Makkhapur circle rate: land, plot and commercial rates
मक्खापुर
The minimum rate the sub-registrar will accept for land in Makkhapur (मक्खापुर), Sadar tehsil, is ₹5,500 per sq m, rising with the width of the road the plot faces.
Sadarहवेली अवधSemi-urbanSerial 352
Circle rates
It is classed as semi-urban (अर्द्धनगरीय), the belt on the edge of the city where farmland is turning into plots. That is why it carries both plot rates and agricultural rates.
Road width matters here. A plot on a road 9 to 18 metres wide is valued at ₹6,200 per sq m, and one on a road wider than 18 metres at ₹6,700, 22% above the narrow-road rate.
That is 35% below the median for Sadar tehsil (₹8,500), ranked 337 of 554 for the base plot rate, where rates run from ₹1,800 to ₹72,800.
Land · per sq m
| Under 9 m | ₹5,500 |
|---|---|
| 9–18 m | ₹6,200 |
| 18 m and over | ₹6,700 |
Commercial · per sq m
| Shop | ₹41,500 |
|---|---|
| Office | ₹37,500 |
| Godown | ₹33,400 |
Agricultural · ₹ lakh / hectare
| National highway | 208 |
|---|---|
| State or district road | 170 |
| Link road | 152 |
| Chakmarg | 148 |
| Adjoining abadi | 208 |
| General | 92 |
General ≈ ₹920 per sq m ≈ ₹23,26,942 per bigha
Shops in Makkhapur are valued at ₹41,500 per sq m of carpet area, offices at ₹37,500 and godowns at ₹33,400. These apply to commercial property other than a standalone single shop.
Agricultural land in Makkhapur is valued at ₹92 lakh per hectare for general farmland (about ₹37.2 lakh per acre), ₹208 lakh per hectare where it adjoins the abadi (inhabited area), and up to ₹208 lakh per hectare where it fronts a national, state or district road. The general farmland rate is 207% above the Sadar median of ₹30 lakh per hectare.
IGRSUP list, Sub-Registrar, Sadar, effective 7 Jun 2025, printed page 095
What this means for a plot
| Plot size | Under 9 m | 18 m and over |
|---|---|---|
| 100 gaj (83.6 sq m) plot | ₹4.6 lakh | ₹5.6 lakh |
| 1,000 sq ft (92.9 sq m) plot | ₹5.1 lakh | ₹6.2 lakh |
| 2,000 sq ft (185.8 sq m) plot | ₹10.2 lakh | ₹12.4 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.
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
- ₹5,10,967
- Stamp duty, male buyer
- ₹35,768
- Stamp duty, female buyer
- ₹30,658
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
- ₹5,10,967
- Circle value
- ₹5,10,967
- Stamp duty (7%)
- ₹35,768
- Registration fee (1%)
- ₹5,110
- Total payable at registry
- ₹40,878
- No percentage adjustment applied.
Estimate only. The sub-registrar's valuation is final.
Questions people ask
- What is the circle rate in Makkhapur, Ayodhya?
- For non-agricultural land, ₹5,500 per sq m on a road under 9 m, ₹6,200 on a 9 to 18 m road and ₹6,700 on a road over 18 m. These rates took effect on 7 June 2025.
- What is the value of a 100 gaj plot in Makkhapur at circle rate?
- About ₹4.6 lakh on a road under 9 m and ₹5.6 lakh on a road over 18 m. Stamp duty is calculated on this or the agreed price, whichever is higher.
- Which tehsil is Makkhapur in?
- Sadar tehsil, Ayodhya district. Registry is done at the Sadar sub-registrar office.
- What is the rate of agricultural land in Makkhapur?
- ₹92 lakh per hectare for general farmland, about ₹37.2 lakh per acre. Land adjoining the abadi or a main road is valued higher.
- What is the commercial circle rate in Makkhapur?
- ₹41,500 per sq m for shops, ₹37,500 for offices and ₹33,400 for godowns, measured on carpet area.
Compared with the tehsil
Makkhapur's base rate is ₹5,500 per sq m. The Sadar tehsil median is ₹8,500 — this village is 35% below the tehsil median.
Villages at a similar rate
- Paliya Shahabdi₹5,600
- Haibatpur₹5,600
- Asifbag Up.₹5,800
- Asifbag Manjha₹5,800
- Dabhasemar₹5,800
- Tihura Uparhar₹5,200
Source: IGRSUP मूल्यांकन सूची, Ayodhya district, effective 2025-06-07 (Collector order 2025-06-06) · effective · Page updated
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