Guideline Value Bangalore 2026: Karnataka Guidance Value, Latest Revision, How to Check on Kaveri and Stamp Duty

Posted by Akhilesh Upadhyay on 08/11/2026

Land records · Karnataka

Akhilesh UpadhyayUpdated 8 Nov 2026 · 7 min read

Checked against official government sources. General information, not legal or financial advice.

The guideline value in Bangalore, officially called the guidance value, is the minimum value the Karnataka government fixes for land, sites and flats in each area. Stamp duty and the registration fee are charged on the guidance value or the sale price, whichever is higher. The last statewide revision took effect on 1 October 2023, with an average increase of about 25–30%. A further hike of about 15–20% was proposed for 2026, but check the Kaveri Online Services portal for the rate in force before you register. This guide explains how it is set, checked and used.

Guidance value Bangalore at a glance

Set by: Central Valuation Committee, Department of Stamps and Registration, Karnataka
Last statewide revision: 1 October 2023, average increase about 25–30%
2026 proposal: about 15–20% average hike reported; final notification to be checked
Where to check: Kaveri Online Services (kaveri.karnataka.gov.in) or the sub-registrar office
Stamp duty: 5% on property above ₹45 lakh, plus cess and surcharge
Registration fee: 2% from 31 August 2025 (earlier 1%)
Value for duty: guidance value or sale price, whichever is higher

In this guide

What is the guidance value in Bangalore?
Who fixes it and how often?
The October 2023 revision
The proposed 2026 revision
How to check the guidance value on Kaveri
How guidance value affects stamp duty
What if the sale price is below the guidance value?
Before you buy property in Bangalore
Frequently asked questions

What is the guidance value in Bangalore?

The guidance value is the government’s minimum price for property in a particular area. In other states the same idea is called the circle rate or ready reckoner rate. In Karnataka, values are fixed area by area: by village or survey number in rural parts, and by ward, road or layout in the city. Separate values apply to sites, flats, commercial property and farmland.

When a sale deed is registered, the sub-registrar compares the price in the deed with the guidance value and charges stamp duty and the registration fee on the higher figure.

Who fixes it and how often?

Guidance values are proposed by district-level sub-committees and approved by the Central Valuation Committee under the Department of Stamps and Registration. A draft is published for public objections before the final values are notified. Revisions have not followed a fixed cycle. Before October 2023, the last increase was in 2018–19.

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The October 2023 revision

The revised values took effect on 1 October 2023, and Bengaluru was the first city to apply them. The average increase was about 25–30%, but the change in each area depended on how far the old value lagged the market. As reported at the time:

Situation in the area	Reported change
Market rate close to the guidance value	About 10% increase
Market rate far above the guidance value	20–25% increase
Market rate very far above the guidance value	Up to 50% increase
Guidance value higher than the market rate	Officials told to reduce it

By property type, reports put the increase at up to 30% for sites, 5–20% for apartments and up to 50% for agricultural land, with cuts in some places.

The proposed 2026 revision

In early 2026 the Central Valuation Committee met on 12 January to start a fresh revision. Reports said the average hike would be about 15–20%, with a target date of 1 April 2026, and the department was asked to publish a draft. The aim, officials said, is to narrow the gap between market prices and government values. Later reports said the final notification was still awaited. Because the status may have changed since, always check the current value on Kaveri or at the sub-registrar office before you fix a price.

How to check the guidance value on Kaveri

Go to kaveri.karnataka.gov.in (Kaveri Online Services). Create an account with your mobile number and email if the service asks you to log in.
Open the guidance value or market value search option.
Select the district: Bengaluru Urban for most city property.
Select the taluk, then the hobli and village, or the area or ward for city property.
Choose the property type, such as site, flat, commercial or agricultural.
Note the value per sq ft or sq m and multiply it by your area.

Menu names on the portal can change. If you cannot find your area, use the village or ward name from your khata, tax receipt or earlier sale deed, or ask the sub-registrar office that covers the property. Kaveri also gives encumbrance certificates and certified copies. See our encumbrance certificate guide.

How guidance value affects stamp duty

Value for duty = guidance value × area, or the sale price, whichever is higher. For property above ₹45 lakh, stamp duty is 5%. Cess and surcharge add about 0.6%, and the registration fee is 2%, about 7.6% in all.

Illustration only: a 1,000 sq ft flat where the guidance value is assumed to be ₹8,000 per sq ft (not an official figure), with a sale price of ₹75 lakh:

Item	Amount
Guidance value (1,000 × ₹8,000)	₹80,00,000
Sale price	₹75,00,000
Value used (higher figure)	₹80,00,000
Stamp duty (5%)	₹4,00,000
Cess and surcharge (about 0.6%)	₹48,000
Registration fee (2%)	₹1,60,000
Total	₹6,08,000

Lower slabs apply to cheaper property. See our full guide to stamp duty in Karnataka or use the stamp duty calculator.

What if the sale price is below the guidance value?

Duty on the higher figure: stamp duty and the registration fee are charged on the guidance value.
Undervalued deeds: under the Karnataka Stamp Act, a deed that seems undervalued can be referred to the Deputy Commissioner, who can fix the market value and recover the shortfall.
Value seems too high: if a guidance value is clearly above the real market price, raise it during the draft objection period or ask the sub-registrar about the review process.
Income tax: if the price is more than 10% below the stamp duty value, the tax department can treat the stamp duty value as the price for both seller and buyer.

Before you buy property in Bangalore

Check the guidance value for the exact area and property type on Kaveri.
Check the RTC (pahani) on Bhoomi for land, and the khata and encumbrance certificate for city property.
For a new project, check the Karnataka RERA registration.
Budget about 7.6% of the higher value for duty and fees, plus legal costs.

Useful guides: Bhoomi Karnataka RTC, Karnataka RERA, BBMP property tax, Bangalore metro map, checking property documents and the plot buying checklist. Compare with the guideline value in Chennai.

Frequently asked questions

Is guideline value the same as guidance value in Karnataka?

Yes. Karnataka officially calls it the guidance value. Many people say guideline value, circle rate or government value. They mean the same minimum value used for stamp duty.

When was the guidance value in Bangalore last revised?

The last statewide revision took effect on 1 October 2023, with an average increase of about 25–30%. A further revision was proposed in 2026; check Kaveri for the value in force.

How much is the 2026 guidance value hike?

Reports in early 2026 said about 15–20% on average, varying by area. Confirm the final notified values on Kaveri or at the sub-registrar office.

How do I check the guidance value online?

On kaveri.karnataka.gov.in, open the guidance value search, choose Bengaluru Urban, then the taluk, hobli and village or area, and the property type.

What are stamp duty and registration charges in Bangalore?

Stamp duty is 5% for property above ₹45 lakh, plus about 0.6% cess and surcharge. The registration fee has been 2% since 31 August 2025.

Can I register a flat below the guidance value?

You can state a lower price, but duty and fees are still charged on the guidance value, and an undervalued deed can be referred to the Deputy Commissioner.

Does guidance value affect home loans?

Banks lend on their own valuation and the agreement price, but your registration costs are always worked out on the higher of the guidance value and the sale price.

Guidance values, stamp duty and registration fees are set by the Government of Karnataka and can change. The 2023 changes and the 2026 proposal above are as reported in news coverage, not the official notification; check the current value on kaveri.karnataka.gov.in and confirm the amount at the sub-registrar office before paying. This guide is general information, not legal or tax advice. Sources: Department of Stamps and Registration, Karnataka (Kaveri Online Services); Deccan Herald (2026 revision proposal); Home Bazaar and Housing.com on the 1 October 2023 revision; K&S Partners on the registration fee notification (August 2025).

About the author

Akhilesh Upadhyay Founder, Housepartner.in

Akhilesh Upadhyay is the founder of Housepartner.in, an India-wide property portal. He has worked in Indian real estate since 2013, across residential and commercial property, plots and development-authority schemes. He writes and reviews Housepartner's buyer guides on RERA, land records, stamp duty and property documents.

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