Property Tax, Registry Fees and Khajana in Bina: A Complete Land Buyer Cost Guide

When you buy a plot in Bina, the advertised price per square foot is only one part of the total cost. A buyer who budgets only for the plot price is often caught off guard by stamp duty, registration, mutation, legal fees, and recurring property tax (khajana) that can add 9–12% to the transaction cost.

This guide breaks down every cost component so you arrive at the true all-in cost of a Bina land purchase. The numbers below reflect Sagar district rates as of 2026 and apply to land transacted in and around Bina town, Chak Agasod, Refinery Circle, Rai Nagar, and Chaand Baadi.

Bina Estates provides a written cost sheet for every plot in our portfolio — including stamp duty estimates — so there are no surprises at the registrar's office.

Stamp duty in Madhya Pradesh is governed by the MP Stamp Act and varies by the gender of the buyer:

• Male buyer: 7.5% of the registered sale value
• Female buyer: 5% of the registered sale value
• Joint (male + female): 6% of the registered sale value

Registration fee is an additional 1% of the registered value, applicable to all buyers regardless of gender.

So for a male buying a ₹1.10 Crore commercial plot at Refinery Square: stamp duty ₹8.25 Lakh + registration ₹1.10 Lakh = ₹9.35 Lakh in government charges (about 8.5% of the plot value). For a female buyer the same plot incurs ₹5.50 Lakh + ₹1.10 Lakh = ₹6.60 Lakh — a saving of nearly ₹2.75 Lakh purely by registering in the woman's name.

This is why many Bina investors register plots in the wife's or mother's name where possible — the legal saving is meaningful and compounds across multiple purchases.

After registration, the buyer's name must be entered into the revenue records — a process called mutation (Intkal in Hindi). Mutation is done at the Tehsil office (Bina falls under Bina Tehsil, Sagar district) and typically costs:

• Mutation application fee: ₹100–₹500 (nominal)
• Patwari report fee (informal, varies): ₹2,000–₹5,000
• Lawyer / document runner service: ₹3,000–₹8,000

Mutation takes 30–60 days to reflect in the Khasra and Khata entries. Until mutation is complete, the land still shows the previous owner's name in revenue records — so do not consider a purchase fully closed until the Intkal is entered.

Bina Estates coordinates mutation for every plot we sell and provides the updated Khasra extract as proof of transfer. This is a critical step that many informal sellers skip, leaving buyers with registered but un-mutated land that is hard to resell.

Annual property tax in Bina — commonly called khajana — is levied by the Bina Municipality for urban plots and by the Revenue Department for agricultural land. The structure is:

• Residential urban plot: ₹2–₹6 per Sq Ft per year (a 1,000 Sq Ft plot pays ₹2,000–₹6,000/year)
• Commercial urban plot: ₹5–₹12 per Sq Ft per year (a 2,000 Sq Ft commercial plot pays ₹10,000–₹24,000/year)
• Agricultural land: ₹50–₹200 per acre per year (nominal — the land revenue system is still cheap for farmland)

Property tax is paid annually at the Bina Municipality office or online via the MP Urban Local Body portal. Unpaid khajana accumulates and can block future sale or loan processes, so keep it current.

For commercial buildings (shops, warehouses, hotels), an additional house tax applies based on built-up area and usage — budget roughly 0.5–1% of the property's assessed capital value annually for combined property + house tax.

To make this concrete, here is the full cost sheet for a male buyer purchasing the Refinery Square commercial plot (2,178 Sq Ft, ₹1.10 Crore):

| Cost Component | Amount | |---|---| | Plot price | ₹1,10,00,000 | | Stamp duty (7.5%) | ₹8,25,000 | | Registration fee (1%) | ₹1,10,000 | | Mutation + Patwari + lawyer | ₹15,000 | | All-in transaction cost | ₹1,19,50,000 |

Government charges add approximately ₹9.50 Lakh (8.6%) to the plot price. For a female buyer, the all-in cost drops to roughly ₹1,16,85,000 — a ₹2.65 Lakh saving.

For smaller residential plots (e.g. Rai Nagar, ₹18 Lakh), stamp + registry adds about ₹1.53 Lakh for a male buyer. Always ask for this cost sheet upfront — a seller who cannot or will not provide it is a red flag. Contact Bina Estates at +91-7898160169 for a transparent cost breakdown on any plot in our portfolio.