Stamp duty on a rent agreement in West Bengal: the bond rate on the whole rent
By Giridhar Reddy, founder of Domvio, Bengaluru
Updated
In West Bengal, a lease of up to one year pays the same stamp duty as a bond on the whole rent for the term: ₹4 for every ₹100 up to ₹1,000, then ₹20 for every ₹500 or part. That is about 4%, so an 11-month Kolkata agreement at ₹20,000 a month pays ₹8,800. Refundable deposits are not counted.
This is a sample for general information, not legal advice. Laws differ by state. It has not yet been reviewed by a lawyer. Have a lawyer examine it for your situation before you use or rely on it.
West Bengal rent agreement stamp duty calculator
This calculator needs JavaScript. By hand: West Bengal charges About 4%: the same duty as a bond on the whole rent payable for the term for an 11-month agreement.
How West Bengal charges a lease of up to a year
Article 35 of the Stamp Act, as applied in West Bengal, says a lease of up to a year with a fixed rent and no premium pays "the same duty as a Bottomry Bond (No. 16) for the whole amount paid, payable or deliverable under such lease". A bottomry bond pays the same duty as a bond (No. 15). Both are in the state's copy of the Stamp Act.
| Total rent for the term | Stamp duty |
|---|---|
| Up to ₹50 | ₹2 |
| ₹51 to ₹1,000 | ₹4 for every ₹100 or part (₹40 at ₹1,000) |
| Above ₹1,000 | ₹40, plus ₹20 for every ₹500 or part above ₹1,000 |
₹20 for every ₹500 is 4%, so the duty is very close to 4% of the total rent. For a room at ₹8,000 a month for 11 months it is ₹3,520. For a six-month agreement at ₹20,000 it is ₹4,800.
What an 11-month agreement costs in Kolkata
| Area | Monthly rent | Duty at the lower rent | Duty at the higher rent |
|---|---|---|---|
| Madhyamgram | ₹11,800 to ₹17,500 | ₹5,200 | ₹7,700 |
| Maheshtala | ₹12,500 to ₹16,700 | ₹5,500 | ₹7,360 |
| Joka | ₹15,000 to ₹21,600 | ₹6,600 | ₹9,520 |
| Rajarhat | ₹17,000 to ₹25,000 | ₹7,480 | ₹11,000 |
| EM Bypass | ₹25,000 to ₹33,500 | ₹11,000 | ₹14,740 |
Of the five states we cover, West Bengal is the most expensive for a short agreement, because the rate is high and it applies to every month of rent, not one year's rent with a cap.
Is the security deposit included?
Not if it is refundable. The state's rate table explains that "security charges advanced" in Article 35 means non-refundable security charges or deposits only. A non-refundable sum is charged separately, at the conveyance rate on that amount, on top of the duty on the rent.
Leases longer than a year
| Term | Stamp duty |
|---|---|
| Over 1 year, up to 10 years | Conveyance duty on twice the average annual rent |
| Over 10 years, up to 30 years | Conveyance duty on three times the average annual rent |
| Over 30 years or renewed | Conveyance duty on the market value of the property |
Conveyance duty in West Bengal depends on where the property is and its value, so the calculator does not cover these terms. A lease of more than a year must also be registered under the Registration Act, 1908. The registration fee is charged under Article A(1) of the state's Table of Fees; check the amount on e-Nathikaran before you book.
Agreement to lease, then a lease
If an agreement to lease was stamped with the full duty and a lease is later signed in pursuance of it, the duty on that lease is capped at ₹10, according to the proviso to Article 35.
Then: rent collection in Kolkata
Remind tenants on WhatsApp, not by phone
Domvio sends each tenant a WhatsApp reminder with a UPI link three days before rent is due, and a PDF receipt when they pay. See the rent collection app.
Sources
- Directorate of Registrations and Stamp Revenue, West Bengal: rates of stamp duty and registration fees
- The Indian Stamp Act, 1899, as applied in West Bengal (state copy)
- Registration Act, 1908, section 17
We last read these on 20 October 2026. Rates change by notification, so check the official page before you pay.
Once the agreement is signed, Domvio sends your tenant a WhatsApp rent reminder every month, with a UPI link to your own account and a PDF receipt when they pay. Free during early access.
Try Domvio freeFrequently asked questions
What is the stamp duty on an 11-month rent agreement in Kolkata?
The bond rate on the whole rent for the term, about 4%. At ₹20,000 a month for 11 months, it is ₹8,800.
Is the security deposit charged stamp duty in West Bengal?
Not a refundable deposit. The state's rate table says only non-refundable security charges or deposits count.
Do I need to register a rent agreement in West Bengal?
Not for 11 months. A lease of more than a year must be registered under the Registration Act, 1908.
How is stamp duty worked out for a lease of more than a year in West Bengal?
As conveyance duty on twice the average annual rent for 1 to 10 years, and on three times for 10 to 30 years. The conveyance rate depends on the property's location and value.
Stop chasing rent every month
Domvio reminds your tenants on WhatsApp, takes rent straight to your UPI ID and sends PDF receipts automatically. Free during early access.