Guidance value Bangalore 2024: Revised rates, property tax impact

The Kaveri Guidance Value will help know stamp duty, registrations charges to be paid in a property transaction.

What is guidance value?

Guidance value is the minimum value that a specific area commands and is determined by the state government. Guidance value Bangalore is known by other names such as circle rate or ready reckoner rate in other parts of the country. It is calculated for land parcels and built-up buildings. In the case of land parcels, the guidance value is calculated based on the land area that is available and any built property is omitted.

What is composite value?

It is the value that is assigned to built properties, including land.

What is guidance value Bangalore?

The Kaveri guidance value is the minimum amount fixed in Karnataka below which a property cannot be sold in a particular location. However, there is no upper limit known as highest price at which a property can be sold in a location. A commonly searched term online which is often interchanged with Kaveri guidance value is guidance value Bangalore. Guidance value or guideline value is like a fixed price of the property. It cannot go below this value. Any increase or decrease in Kaveri online guidance value can have a direct impact on the cost of the property. The stamps and registration department revises the guidance value Bangalore from time to time and much study goes into keeping the guideline value Bangalore rates as close as possible to the market value of properties so as to avoid any instances of black money and cash transactions that can affect the revenue. The same is true with other places in Karnataka.

One should check the latest Kaveri guideline value  before investing in a property in the state. When getting property transactions registered at the sub registrar office, the Kaveri guidance value will help determine the stamp duty and registrations charges you will be paying.

Importance of Kaveri guidance value

  • Property tax is estimated based on the stamp duty and hence indirectly depends on the Kaveri guidance value.
  • Based on the Kaveri guidance value, the stamp duty and registration fees of a property are estimated.
  • With the help of the Kaveri online guidance value, it is ensured that the money is generated reasonably and there is no undervaluation of property.

Check out how you can use the Kaveri portal to register your property online in Karnataka. 

BBMP to continue with zonal method of property tax computation

According to a draft notification issued on February 20, 2024, starting April 1, 2024, the Bruhat Bengaluru Mahanagara Palike (BBMP) proposed to charge property tax  on the basis of guidance value Bangalore.

Type of property Tax rate
Residential property 0.2% of guidance value Bangalore for properties on rent
Residential property 0.1% of guidance value Bangalore for self-occupied properties
Fully vacant land 0.025% of guidance value
Commercial property 0.5% of guidance value

However, the Karnataka state government on March 25, 2024,  clarified that property tax will continue to be charged based on the computational method. Also, Bangalore will not see any hike in property tax in 2024-25.

Note that while the rest of Karnataka is being levied property tax on the basis of Kaveri Guidance Value, Bangalore which is under the BBMP ambit was being based on the zonal division. This resulted in some areas paying more property tax than others, although all of them had the same built-up area. While the new directive of calculating property tax based on guidance value was explored to bring in uniformity across state and also rake up the revenue, which in turn will be used for the state development, the Karnataka state government is not proceeding with this project.

The property tax in BBMP is calculated based on five zonal divisions- from A to E.  The BBMP had issued a draft plan to eliminate this method under Section 144 of the BBMP Act, 2020 and opt for the guidance value linked method.

Factors impacting guidance value

Location: A property’s location has an impact on the guidance value. Locations that enjoy good connectivity, have sound infrastructure and are sought after have higher guidance value.

Type of property  and its usage: The guidance value depends on the type of the property. This can be residential, commercial, agricultural, industrial, may impact the guidance value.

Infrastructure development: Presence of good connectivity and established infrastructure play a role in the location’s guidance value. Proximity t.o landmarks and connectivity to other parts of the city through easy public transport influences the guidance value.

Amenities: A project having better amenities can influence the guidance value of the entire location.

Regulatory factors: Any location that is under zone restrictions, land use policies etc. such as its presence in SEZ has an impact on the guidance value.

Impact of guidance value Bangalore on purchase of property

  • Even if you buy a property at a lower value, you will still be required to pay the stamp duty at the guidance value. Not just that, Section 56(2)(vii)(b) of the Income Tax Act, 1961 says that if stamp duty value exceeds the purchase consideration, then, the difference between the stamp duty value and the purchase consideration will be treated as income from other sources.
  • If the sale of the property has happened at a higher value than the BBMP guidance value, registration takes place as per the higher value.
  • A well-developed and established locality may have a higher guidance value. The same value will be lower in areas that are early-on in the development cycle.
  • Note that guidance value is just a benchmark. A home buyer cannot persuade the property seller to sell at the guidance value.
  • The property can be sold at any price between the guidance value and the market value, if the latter is higher, without any additional tax implications.
  • If you see a property being sold for less than the guidance value, check its documentation and details. The developer may be doing so to save on tax.

Also read about TNREGINET guideline value

Kaveri guidance value increased

Effective October 1, 2023,Karnataka has seen an increase in the guidance value up to 50%. This hike will also have an impact on the property tax as stamp duty is 5% of the guidance value in Karnataka and property tax is 2% of the stamp duty paid for the property.

Type Guidance value increase
Agricultural land Up to 50%
Sites Up to 30%
Apartment Between 5-20%
The Karnataka government is looking at making use of the growing demand in the real estate segment by increasing the guidance value. The state is also pushing the use of online registration by implementing web-based application Kaveri 2.0 in Bengaluru.

How to calculate guidance value in Bangalore?

The Kaveri guidance value is calculated through surveys and evaluations of the state government. Also taken into consideration while estimating the guidance value is the location’s current market conditions and the potential that it has.

Step 1: Visit the Kaveri website at to calculate guideline value.


What is Guidance Value?


Step 2: Opt for basic or advanced search to search for the guideline value.

Kaveri Advanced search

Step 3: Type in details of district, area name, property usage type, property type, total area and measurement to calculate guideline value Bangalore. Other fields will be auto-populated and you will be shown a valuation of the building rate.

Step 4: Other details that you may want to enter are about the construction type, annexure rules, parking type etc. This will throw up a total valuation of the property.


What is Guidance Value?


If you are opting for an ‘advanced search’, you will have to enter extra information pertaining to the registration district and the SRO Office.

There are 42 Sub-Registrar Offices (SROs) in Bangalore Urban for assessing and regulating Guidance Value Bangalore. For rural areas, the Karnataka  government has set up five SROs for assessing and regulating the Guidance Value Bangalore.

Guidance value Bangalore example

Illustrating with a guidance value Bangalore example, Jairaj Reddy decides to buy a property with a market value of Rs 6,500 per sqft. The sub registrar guidance value in Bangalore in that area is Rs 5,000 per sqft. So, home buyers can register the property at a rate between Rs 5,000-6,500 per sqft.

Now, suppose it was the other way around. That is, if the property was at the selling price of Rs 5,000 per sqft but the sub registrar guidance value in Bangalore 2021 was Rs 6,500 per sqft, Reddy would still have to register it at Rs 6,500 per sqft, because it is the minimum value.

Also read about cost of living in Bangalore

Kaveri guidance value vs market value 

  • Guideline value cannot be revised not more than twice a year. However, market rates fluctuate based on the market conditions and depends on the demand-supply ratio.
  • Guideline value is the minimum value under which a property transaction can take place. However, the market rate is the rate that a property owner can demand while selling his property.
  • Stamp duty is calculated based on guideline value and not on the market rate.

Stamp duty revised in Karnataka

Instruments New stamp duty
Power of attorney Stamp duty is hiked from Rs 100 to Rs 500
Certified copies Stamp duty increased from Rs 5 to Rs 20
Conveyance deed of amalgamation of companies Stamp duty hiked to 5 %
Property partition for non-agricultural uses Stamp duty is Rs 5,000 per share in urban areas

Stamp duty is Rs 3,000 per share in gram panchayats


Effective December 11, 2023 the stamp duty in Karnataka was revised.  The stamp duty that will be paid for properties depends on the guidance value of Karnataka.

Registration offices in Bengaluru-Urban (zone-wise)

Bengaluru east Bengaluru west Bengaluru north Bengaluru south
Indiranagar, BDA Complex, Bangalore 560050.,

Telephone: 25634517

No.488 B-Block, Karnataka Industrial Area Development Board Building, 14th cross 4th Phase, Peenya 2nd Stage, Bangalore 560058.

Telephone: 28366091

Sree Rundhreswara Chambers, Yelahanka New Town, Bangalore 560064.

Telephone: 22959367

SLN complex, Near RTS Bus Stand, Mysore Road, Kengeri, Bangalore 560060.

Telephone: 28484159

Domlur, BDA Complex, Bangalore 560038.,

Telephone: 25352907

Sri Rameshwara Temple Commercial Complex, Near Kannada Sahithya Parishat, IIIrd Main Road, Chamarajpet. Bangalore 560018.

Telephone: 26606641

K.R.Puram, Near Santhemaala, Bangalore 560036.

Telephone: 22959345

4th Block, Jayanagar, 12th Main Road, Near Jayanagar Complex, Bangalore 560041.

Telephone: 22959347

National Highway, Manjushree Chambers, K R Puram. Bangalore 560036,

Telephone: 28472677

19/B, 2nd floor, V.K.Iyengar Road, Gandhinagar, Bangalore 560009.

Telephone: 22959353

No.69. Cholanayakanahalli, R.T.Nagar Post, Bangalore 560032.

Telephone: 22959322

Taluk office premises, Mini Vidhana Soudha, Anekal, Bangalore 562106.

Telephone: 27841096

No.7402, 9th ‘A’ Main. II Cross, I block, HRBR Layout, Kalyan Nagar, Bangalore 560043,

Telephone: 22959335

Near Vijayanagara Bus Stand, 2nd Main Road, Srirampura, Bangalore 560040.

Telephone: 22959349

No.13, Laggere Main Road, Andanappa Building, Parvathi Nagar Bus Stand, Bangalore 560058. No.1105-9C, Begur Village,

Bangalore 560019.

Telephone: 22959328

No.4, Jatar Circle Road, Whitefield, Bangalore 560066,

Telephone: 22959342

5th Block, No 1034., Near Dhobi Ghat, Rajajinagar. Bangalore 560010.

Telephone: 22959350

No.25, D.M.Chambers, 3rd stage, RMEL Road, Jawaharlal Nehru Road, RajaRajeshwari Nagar, Bangalore 560098. Telephone: 22959329 No.1, Madanayakanahalli, Dasanapura Hobli, Bangalore.

Telephone: 22959325

RBMP Building, Near Ulsoor Lake, Tank Bund Road, Bangalore 560022.

Telephone: 22959369

No.40, IInd Stage, behind BDA Complex, Block I, Nagarabhavi, Bangalore.

Telephone: 22959315

Amrutha Nagara, Konanakunte.

Bangalore 560062.

Telephone: 22959330

Additional District Registrar, BDA Complex, Kumara Park West, Bangalore 560001.

Telephone: 22959343

1st floor, B M Complex, Mustandra Road, Opp. Dharmarayaswamy Temple, Varthur, Bangalore 560087.

Telephone: 22959198

No.11, I Main Road, Guttahalli,

Bangalore 560003.

Telephone: 22959357

No.4, Survey No. 33/4A, B H Road, Dasanapura Dakhle, Devannapalya, Bangalore North Taluka.

Telephone: 22959326

No.46, Next to Anjan Theatre, Magadi Road, Kempapura Agrahara, Bangalore 560023.

Telephone: 22959367

No.111, 9th Main Road, 3rd stage, Pillanna Garden, Kacharakanahalli, Bangalore 560045.

Telephone: 22959321

H C Puttaswamy Layout, Hesaraghatta, Bangalore North Taluk. Bangalore 560088.

Telephone: 28466100

Bangalore South Taluka, APCM Society, Kanakapura Road, Banashankari, Bangalore 560070.

Telephone: 22959331

NH-7, Opp. Police Station, Bellary Road, Bangalore North Taluk. Bangalore 562157.

Telephone: 28467474

No.1943, Tavarekere Kengeri Road, Tavarekere, Bangalore 562130.

Telephone: 28430714

No.70, 5th Main, Ganganagar, Bangalore 560 032.

Telephone: 22959359

No.430, Anna Building, Bommasandra Industrial Area, Hennagara Gate, Hosur Main Road, Attibele, Bangalore 560099. Telephone: 27836583
No.51/C, 3rd Main Road, Lorry Stand Godown Layout, APMC Yard, Yeshwanthpur, Bangalore 560022.

Telephone: 22959366

No 459/39/2, Bannerghatta Village, Opp. Police Station, Bannerghatta, Bangalore 560083. Telephone: 27828207
No.167-168, B T M Layout I Stage, Tavarekere Main Road, Bangalore 560076. Telephone: 22959360 No.2255, Karuna Complex, Sahakara Nagara, Rajarajeshwari Road, Bangalore 560092.

Telephone: 22959341

No.50/1. Church Street, Bangalore 560001.

Telephone: 22959354

See also: Know about posh areas in Bangalore

Registration offices in Bengaluru-Rural (zone-wise)

Bengaluru east Bengaluru north Bengaluru south
Mini Vidhana Soudha, Hoskote, Bangalore Rural District 561203.

Telephone: 27934525

Taluk Office Premises. Devanahalli, Bangalore Rural District 562110.

Telephone: 27681021

Mini Vidhana Soudha Building, Magadi, Bangalore Rural District 562120.

Telephone: 27746750

Mini Vidhana Soudha Taluk Office, Doddabllapura, Bangalore Rural District 561203.

Telephone: 27626876

Taluk Office Premises, Mini Vidhana Soudha Building, Kanakapura, Ramanagar District 571511.

Telephone: 27255412

Mini Vidhana Soudha Building, Nelamangala, Bangalore Rural District 562123.

Telephone: 27724110

Taluk Office Premises, Old B M Road, Ramanagar, Bangalore Rural District 571511.

Telephone: 27276270

Taluk Office Premises, B M Road, Channapatna. Bangalore Rural District 571501.

Telephone: 27255412

See also: All about stamp duty charges and registration charges in Bangalore

How to apply for a stamp duty refund in Bangalore?

Note that stamp duty value varies across states and the process to apply for a stamp duty refund is also different. If the prospective buyer submits an application for a refund  by providing documents, he will get a stamp duty refund of 98%. However, an application for a refund in stamp duty is to be deposited by the buyer.

Documents required for stamp duty refund

The following documents should be submited along with the application for cancellation

  • Original sale document that contains agreement details
  • Original cancellation deed of the property that was going to be purchased

Housing News View Point

For people planning to invest in property in Bangalore, it is recommended to know the latest guidance value in advance. This will make an impact on the stamp duty they will have to pay. Note that the value for all buyer categories including male, female and joint (male and female) will be same.


What are other services offered by the Kaveri portal?

The Kaveri portal provides services such as registration and mutation, Encumbrance Certificate (EC), marriage registration, society registration, firm registration, etc.

What is the guidance value in Karnataka 2024?

The guidance value is a property's minimum selling price that is fixed by the government. Effective October 1, 2023, the guidance value in Karnataka will be hiked up to 50%.

How to check guidance value in Karnataka?

You can check the guidance value of a property in Bangalore or Karnataka by visiting the Department of Stamps and Revenue website. Enter the required details and get information about the guidance value.

When was guidance value revised last in Karnataka?

Last, the guidance value in Karnataka was revised in 2018. It was made effective January 1, 2019.

What will all be impacted because of hike in guidance value Karnataka?

Hike in guidance value Karnataka will result in higher property prices and also increase in property tax.

Should I register property at guidance value or market value?

You can register the property at the sub registrar guidance value if it’s lower than the selling price of the property. But if your property cost you less than the guidance value, you cannot choose to register at the lesser value. Sub registrar guidance value in Bangalore is the minimum benchmark.

Why are there different guidance values of a property in the same city?

A number of reasons determine how much the guidance value is. For example, guidance value depends on the floor, building, locality, amenities, parking space, etc.

Where do I find information regards guidance value in Bengaluru?

You can approach the respective sub registrar office regarding guidance value in Bangalore for more details or refer to the numerous online websites for related information.

Are guidance and guideline values the same?

Guidance value is also referred to as guideline value. It is the minimum value at which a property registration takes place.


Got any questions or point of view on our article? We would love to hear from you. Write to our Editor-in-Chief Jhumur Ghosh at [email protected]


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