Fair Value of Land in Kerala 2026: How to Check, Revision & Stamp Duty
The fair value of land in Kerala is the minimum value per are or cent fixed by the government for every survey number, village and road in the state. Stamp duty and registration fee are charged on the fair value or the sale price, whichever is higher. The values in use today come from the notification SRO No. 420/2023, under which Kerala raised fair values by 20% from 1 April 2023. The June 2026 state budget announced a review of land fair values, but no new rates had been notified as of 2026. Stamp duty on a sale is 8% and the registration fee is 2%, about 10% in total. You can check the fair value free on the Registration Department portal, igr.kerala.gov.in. This guide explains how to check it, how to verify land records, and how to calculate stamp duty in Kerala.
- Set by: Government of Kerala (Revenue and Registration Departments)
- Values in force: SRO No. 420/2023, a 20% increase from 1 April 2023
- Latest: a review of fair values was announced in the June 2026 budget; no new rates notified yet
- Check at: igr.kerala.gov.in, Fair Value Search (no login needed)
- Stamp duty: 8% on a sale deed (7% on a new flat transferred within six months of its building number)
- Registration fee: 2%; no separate lower rate for women
What is the fair value of land?
The fair value is the government’s minimum value for land, fixed for each survey number and road in every village, taluk and district. It works like the circle rate in Delhi, the guideline value in Tamil Nadu and Karnataka, and the ready reckoner rate in Maharashtra. In Kerala it is usually shown per are (100 square metres) or per cent (about 40.47 square metres), and it differs by land category and by whether the plot faces a main road.
Fair value revisions in Kerala
- 2010: the government notified fair values for land across the state.
- Finance Act, 2020: allowed increases of up to 30% in areas where market prices had risen sharply.
- February 2023: the state budget proposed a 20% increase to narrow the gap between fair value and market value.
- 1 April 2023: the 20% increase took effect through SRO No. 420/2023. These are the values the IGR portal shows today.
- June 2026: the new government’s budget announced a review of land fair values. No revised rates or date had been notified as of 2026.
Check the fair value shown on the portal for your exact survey number on your registration date.
How to check the fair value of land on igr.kerala.gov.in
- Go to the Registration Department portal, igr.kerala.gov.in, and open Fair Value Search.
- Select the district, taluk, village and desom.
- Add the survey number and sub-division number for a more exact result.
- Submit and note the value per are or cent, the land category and the road classification.
- Multiply the rate by your land area to get the fair value of the land.
How to check land records in Kerala
Before buying, confirm that the seller owns the land and pays land tax. The Revenue Department’s ReLIS (Revenue Land Information System) holds the thandaper (land tax register) and is used for land tax receipts and possession certificates. e-Rekha gives digital survey records and maps. Under Kerala’s digital resurvey, Ente Bhoomi brings revenue, survey and registration records together in one portal as villages are resurveyed. Ask the seller for the latest land tax receipt, possession certificate and encumbrance certificate from the sub-registrar office.
Stamp duty and registration charges in Kerala
| Charge | Rate |
|---|---|
| Stamp duty on a sale deed | 8% |
| Stamp duty on a new flat transferred within six months of its building number | 7% |
| Registration fee | 2% |
| Total on a sale deed | about 10% |
Kerala does not have separate lower rates for women or joint owners. Charges are worked out on the fair value or the price in the deed, whichever is higher. Confirm the exact amount with the sub-registrar office before you pay.
How to calculate stamp duty in Kerala: example
Illustration only: a 10-cent plot in Kochi with an assumed fair value of ₹8 lakh per cent:
- Fair value of the land: 10 × ₹8 lakh = ₹80 lakh
- If the sale price is ₹95 lakh, charges are worked out on ₹95 lakh (the higher figure)
- Stamp duty (8%): ₹7.6 lakh
- Registration fee (2%): ₹1.9 lakh
- Total: about ₹9.5 lakh
The values in this example are assumed. Use the fair value shown on igr.kerala.gov.in for your survey number.
Fair value vs market value in Kerala
- In growing areas of Kochi, Kozhikode and Thiruvananthapuram, market prices are often well above the fair value.
- In some rural or low-demand areas, the fair value can be close to or above market prices.
- If the sale price is below the fair value by more than the allowed 10% tolerance, both buyer and seller can face income tax under Sections 56(2)(x) and 50C of the Income Tax Act.
Before you buy property in Kerala
- Check the fair value for the exact survey number before agreeing the price.
- Get the land tax receipt, possession certificate and an encumbrance certificate for at least 30 years.
- Check that the land is not classified as paddy land or wetland, which restricts construction.
- For new projects, check the registration on the K-RERA website.
Read our guides to the encumbrance certificate, checking property documents, property mutation and filing a RERA complaint. Browse property listed in Kochi and Kozhikode (Calicut), and compare with the guideline value in Chennai, the stamp duty in Karnataka and our stamp duty in India guide.
Frequently asked questions
What is the fair value of land in Kerala?
It is the government’s minimum value for land, fixed for each survey number and road. Stamp duty and registration fee are charged on the fair value or the sale price, whichever is higher.
How do I check the fair value of land in Kerala online?
On igr.kerala.gov.in, open Fair Value Search, select the district, taluk, village and desom, add the survey number if you know it, and submit.
When was the fair value of land last revised in Kerala?
Fair values were raised by 20% from 1 April 2023 under SRO No. 420/2023. The June 2026 budget announced a review, but no new rates had been notified as of 2026.
What is the stamp duty in Kerala?
Stamp duty on a sale deed is 8% and the registration fee is 2%, about 10% in total. A new flat transferred within six months of its building number is charged 7% stamp duty.
Do women pay lower stamp duty in Kerala?
No. Kerala has the same stamp duty and registration fee for men, women and joint owners.
How do I check land records in Kerala?
Use the Revenue Department’s ReLIS for land tax (thandaper) details and e-Rekha for survey records and maps, and ask the seller for the land tax receipt, possession certificate and encumbrance certificate.
Is the fair value the same as the market value?
No. The fair value is the government’s minimum value for registration. The market value is the actual price agreed between buyer and seller, which is often higher in growing areas.
Fair values, stamp duty and registration fees are set by the Government of Kerala and can change. Check the current fair value on igr.kerala.gov.in and confirm the exact charges at the sub-registrar office before paying. This guide is general information, not legal or tax advice. Sources: Registration and Revenue Departments, Kerala; Kerala Budget 2023 and SRO No. 420/2023; reports on the June 2026 Kerala budget; 2026 guides on Kerala stamp duty.
