it early in the payment schedule.
Can a home loan cover stamp duty and GST?
Stamp duty and registration cannot be included in the loan for homes above ₹10 lakh – you pay them from your own funds. See our home loan guide for what banks will and will not finance.
*Prices, sizes and other details are indicative and subject to change. Tax rates are as reported for 2026 and can change. This article is general information, not legal or tax advice. Please verify all details with the developer, the official IGR Maharashtra and GST websites, and a qualified lawyer or chartered accountant before making any decision.
Comments