Plot Yield & Land ROI Calculator – Ayodhya, Lucknow, Gorakhpur
Work out what a plot could return before you buy it. Enter the price, size and how long you plan to hold, pick the locality to bring in its official circle rate, and choose your own yearly growth rate. The calculator adds stamp duty, registration and costs, then shows your total cost in, value at exit, net profit, CAGR and IRR, a year-by-year table, and how the same money would have done in a fixed deposit.
Your plot
What it could return
Before tax- Assumptions
- Plot size
- 1,000 sq ft
- Total price
- ₹20,00,000
- Buyer
- Male
- Holding period
- 5 years
- Expected yearly appreciation
- 8%
- Yearly income from the plot
- ₹0 (+0%)
- Yearly holding cost
- ₹0
- Broker, legal and other costs
- 2%
- Selling costs at exit
- 2%
- Total cost in
- ₹22,00,000
- Value at exit
- ₹28,79,883
- after selling costs
- Net profit
- ₹6,79,883
- CAGR
- 5.5%
- IRR
- 5.5%
How the cost in adds up
- Price
- ₹20,00,000
- Stamp duty (7%)
- ₹1,40,000
- Registration fee (1%)
- ₹20,000
- Broker and legal (2%)
- ₹40,000
- Total cost in
- ₹22,00,000
- Profit multiple
- 1.31×
- Income received
- ₹0
- Holding costs paid
- ₹0
- Gross yield, year 1
- 0.00%
The same ₹22,00,000 in a fixed deposit at 7% for 5 years: ₹30,85,614, a profit of ₹8,85,614. On these assumptions the FD comes out ahead.
Plot value against the same money in an FD
| Year | Plot value | Income | Cumulative cash |
|---|---|---|---|
| 0 | ₹20,00,000 | — | −₹22,00,000 |
| 1 | ₹21,60,000 | — | −₹22,00,000 |
| 2 | ₹23,32,800 | — | −₹22,00,000 |
| 3 | ₹25,19,424 | — | −₹22,00,000 |
| 4 | ₹27,20,978 | — | −₹22,00,000 |
| 5 | ₹29,38,656 | — | ₹6,79,883 |
What about tax?
These figures are before tax. Capital gains tax may apply when you sell. Agricultural land in a rural area may not count as a capital asset, so its sale can be exempt; urban plots and land inside municipal limits generally are not. Income from farming the land is treated differently from rent. The rules depend on where the land is and how long you hold it, so check with a chartered accountant before you rely on a net figure.
Illustration only, based on the assumptions you entered. Land prices can fall. Not investment advice.
Stamp duty and registration use the site's current UP rates, which are still being confirmed against the notification.
How this calculator works
Land does not pay a return the way a deposit does. Most of what a plot earns arrives in one go, when you sell, and much of what it costs is paid on the first day: the price, then stamp duty and registration at the sub-registrar's office, then the broker and the lawyer. This calculator puts those on one timeline so the result can be read as a yearly rate and set beside a fixed deposit.
Stamp duty is where most first estimates go wrong. The registry charges duty and registration on the higher of the price in the deed and the circle value, the plot's area multiplied by the government's circle rate for its road band. If you pick a locality, the calculator fetches that rate from the published valuation list, applies the list's own rules for road width and plot size, and uses the circle value whenever it is above your price. A note says so, because in that case the duty is on a figure you did not agree.
Everything about the future is your assumption, and the calculator treats it that way. The yearly appreciation you choose drives the value at exit; the three quick buttons are round numbers to start from, not a forecast. Farming lease or rent can be added as yearly income with its own growth, and the costs of holding a plot, a boundary wall, a guard, property tax, as a yearly outgoing. At the end, selling costs come off the sale value.
Two rates come out. CAGR is the steady yearly growth that turns your total cost into everything you got back. IRR does the same over the actual timing of each year's cash, so income received early counts for more than the same amount at the end. With no income they are the same number. The fixed deposit line compounds the same total cost at the rate you set, for the same years, which is the honest comparison for money you could have left in a bank.
The figures are before tax. Capital gains, and the tax treatment of farm and rental income, depend on where the land is and how long you hold it, so treat the result as an illustration of your own assumptions, not advice, and take the numbers that matter to a chartered accountant. Land prices can also fall; try a low growth rate as well as a high one before deciding.
Questions people ask
- How is the return on land calculated here?
- Your total cost in is the price plus stamp duty, registration and broker and legal costs. The exit value is the price grown at your yearly rate, less selling costs. Net profit is everything you get back, including any income less holding costs, minus the total cost in.
- Why is stamp duty charged on the circle rate and not my price?
- UP charges stamp duty and registration on the higher of the deed price and the circle value. If you pay less than the circle value, the duty is still on the circle value, and the calculator shows that as a note.
- What is the difference between IRR and CAGR?
- CAGR is the steady yearly growth from your total cost to your total return. IRR also accounts for when each rupee arrives, so yearly income counts for more than the same money at the sale. With no income in between, the two are the same.
- Is income from leasing farmland taxable?
- Income from agriculture on agricultural land is generally treated differently from rent, and rent from a plot is generally taxable. The details depend on the land and the arrangement, so check with a chartered accountant.
- How long should I hold land?
- Long enough for the growth to outrun the day-one costs: stamp duty, registration and broker fees are paid up front, so a short hold needs strong growth just to break even. Try the holding period slider to see where your plot starts to beat the FD.
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