Looking at plots in Padappai and the Oragadam belt is exciting, but the total cost is never just the land rate. Government charges, bank fees, and a few small but essential expenses can change your final budget. This guide helps you see the full picture so you can buy confidently and avoid last-minute surprises.
Why these costs matter for Chennai buyers
Property transactions in Tamil Nadu are highly structured. Stamp duty, registration, guideline value checks, and mortgage registration are standard. Knowing them in advance helps you compare plots apples to apples and keep enough cash ready for registration day. In Padappai and nearby suburban corridors, guideline value can differ road to road, so a little homework now can save you a lot later. (ClearTax)
Stamp duty and registration in Tamil Nadu
Tamil Nadu levies stamp duty and registration as a percentage of the property’s value used for registration. As of 2025, typical rates are:
- Stamp duty 7 percent
- Registration fee 4 percent
These are applied on the higher of market value or guideline value in the area. Budget this 11 percent on top of your plot price unless you fall into a special concession category. (Housing)
What value is taken for calculation
Tamil Nadu follows the higher of market value or guideline value rule. If the guideline value on TNREGINET for your Padappai street is higher than your negotiated rate, the government will use the guideline value. Always verify the latest guideline value before you plan funds. (ClearTax)
Quick Chennai example for a Padappai plot
Assume you pick a 1200 sq.ft DTCP approved plot near Padappai.
- Negotiated price 2,400 per sq.ft
- Market value 28,80,000
- Guideline value on record is 30,00,000
The registration will use 30,00,000
- Stamp duty 7 percent 2,10,000
- Registration 4 percent 1,20,000
- Total main government charges 3,30,000
This is only a sample to show method. Always compute on the actual guideline or market value applicable on the registration date. (Ambak)
Mandatory legal checks and small but important fees
Even in approved layouts, keep a buffer for verification and paperwork.
Encumbrance Certificate EC
The EC shows if the property has any registered liabilities. Online EC search involves a nominal application and search fee structure in Tamil Nadu. Though tiny, add it to your list and do not skip the check. (Digit Insurance)
Legal opinion and document drafting
- Advocate due diligence fee Fixed or per document basis
- Document writer fee For deed preparation and registration day support
- Notarisation and affidavit costs If required for specific declarations
Patta and revenue record updates
Post-registration, you will apply for mutation Patta in your name. There can be nominal government fees and facilitation charges. Keep a modest buffer for these post-registration steps.
If you take a plot loan Read this
Loan linked charges are often overlooked and can add up.
Bank processing and admin
- Processing fee Usually a percentage or flat fee by the bank
- Valuation fee If the bank engages an external valuer
- Legal opinion fee If bank empanelled advocate reviews your documents
Mortgage registration MODT or mortgage deed
When the bank creates a charge on the plot, mortgage documents may need stamp duty and registration. In Tamil Nadu, a simple mortgage attracts 1 percent stamp duty on the loan amount subject to a cap and 1 percent registration fee subject to a cap. Confirm your bank’s path MODT or equitable mortgage and budget accordingly. (tnswp.com)
Utility and set-up costs after registration
These are not part of registration day, but they hit your cash flow soon after.
Electricity new connection TNEB
For a residential single-phase connection, expect service connection charges in the ballpark shared by recent updates. Three phase is slightly higher. Check the latest slab and connection fee when you apply and keep a margin for meter board, internal wiring extensions, and earthing materials. (Housing)
Water borewell and sump
- Borewell drilling rate per foot varies by soil strata
- Casing pipe and motor cost
- Sump construction masonry and waterproofing
Boundary and basic works
- Compound wall or fencing
- Gate and name board
- Temporary site office shed if you plan to build soon
DTCP CMDA and regularisation context
Buying in a DTCP approved layout like Velammal Garden keeps you safe from future regularisation headaches. For older unapproved layouts elsewhere, regularisation schemes involve separate fees and approvals. If you are considering any non-approved plot outside approved town planning, understand the additional costs and risks before you commit. (dagadevelopers.com)
Taxes and compliance that buyers often miss
- TDS under Section 194IA If consideration is 50 lakh or more, buyer must deduct TDS at the notified rate and deposit on time. Coordinate with your banker and seller so your registration timeline is smooth.
- Property tax activation and advance Depending on local body cycle you may need to pay the next half year in your name.
- GST Not applicable on sale of land. However, if you contract construction with a builder, GST may apply on the works contract portion. Clarify scope before you sign.
How to plan your budget for a Padappai plot
Use this simple step list when you evaluate any listing.
Step 1 Check guideline value
Search TNREGINET for your survey number or street so you know the maximum of the two values. Save a screenshot for your file. (ClearTax)
Step 2 Estimate core charges
Apply 7 percent stamp duty and 4 percent registration on the chosen value. Keep a small extra buffer to handle rounding or valuation nuances. (Housing)
Step 3 Add legal and bank fees
- Advocate and documentation
- EC and certified copy fees
- Bank processing valuation legal
- Mortgage stamp duty and registration if applicable (tnswp.com)
Step 4 Post-registration and set-up
- Patta mutation
- New electricity connection and internal works
- Initial site works fence gate borewell
- Contingency 2 to 3 percent
Step 5 Keep emergency cushion
Registration days can throw small surprises like extra prints, minor stamp paper shortfall, or updated sub-registrar instructions. A 1 percent emergency cushion keeps you relaxed.
Why choose Velammal Garden for worry free buying
Velammal Garden is a DTCP and RERA approved villa plots community in the Padappai Oragadam growth corridor. You get clear documentation, established access, and end to end handholding from enquiry to registration. Explore available plots and book a site visit at velammalgarden.com and compare total cost of ownership with full transparency. Visit velammalgarden.com today to see current offers and launch-phase benefits for early buyers.
Pro tip for BOFU buyers comparing two plots
Do not compare only base rate per sq.ft. Put both options into a single sheet including stamp duty, registration, loan related costs, and first year set-up. The plot with slightly higher base price but clean approvals can still be cheaper overall than a lower rate elsewhere when you add all extras.
Checklist you can copy
- Confirm DTCP RERA numbers and approval drawings
- Verify guideline value and compute stamp duty and registration
- Pull EC and legal opinion
- Get bank sanction with fee list in writing
- Calculate mortgage registration on loan amount if applicable
- Plan Patta mutation and utility connections
- Keep 1 to 3 percent contingency
FAQs
What is the difference between stamp duty and registration fee in Tamil Nadu
Stamp duty is the tax on the property transfer. Registration fee is the cost to officially record the deed at the sub registrar office. In Tamil Nadu both are percentage based on the registration value used for the transaction. (Housing)
Is the calculation based on market value or guideline value
The government uses the higher of the market value or the TNREGINET guideline value for the location. Always check the latest guideline value before fixing your cheque amounts. (ClearTax)
How much should I budget for mortgage registration if I take a plot loan
For a simple mortgage in Tamil Nadu, stamp duty is 1 percent of the loan amount with a cap and registration fee is 1 percent with a cap. Your banker will confirm whether MODT or other documentation applies in your case. (tnswp.com)
What is an Encumbrance Certificate EC and what does it cost
EC shows past registered transactions on the property. Online applications involve a nominal application fee and per year search fee in Tamil Nadu. Pull an EC for the last 30 years if possible for clean comfort. (Digit Insurance)
Are there any location specific costs in Padappai and Oragadam
Two items vary locally. Guideline value for your exact street or survey number and practical set-up spends like electricity connection, borewell, and fencing. Check guideline value on TNREGINET and keep a buffer for TNEB connection and initial site works when planning your cash flow. (ClearTax)
Ready to see plots with clear paperwork and transparent costing Visit velammalgarden.com and book your site visit. Our team will walk you through every line item so your registration day is smooth and stress free.
