When a homebuyer is exploring the Bangalore property market, one of the most important things he should be aware is guidance value Bangalore. This will impact the price a home buyer pays for his property and also accordingly helps him in planning his finances. The minimum value below which no property can be sold in an area is known as the guidance value. This is fixed by the state government. Guidance value also known as guideline value is prevalent in south India. It is known as circle rate in north India and ready reckoner rate in Maharashtra and Gujarat.
What is Guidance Value Bangalore?
Guidance value Bangalore is the lowest value below which a property in any particular locality in Bangalore cannot be sold. It is also referred to as the Kaveri Guidance value here because Kaveri portal is where one can check all details regarding Bangalore guidance value. One of the biggest sources of revenue for the Karnataka government- the stamp duty and registration charges are calculated based on the guidance value.
The guidance value in Bangalore is used to calculate the value of both buildings and land parcels. In case of the land parcels, Kaveri land valuation is calculated based on the area of land available. Any property that is built on the land is not considered as part of the calculation. Note that while guidance value is the minimum rate there is no maximum rate that is fixed. Generally, the market rate in Bangalore is the final price in which a homebuyer buys the property and it is mostly more than the guidance value. To reduce the gap between the guidance value and the market value, the Karnataka government revises the guidance value in Bangalore every year. The last revision was done on October 1, 2023.
Kaveri land valuation: Benefits
Fair transaction: Demand and supply in real estate impact the market price of a property. So, basically market prices alter based on demand with what the market trend is and what the buyer demand is. On the other hand, guidance value do not fluctuate and are only adjusted between time periods by the government. These are important when pricing properties because they are responsible for floor price of the property irrespective of the actual price that is there.
Because of this, the stamp duty and registration charges that a buyer has to pay varies. For instance, if market value is more than guidance value, the property has to be recorded at a higher level. In case it is lower than the market value, the property has to be recorded at guidance level and not below it.
Because of the presence of an established base price for property registration, no transaction will be undervalued.
Standardised pricing: Guidance value Karnataka offers a standard point of reference for transactions, especially in places where market data is not available. This provides a good starting point for property negotiation for buyers and sellers.
What is the increase in Guidance Value in Bangalore?
| Type | Guidance value increase |
| Agricultural land | Up to 50% |
| Sites | Up to 30% |
| Apartment | Between 5-20% |
In addition to guideline value, you should also know what a composite value is. It is calculated based on super built-up area by considering all saleable areas of a property including the carpet area.
Guidance value in Bangalore vs market value
| Guidance value cannot be revised more than once a year. | Market rates fluctuate based on the market conditions and depends on the demand-supply ratio. |
| Guidance value is the minimum value under which a property transaction can take place | The market rate is the rate that a property owner can demand while selling his property. |
| Stamp duty and property tax depends on guidance value as stamp duty is 5% guidance value and property tax is 2% of stamp duty paid. | Stamp duty and property tax doesn’t depend on market value |
Guidance value Bangalore example
Example 1:
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 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 guidance value in Bangalore 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.
Example 2: Jairaj Reddy looks at buying an agricultural land. Note that guidance value of agricultural land depends on connectivity to other places in Bangalore and land fertility. If these are better, than the guidance value may be around Rs 4-5 lakh per acre.
Example 3: Jairaj Reddy is looking at investing in a residential site. If you are looking at calculating guidance value of the residential site, you take into consideration amenities, accessibility, location etc. So, for a premium area in Bangalore, he may have a guidance value of around Rs 1 crore per 1,200 sqft.
How to calculate guidance value Bangalore 2025 online?
The guidance value in Bangalore 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. To calculate the Kaveri online guidance value, follow the mentioned steps.
Step 1: Visit the Kaveri website at kaverionline.karnataka.gov.in to calculate guideline value in Bangalore.
Step 2: Opt for basic or advanced search to search for the Kaveri online guidance value in Bangalore.
Step 3: Enter details of district, area name, property usage type, property type, total area and measurement to calculate guideline value in Bangalore. Other fields will be auto-populated and you will be show 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.
If you are opting for an ‘advanced search’, you will have to enter extra information pertaining to the registration district and the SRO Office.
Note that 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.
How to check guidance value Bangalore 2025 offline?
A home-buyer can approach the sub-registrar office under whose jurisdiction the property falls and find the guidance value of that locality. Give details to the SRO like property type, survey number and location of the property. Once you get the guidance value of your property, you may also ask for a printed copy from the SRO for documentation purposes. Many SROs also display guidance value in notice boards for public consumption. Finally, you can also talk to local authorities to double check and get more insights on the guidance value.
Checking guidance value in Bangalore using online property portals
Homebuyers can access several property related or online websites that list guideline value Bangalore, from where a homebuyer can take information from.
Revised guidance value in Bangalore
| Location | Guidance value in Bangalore |
| CMH Road, 1st to 12th Cross | Rs 1,43,200 |
| 12th Main, HAL 2nd stage | Rs 1,11,800 |
| 9th Main, Jayanagar | Rs 3,87,500 |
| M.G.Road, Brigade Road, Residency Road | Rs 1,95,500 |
| Dollars Colony, RMV 2nd Stage | Rs 1,84,000 |
| Lavelle Road | Rs 2,07,900 |
| Sankey Tank Road | Rs 2,70,000 |
| Sampige Road, Malleshwaram | Rs 2,05,000 |
| Sadashivanagar (C.V. Raman Avenue to Bhashyam Circle) | Rs 2,58,200 |
| Dr. Rajkumar Road | Rs 1,61,500 |
| Nandidurga Road | Rs 1,75,000 |
| Bannerghatta Main Road (Hosur Road to Dairy Circle) | Rs 1,53,000 |
| Cunningham Road (Chandrika Hotel to Balekundri Circle) | Rs 2,78,600 |
| ESI Hospital Road, Rajajinagar | Rs 1,10,000 |
| Defense Colony, Indiranagar | Rs 1,71,800 |
| Vittal Mallya Road | Rs 2,08,900 |
The revised guidance value in Bangalore 2023-24 can be checked on the IGR Karnataka on https://igr.karnataka.gov.in/page/Revised+Guidelines+Value/en. Click on View corresponding to the district’s SRO and see the revised guidance value in Bangalore.
Guidance value Bangalore: Lowest and highest guidance value 2025
Mentioned are areas that have low and high guidance values in Bangalore.
Lowest guidance value areas in Bangalore
These areas have a lower guidance value as the place is still developing infrastructure wise.
Begur: This is another affordable real estate destination that is located in South Bangalore commanding a low guidance value.
Hesaraghatta: An affordable real estate destination in Bangalore, this commands a guidance value of Rs 8, 500 per sqft
Kumbalakoppal: An affordable real estate destination in Bangalore, this commands a guidance value of Rs 6, 500 per sqft.
Highest guidance value areas in Bangalore
These areas are premium areas in the city that is well-connected.
- Indiranagar: The guidance value of MG Road is between Rs 10,000 – Rs 20,000 per sqft.
- Koramangala: This area is one of the poshest areas in Bangalore and commands a high guidance value.
- Lavelle Road: This posh real estate area in Bangalore has a guidance value between Rs 20,000 – Rs 25,000 per sqft.
- MG Road: The guidance value of MG Road is between Rs 12,000 – Rs 30,000 per sqft.
Factors based on which guidance value in Bangalore is calculated
Property’s location
A property’s guidance value is directly linked to its location. Areas closer to the central business district and with connectivity such as Jayanagar, Richmond Town, MG Road, Lavelle Road etc. will command a higher guidance value. Areas such as Yelahanka may command a comparatively lower guidance value as it is far from the city centre.
Type of property and its usage
The guidance value Bangalore ha 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 Kaveri guidance value. Proximity to 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.
Demand and supply of the property
The property’s guidance value depends on its demand. If an area has a high demand for properties because of upcoming infrastructure like metro or an expressway, the government can revise the guidance value of this area.
What is the impact of guidance value in Bangalore on sellers and home buyers?
Cost of the property
Sellers: Will get higher prices if the market is in sync with guidance value.
Buyers: This impacts stamp duty and registration charges. Higher the guidance value, higher are these mandatory tax that the buyer has to pay.
Eligibility on home loan
Sellers: Banks and NBHF companies will grant properties with high guidance values better loan approvals.
Buyers: If the guidance value is lower than the market value, then the banks will grant lower home loans.
Legal
Sellers: Sellers cannot sell a property below the guidance value there by reducing negotiation flexibility.
Buyers: Property must be registered at or above the guidance value and thus the property transaction cost may increase.
Capital gains tax
Sellers: Higher guidance value may result in increased tax liabilities on sale of property.
Buyers: There is no direct impact.
Liquidity of market
Sellers: If the market price is lower than the guidance value, the sale of property may be difficult.
Buyers: If the guidance value is more, then buyers may postpone buying decision because of increased property costs.
Guidance value Bangalore and home loans
Banks and non-banking financial companies (NBFC) look at guidance value as a point of reference while they approve a property’s home loan. Note that even if the property value may be higher, the loan amount that the homebuyer gets will be limited to the guidance value Bangalore.
Legal implications of guidance value in Bangalore on property transaction
Mentioned are legal implications of the Kaveri land valuation in Bangalore:
Property registration
A property in Bangalore cannot be registered below the guidance value. Even if both parties agree on a property price below the guidance value, the stamp duty and registration charges will have to be paid only on the basis of the guidance value.
Capital gains tax
Guidance value determines capital gains tax when a property is sold. Anyone who has sold a property with higher guidance value will have to pay higher capital gains tax.
Bank loans
A bank offers home loan by considering the guidance value of a property. Thus, higher guidance value would mean higher bank loan – which will mean stricter checking measures by the bank.
Impact of guidance value in Bangalore on buyers and sellers
Mentioned is the impact for the different sections:
For buyers
The guidance value is the minimum value at which you can register a property. Thus, it determines the stamp duty and registration charges you pay. So, if guidance value in the property increases, it means that the location is seeing growth.
For sellers
While the increase in guidance value in a place may tell that the location is showing growth, quoting a price much higher than the guidance value may have a strong negative impact on the property purchase.
For investors
This is especially true for investors. They can use the help of guidance value to understand if investment in an area is attractive or not. Areas where the guidance value is way below the market price, may be a good investment option. Likewise, areas where the guidance value is high, the scope of property appreciation in that area may be less.
Also read about TNREGINET guideline value
Click on View corresponding to the district’s SRO and see the revised guidelines value.
For eg. Guidelines value in Gandhinagar can be seen by clicking on View corresponding to Gandhinagar SRO. You can check
Also read about cost of living in Bangalore
How to appeal against wrong Guidance value in Bangalore?
Online method
A home buyer can log on to the Kaveri portal, click on guidance value option and file a complaint. The complainant should also upload all supporting documents. A government official will be sent for physical examination of the property. This will be compared to other properties. Based on the findings, the guidance value may be revised or rejected. This entire process will take a few weeks to complete.
Offline method
In case the guideline value that a home buyer has been told doesn’t match with what the place commands, the home buyer can appeal to the Karnataka Department of Stamps and Registration. This can be done by filing the complaint along with supporting documents such as recent sale deeds, property valuation report etc. with the sub registrar.
Property tax in Bangalore: Zonal method
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 2025.The tax rates proposed were:
| 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 |
Note that while the rest of Karnataka is being levied property tax on the basis of Kaveri Guidance Value, property tax in Bangalore which is under the BBMP ambit is based on the zonal division. The property tax in BBMP is calculated based on five zonal divisions- from A to E.
This resulted in some areas paying more property tax than others, although all of them had the same built-up area. While Karnataka explored the option to calculate property tax in Bangalore based on guidance value to bring in uniformity across state and rake up the state revenue, it did not proceed with implementing it.
With the financial year 2024-25 coming to an end, the BBMP is doing all it takes to collect the outstanding property tax amount. To encourage property tax defaulters to pay up the amount, the government is providing a rebate where defaulter has to pay Rs 100 for Rs 100 unpaid property tax for one year. However, this rebate is offered only till March 31, 2025. The municipal body has also announced that starting April 1, 2025, property tax defaulters will have to pay a penalty equal to tax amount that is pending and an additional interest of up to 15%. This is under the BBMP Act that the Karnataka government had amended last year that reduced property tax penalty to equal amount as opposed to double the amount that existed before.
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
Housing.com POV
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.
FAQs
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 2025?
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.
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.
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.
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.
Guidance value is also referred to as guideline value. It is the minimum value at which a property registration takes place. Should I register property at guidance value or market value?
Why are there different guidance values of a property in the same city?
Where do I find information regards guidance value in Bengaluru?
Are guidance and guideline values the same?
| 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 jhumur.ghosh1@housing.com |
