Bihar has added separate stamp-duty and registration-fee entries for registered deeds prepared to change land-use classification from agricultural to commercial. Two state notifications dated 23 September 2026 set the charges at 7% and 2% of the difference between the relevant commercial-use and agricultural-use Minimum Value Register (MVR) values. Both notices say the rates take effect on the date of issue.
The base is the MVR gap. The notifications do not state a flat 9% charge on a parcel’s sale price.
What the two notifications charge
Notification No. 5813 inserts a conversion-deed entry in the stamp-duty schedule. It defines the covered document as a registered document prepared to change land-use classification from agricultural to commercial and sets stamp duty at 7% of the difference between the commercial-use MVR and agricultural-use MVR.
A separate notification, No. 5814, adds a registration-fee entry for the same conversion-deed category. It sets the fee at 2% of that MVR difference. The official Bihar Registration Department index lists both notifications under 23 September 2026, and the stamp-duty notification and registration-fee notification publish the formulas in the Gazette.
That distinction changes how a landowner should read a cost estimate. The stated base is the difference between two use-specific MVR values, not the full consideration amount paid for the land. A parcel-level calculation therefore depends on the MVR entries used by the registering authority.
Why the MVR gap matters
A reader comparing a proposed agricultural-to-commercial conversion should ask for the two MVR values and the calculation used to reach the duty and fee. A quote that applies the percentages to the full sale price would not match the formula printed in these notices unless another applicable charge or valuation basis is separately identified.
The notices define the document category and fee calculation. They do not provide the MVR values for an individual parcel or decide whether a particular site qualifies for the intended use. The useful check is therefore document-specific: confirm the deed category, the parcel’s recorded classification, the two applicable MVR entries and the registering office’s written calculation before relying on a total.
BestProp.ai has also covered a separate Bihar RERA project-account rule. That earlier buyer check concerns project funds; it does not determine land conversion or these registry charges.
What should a buyer or landowner verify?
Before signing, ask the registration office to identify the applicable agricultural and commercial MVR values for the parcel and show how each new charge was calculated. Keep the written assessment with the deed papers. Separately review title, recorded land use and any site-specific planning requirements; a fee calculation alone does not answer those questions.
The two notifications do not set out a parcel-by-parcel rate table in the material reviewed here. BestProp.ai’s reading is narrow: the new entries are a cost formula for the defined conversion-deed category, not a general rule for every Bihar land sale or a substitute for checking the parcel’s legal and planning status.
What is the stamp duty on a Bihar agricultural-to-commercial conversion deed? Notification No. 5813 sets it at 7% of the difference between the commercial-use and agricultural-use MVR values.
What is the registration fee? Notification No. 5814 sets it at 2% of the same difference. Both notifications are dated 23 September 2026 and state that their rates take effect on issue.
Are these percentages charged on the full sale price? The notifications state the MVR difference as the base. Ask the registering office for the parcel-specific MVR entries and written calculation.
Sources and scope
This report uses the two official Gazette notifications, retrieved on 12 October 2026. It explains the published fee formula; it does not determine a particular parcel’s MVR, land-use eligibility, title or planning approvals. The hero is an AI-generated conceptual illustration by BestProp.ai, not a specific parcel or government document.