MVR Rate Bihar: How to Check Online (2026 Guide)

At a glance

What the MVR is

Bihar, like every state, sets a floor value for land so that a deed cannot understate the price to reduce duty. Other states call it a circle rate, DLC rate or guideline value; Bihar calls it the MVR. See our circle rate names by state explainer for the comparison.

The Comptroller and Auditor General (CAG), in its audit reports on Bihar's stamps and registration, describes the MVR as land classified into categories with rates set area-wise in each district on the recommendation of a District Valuation Committee. The registering officer can refer a deed that appears undervalued to the Collector.

The MVR is organised by mauza in rural areas and by ward in towns. Inside each, there are separate rates for each land category. So the same village can have a high rate for land on a highway and a much lower rate for unirrigated land in the interior.

The June 2026 revision

The Bihar Stamp (Prevention of Under-Valuation of Instruments) (Amendment) Rules, 2026 were issued by the Registration Department under section 75 of the Indian Stamp Act. They apply to the whole state from the date they appeared in the gazette, 19 June 2026. The main changes are:

• Summary revision. A one-time increase from 19 June 2026: existing MVR rates multiplied by 1.6 in rural areas and by 2.0 in urban and peripheral areas.
• Automatic 5 per cent a year. During each three-year interim period, MVR rates for every category in every mauza or ward rise by 5 per cent at the start of each financial year, on a compounding basis.
• Comprehensive revision every three years. The District Valuation Committee revises all mauzas and wards. The District Sub-Registrar seeks the committee's approval in November of the cycle, and must give the committee the previous calendar year's deed figures by 31 January.
• Ten documents, not five. The average used to set the highest valuation rates now comes from the ten conveyances with the highest rates, instead of five.
• Uniform categories. The rules state that there "shall be uniformity of Categorisation of land across the state".

Before this, rates in many districts had been reported as unchanged since about 2016, which is why the jump is large. If a seller or deed writer quotes an MVR figure from before 19 June 2026, it is out of date.

Land categories in the MVR

The 2026 amendment lists the categories that apply statewide. These are taken from the English text of the gazette.

For a farmland buyer, the category matters as much as the mauza. Irrigated land sits above unirrigated land, and a plot on a highway or MDR can jump to a much higher row. The category on the deed should match the land's actual use and the entry in the revenue record; see our guide to Bihar Bhumi Jamabandi online to check the record.

Step by step: find the MVR for your plot

We could not find a public MVR search on the department's websites while preparing this guide. The online appointment system on biharregd.bihar.gov.in asks for the registry office, document type and circle, but its user manual does not show an MVR lookup. Use these steps instead.

1. Collect the plot details from the record: district, circle (anchal), mauza, thana number, khata and khesra (plot) number, and area. Convert units with our dhur, kattha and dismil guide.
2. Decide the likely category: irrigated, unirrigated, residential, commercial, or highway or MDR frontage.
3. Find the registry office with jurisdiction. The department's "Registration Offices" page lists them.
4. Ask the registry office (District Sub-Registrar or Sub-Registrar) for the current MVR for that mauza and category. Note the rate, unit and the date it applies from.
5. Check that the figure reflects the June 2026 revision and, after 1 April each year, the automatic 5 per cent increase.
6. Multiply the rate by the area to get the minimum value. Compare it with the price, and use the higher figure for your duty estimate.
7. When the deed is prepared and duty is paid, check that the value on the challan or e-stamp matches your calculation.

If a website offers Bihar MVR tables, treat them as unofficial and confirm the figure at the registry office.

How the MVR is used at registration

On a land sale deed (Kewala, केवाला), the CAG reports record stamp duty of 6 per cent and a registration fee of 2 per cent of the value, for all categories of land. "Value" here means the deed price or the MVR value, whichever is higher. A separate notification on stamp duty rates (no. 4060) was also issued on 18 June 2026; we could not read its text, so check the current rates in our Bihar stamp duty guide and at the registry office.

A short illustration of the principle only: if the agreed price is Rs 10 lakh and the MVR value for the category and area works out to Rs 14 lakh, duty and fee are charged on Rs 14 lakh. Writing a lower price does not lower the duty below the MVR value.

The MVR also matters for income tax. Where a seller receives less than the stamp duty value, capital gains can be computed on the stamp duty value, and a buyer can be taxed on the shortfall in some cases. See circle rate vs market rate.

What to check before you rely on it

• The MVR figure is dated after 19 June 2026 and includes any 5 per cent annual increase.
• The mauza and thana number match the land record exactly; Bihar has many villages with similar names.
• The category is right. Classing commercial land as agricultural to cut duty can lead to a deficit demand later.
• Whether the mauza now counts as urban or peripheral after a new nagar panchayat or municipal council was formed, which changes the multiplier and the category list.
• The seller's title, Jamabandi and mutation (Dakhil-Kharij). See our Dakhil-Kharij guide.
• For your own case, especially category disputes, confirm with a local advocate.

Frequently Asked Questions

Sources

• Government of Bihar: Bihar Gazette (Extraordinary) No. 635, Bihar Stamp (Prevention of Under-Valuation of Instruments) (Amendment) Rules, 2026, 19 June 2026
• Government of Bihar, Registration: Notifications (nos. 4059 and 4060 of 18 June 2026)
• Comptroller and Auditor General of India: Audit Report (Revenue Sector), Bihar, Chapter 5, Stamps and Registration Fees (2022)
• Government of Bihar: Online Appointment System user manual (registration of documents)
• Government of Bihar, Registration: Registration Offices
• Government of Bihar: Prohibition, Excise & Registration Department, About the Department