Guidance Value Karnataka: How to Check Online (2026 Guide)

At a glance

What guidance value is

Search engines show "guideline value Karnataka", but the department's term is guidance value or market value guidelines. It is Karnataka's version of the circle rate; our page on circle rate names by state lists the other names.

Values are set separately for urban localities and for rural villages. In villages, rates usually differ by land type, for example dry land, wet or irrigated land, garden land and converted (non-agricultural) land, and may be expressed per acre, per gunta or per square foot. Karnataka uses acres and guntas in land records (1 acre = 40 guntas); our land measurement units guide covers conversions.

Guidance value is a floor for duty, not a market price. Land near new roads or layouts often sells far above it; remote land may sell near it. Read circle rate vs market rate for how buyers should treat the gap.

The Central Valuation Committee

According to the Comptroller and Auditor General's 2017 audit of Karnataka's stamp revenue, Section 45-B(1) of the Karnataka Stamp Act lets the State Government constitute a Central Valuation Committee (CVC) by notification. The Inspector General of Registration and Commissioner for Stamps chairs it, and it estimates, publishes and revises market value guidelines for land and buildings across the state. Under Section 45-B(2), the CVC is the final authority on policy, methodology and administration of the guidelines.

The same audit notes points that matter to buyers:

• Rules of 2003 allow uniform guideline rates for land converted to non-agricultural or industrial use, appended to the approved guidelines for each sub-district.
• Where the guidelines carry no rate for something, such as a new layout, the case must be referred to the CVC to fix a market value.
• The registering officer uses the guidelines to estimate market value when registering any deed that attracts stamp duty.

Revisions generally follow recommendations from sub-registrar and district level, a draft for public objections and approval by the CVC; press reports describe the committee looking at infrastructure, transport access and recent registered sale prices. We could not read the current rules on the objection period, so watch for the draft notice on the department's site when a revision is announced.

Revisions: 2023 and the 2026 proposal

• 1 October 2023: revised guidance values came into force across the state. The Revenue Minister said values had not been revised for over five years, with increases varying by area (reported from about 10% up to 50% where market prices were far above the old values, averaging roughly 25 to 30%).
• Early 2026: the CVC was reported to have begun another revision, with increases of 15 to 20% on average proposed from 1 April 2026, and reports in April 2026 described zone-wise increases for Bengaluru. Reports as late as May 2026 said the revision had not been notified in the Gazette.

Some websites claim a revision is already live in parts of Bengaluru; we found no Gazette notification or government order to support that. The value shown in Kaveri for your survey number on payment day is what the sub-registrar will use.

Step by step: look it up on Kaveri

We could not open the live Kaveri pages while preparing this guide, so the steps below are generic; follow the labels you see on screen.

1. Go to the Department of Stamps and Registration site (igr.karnataka.gov.in) and open Kaveri online services, or go to kaveri.karnataka.gov.in directly.
2. Find the guidance value or market value search among the services. If the site asks you to register, create a login with your mobile number.
3. Choose the district, then the taluk, then the hobli, then the village. For urban land, choose the locality or ward and the road instead.
4. Read the rate for each land type. Note the unit and the date or year of the guideline shown.
5. Download or screenshot the result for your file.
6. Later, during registration on Kaveri 2.0, the system fetches the guidance value when you enter the survey number; check that it matches what you saw.

Our Bhoomi RTC and Pahani guide shows how to download the RTC.

Bengaluru notes

"Guideline value of Bangalore" is one of the most searched forms of this question. A few points specific to the city:

• Bengaluru Urban guidance values are organised by sub-registrar office and locality; revenue sites and layouts in the periphery may be listed by village and survey number rather than by road.
• The 2023 revision started with Bengaluru, and the 2026 proposal reportedly applied higher increases in peripheral zones than in central ones.
• Press reports in 2025 and 2026 said guidance value is also being used as a base for city taxes; this does not change how stamp duty uses it.
• Agricultural land on the city's fringe may sit inside a planning authority area, where converted or apartment rates can apply instead of the village farmland rate. Check the land type the sub-registrar's system picks.

How stamp duty uses it

Duty on a conveyance under Article 20 of the Schedule to the Karnataka Stamp Act is charged on the higher of the consideration and the market value worked out from the guidelines. CAG audits have found short levies where offices applied the wrong guideline rate or missed special instructions, such as enhancements for industrial or ring-road land, and the department later issued recovery notices. If your deed is undervalued, expect a demand even after registration.

Stamp duty on conveyance is reported at 5% plus about 0.6% cess and surcharge, and the registration fee at 2% from 31 August 2025; we could not read the official schedule, so confirm the figures in the Kaveri 2.0 fee calculation. Income tax also uses the stamp duty value for the seller's capital gains and, beyond a tolerance band, the buyer's income; confirm current provisions under the Income-tax Act, 2025 with a chartered accountant. For other states, compare stamp duty and registration charges by state.

What to check before you rely on it

• Look up the value on the day you pay; a revision notified between payment and registration can require a top-up.
• Confirm district, taluk, hobli, village and survey number against the RTC and the encumbrance certificate.
• Check whether the land is agricultural or converted, and whether any conversion order exists.
• Do not rely on rate lists shared by brokers or older PDFs.
• Guidance value says nothing about title; work through the land due diligence checklist separately.

Frequently Asked Questions

Sources

• Department of Stamps and Registration, Karnataka: home
• Department of Stamps and Registration, Karnataka: Kaveri online services
• Government of Karnataka: Kaveri online services portal
• Comptroller and Auditor General of India: Report No. 7 of 2017, Revenue Sector, Government of Karnataka, Chapter 4 (Stamp Duty and Registration Fee)