Mugispur circle rate: land, plot and commercial rates
मुगीसपुर
For registry purposes, land in Mugispur (मुगीसपुर) in Bikapur tehsil is valued from ₹8,000 per sq m. That is the floor; the actual sale price can be higher, but stamp duty is never charged on less.
BikapurDevelopingSerial 265 · V-code 1265
Circle rates
It is listed as a developing village (विकासशील), a rural village the district expects to urbanise. Small agricultural plots here are valued higher than the base rate (see the rules below).
Road width matters here. A plot on a road 9 to 18 metres wide is valued at ₹10,000 per sq m, and one on a road wider than 18 metres at ₹13,000, 62% above the narrow-road rate.
That is 60% above the median for Bikapur tehsil (₹5,000), ranked 12 of 351 for the base plot rate, where rates run from ₹5,000 to ₹12,000.
Land · per sq m
| Under 9 m | ₹8,000 |
|---|---|
| 9–18 m | ₹10,000 |
| 18 m and over | ₹13,000 |
Commercial · per sq m
| Shop | ₹45,000 |
|---|---|
| Office | ₹40,000 |
| Godown | ₹35,000 |
Agricultural · ₹ lakh / hectare
| National highway | 138 |
|---|---|
| State or district road | 100 |
| Link road | 85 |
| Chakmarg | 68 |
| Adjoining abadi | 90 |
| General | 45 |
General ≈ ₹450 per sq m ≈ ₹11,38,178 per bigha
Shops in Mugispur are valued at ₹45,000 per sq m of carpet area, offices at ₹40,000 and godowns at ₹35,000. These apply to commercial property other than a standalone single shop.
Agricultural land in Mugispur is valued at ₹45 lakh per hectare for general farmland (about ₹18.2 lakh per acre), ₹90 lakh per hectare where it adjoins the abadi (inhabited area), and up to ₹138 lakh per hectare where it fronts a national, state or district road. The general farmland rate is 32% above the Bikapur median of ₹34 lakh per hectare.
IGRSUP list, Sub-Registrar, Bikapur, effective 7 Jun 2025, printed page 56
What this means for a plot
| Plot size | Under 9 m | 18 m and over |
|---|---|---|
| 100 gaj (83.6 sq m) plot | ₹6.7 lakh | ₹10.9 lakh |
| 1,000 sq ft (92.9 sq m) plot | ₹7.4 lakh | ₹12.1 lakh |
| 2,000 sq ft (185.8 sq m) plot | ₹14.9 lakh | ₹24.2 lakh |
Circle value only, on a road under 9 m and on a road over 18 m. Stamp duty and registration are charged on this value or the sale price, whichever is higher; the calculator on this page works them out.
Road stretches through this village
2 main-road stretches in the list pass through Mugispur. Plots fronting them are valued at up to ₹25,000 per sq m for land and ₹58,000 for shops, instead of the village rate.
| Road stretch | Land | Shop |
|---|---|---|
| 24–जलालपुरमाफी से मिझौडामार्ग पर मॉ कामख्या फिलिंग स्टेशन से कसौधन जलपान (रामकेवल के मकान) तक। | ₹25,000 | ₹58,000 |
| 25–जलालपुरमाफी मिझौडामार्ग से जाना बाजार मार्ग पर दुर्गा मन्दिर चौराहा से रामजतन वर्मा के मकान तक। | ₹20,000 | ₹50,000 |
What this means for a plot
A 1,000 sq ft plot fronting a road under 9 m, at this village's rate.
- Circle value
- ₹7,43,224
- Stamp duty, male buyer
- ₹52,026
- Stamp duty, female buyer
- ₹44,593
Estimate only. The sub-registrar's valuation is final.
Rules that apply here
- Agricultural plots up to 0.100 hectare that do not adjoin the abadi or a road are valued at double the agricultural rate, and 0.100 to 0.200 hectare at 1.6 times (instruction 18).
- Farmland within 200 metres of residential or commercial activity is valued 30% higher (instruction 22). Road-stretch rates never apply to agricultural land (instruction 24).
- For a non-agricultural plot larger than 1,000 sq m, the area above 1,000 sq m is valued at 75% of the rate (instruction 26).
Stamp duty estimate
- Base value
- ₹7,43,224
- Circle value
- ₹7,43,224
- Stamp duty (7%)
- ₹52,026
- Registration fee (1%)
- ₹7,432
- Total payable at registry
- ₹59,458
- No percentage adjustment applied.
Estimate only. The sub-registrar's valuation is final.
Questions people ask
- What is the circle rate in Mugispur, Ayodhya?
- For non-agricultural land, ₹8,000 per sq m on a road under 9 m, ₹10,000 on a 9 to 18 m road and ₹13,000 on a road over 18 m. These rates took effect on 7 June 2025.
- What is the value of a 100 gaj plot in Mugispur at circle rate?
- About ₹6.7 lakh on a road under 9 m and ₹10.9 lakh on a road over 18 m. Stamp duty is calculated on this or the agreed price, whichever is higher.
- Which tehsil is Mugispur in?
- Bikapur tehsil, Ayodhya district. Registry is done at the Bikapur sub-registrar office.
- What is the rate of agricultural land in Mugispur?
- ₹45 lakh per hectare for general farmland, about ₹18.2 lakh per acre. Land adjoining the abadi or a main road is valued higher.
- What is the commercial circle rate in Mugispur?
- ₹45,000 per sq m for shops, ₹40,000 for offices and ₹35,000 for godowns, measured on carpet area.
Compared with the tehsil
Mugispur's base rate is ₹8,000 per sq m. The Bikapur tehsil median is ₹5,000 — this village is 60% above the tehsil median.
Villages at a similar rate
- Unchganv₹8,000
- Kalyanpurchhitauna₹8,000
- Konchha₹8,000
- Khajurhat₹8,000
- Chitanwa₹8,000
- Chaurechandauli₹8,000
Source: IGRSUP मूल्यांकन सूची, Ayodhya district, effective 2025-06-07 (Collector order 2025-06-06) · effective · Page updated
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