What does a flat in Vasai-Virar really cost, all-in?
Expect to pay about 7.5% to 8% more than the agreement value for a ready flat, and about 9% to 12.5% more for one still under construction. That's 7% stamp duty, registration of up to ₹30,000 and, before completion, 1% or 5% GST. Society deposits, maintenance advance and legal fees come on top.
Checked October 2026 by the V9 Realty team. Estimates only; the builder's cost sheet and your advocate have the final word.
Three worked examples
These use the rates for the Vasai-Virar City Municipal Corporation area, which covers Naigaon, Vasai, Nalasopara and Virar.
₹40 lakh, 550 sq ft carpet, under construction
| Agreement value | ₹40,00,000 |
| Stamp duty (7%) | ₹2,80,000 |
| Registration (1%, capped at ₹30,000) | ₹30,000 |
| GST (1%, affordable housing) | ₹40,000 |
| Total before deposits and legal fees | ₹43,50,000 |
This flat counts as affordable housing for GST (carpet area up to 60 m², about 645 sq ft, and value up to ₹45 lakh), so GST is 1%, not 5%.
₹60 lakh, 700 sq ft carpet, under construction
| Agreement value | ₹60,00,000 |
| Stamp duty (7%) | ₹4,20,000 |
| Registration (1%, capped at ₹30,000) | ₹30,000 |
| GST (5%) | ₹3,00,000 |
| Total before deposits and legal fees | ₹67,50,000 |
The same ₹60 lakh flat, ready with Occupation Certificate
| Agreement value | ₹60,00,000 |
| Stamp duty (7%) | ₹4,20,000 |
| Registration (1%, capped at ₹30,000) | ₹30,000 |
| GST (ready home with OC: none) | ₹0 |
| Total before deposits and legal fees | ₹64,50,000 |
Buying the ready flat saves ₹3,00,000 in GST here, but compare that against the earlier possession date, rent saved and any price difference.
What is not in these numbers
- Society formation, share money and maintenance deposit, often collected at possession. Ask for the builder's full cost sheet.
- Parking, floor-rise and club charges, if they are not already inside the agreement value.
- Advocate's fees for checking title, and home-loan processing fees.
Women buying in their sole name get 1% off stamp duty in Maharashtra. Try your own numbers in the calculator.
Sources
- Department of Registration & Stamps, Maharashtra (IGR)
- CBIC: GST rates for services (construction of residential apartments)