Guidance value in Bangalore: how to check it on Kaveri

3.9.1 What is guidance value in Bangalore?

Guidance value in Bangalore is the property rate that the Karnataka government publishes for each area. The Sub-Registrar uses it to value a property for registration. The official name is “market value guidelines”. The Department of Stamps and Registration publishes the rates, area by area, in books for each Sub-Registrar office. The Kaveri 2 FAQ of IGR Karnataka, question 16, covers this. It says Sub-Registrars fix the market value “based on the guidance value published by the Government”. The stamp duty table of IGR Karnataka then charges stamp duty on a conveyance, including a flat, at 5 percent of the market value. Surcharge and additional duty come on top. So the guidance value is the starting point for the value on which you pay stamp duty on your sale deed. A committee under the Karnataka Stamp Act, 1957 sets the rates. For a buyer of a new flat, the number matters before booking, because it can change two costs: stamp duty and TDS.

Term	What it means	Where you see it
Guidance value	The published rate for an area, road or apartment	IGR guidance value books and the Kaveri valuation search
Market value	The value the Sub-Registrar fixes for your document, based on the guidance value	Your Kaveri assessment
Stamp duty value	The value a State authority adopts or assesses for stamp duty (Income-tax Act, 2025, section 2(105))	The TDS base for a flat

3.9.2 Who sets the guidance value, and how often is it revised?

The Central Valuation Committee sets the guidance value for every area in Karnataka, with sub-committees that propose rates for each sub-district. The Karnataka Stamp (Constitution of Central Valuation Committee) Rules, 2003, set out how this works. The rules define the committee as the one constituted under section 45B of the Karnataka Stamp Act, 1957. The Commissioner of Stamps, who is the Inspector General of Registration, is the chairman. The members include representatives of the Bangalore City Corporation, the Bangalore Development Authority and the Income Tax Department, among others, up to 20 members. In each sub-district, a sub-committee headed by the Tahsildar proposes rates, and the Sub-Registrar is its member secretary. The sub-committee must publish its intention in local newspapers. The rules say a period of 15 days may be allowed for public objections. The committee is “the final authority” to accept or reject the proposals. The rules also let the committee order a special revision for any area to correct an anomaly.

The IGR Karnataka “Revised Guidelines Value” page lists the books for the Bangalore Sub-Registrar offices under the heading “Revised Guidelines Value 2023-24”. It also lists separate “BDA corrigendum” gazettes for some offices, such as Mahadevapura, Varthur and Begur. Sachi opened the Gandhinagar book. It is the Karnataka Gazette Part III, No. 460, dated 30 September 2023. Sachi’s reading of its Kannada text is that the 2023-24 rates apply from 1 October 2023. Sachi did not find an official notice of a later Bangalore-wide revision on that page on 11 October 2026. The Kaveri search shows the rate that the system uses today, so always check Kaveri for your flat.

3.9.3 How do you check the guidance value of a flat on Kaveri?

You check the guidance value of a flat with the “Know Your Property Valuation” search on the Kaveri Online Services portal, without a login. In Kaveri, the “District” list shows registration districts, not revenue districts. For Bangalore, the list includes Basavanagudi, Gandhinagar, Jayanagar, Rajajinagar, Shivajinagar and Bangalore Rural. For example, Bangalore East taluk sits under Shivajinagar. Inside a registration district, you choose the taluk, then the hobli or town, then the village from the Index II list. The “Road” list follows. In some villages, this list names individual apartment projects, with the survey number and khata number. For example, in Amani Bellanduru Khane village, the list on 11 October 2026 named several apartments and villa projects. If your project is not in the list, choose the road it stands on. Then choose “Flat/Apartment” as the property type.

1. Open kaveri.karnataka.gov.in and click “Know Your Property Valuation” under Quick Links.
2. Choose “Non - Agricultural” as the property type.
3. Select the registration district, such as Shivajinagar or Jayanagar.
4. Select the taluk, then the hobli or town.
5. Select the village from the “Index II: Village” list.
6. In the “Road” list, find your project name, or else your road.
7. Choose “Flat/Apartment”, enter the area in square metres, and click Search.
8. Read the rate under “Flat Rate Details”, then review the floor, parking, amenity and annexure fields.

The result page shows more than one number. On 11 October 2026, for one apartment in Amani Bellanduru Khane village, the “Flat/Apartment” row showed ₹41,910 per square metre. The page then lists apartment amenities, parking counts and floor bands from 0-5 up to 15-200. It also lists “Annexure Rules” with percentage additions. Examples are 10 percent for a corner property and 33 percent for an open terrace. A property abutting a national highway, bypass or outer ring road gets 50 percent. These fields can raise the value above the base rate. If the search does not find your project, call the Kaveri helpdesk on 8970200100.

3.9.4 Why does guidance value matter for stamp duty and TDS?

Guidance value matters because it feeds the market value for your stamp duty, and that value can also become the base for your TDS. The IGR stamp duty table charges 5 percent of the market value on a conveyance of a flat, plus surcharge and additional duty. The Kaveri FAQ says the Sub-Registrar fixes the market value from the guidance value. It also says the Sub-Registrar can select the correct market value field if you chose a wrong one, and send the document back to you. For income tax, section 393(1), Table serial 3(i), of the Income-tax Act, 2025 sets the TDS rule. TDS is 1 percent of the consideration or the stamp duty value, whichever is higher. Section 2(105) defines stamp duty value as the value that a State authority adopts or assesses for stamp duty. So a high guidance value can raise both your stamp duty and your TDS. Sachi could not open the current text of the Karnataka Stamp Act on 11 October 2026, so this guide does not quote its valuation sections.

Cost	How guidance value affects it	Source
Stamp duty on the sale deed	Duty is 5 percent of the market value that the Sub-Registrar fixes from the guidance value	IGR stamp duty table, item 6, and Kaveri FAQ 16
Registration fee	2 percent, on the same document	IGR stamp duty table, item 6
TDS under the Income-tax Act, 2025	1 percent of the price or the stamp duty value, whichever is higher	Section 393(1), Table serial 3(i)

One exception matters for some buyers. The IGR table charges a conveyance by BDA or the Karnataka Housing Board at 5 percent “on Consideration shown in the document”. So a BDA or KHB flat follows a different base from a private builder’s flat. The full rates are in the stamp duty and registration charges guide, and the 1 percent rule is in the TDS on property purchase guide. For a first sale of a lower-value flat, lower slabs can apply. The stamp duty guide explains them.

3.9.5 How do you compare the builder’s price with the guidance value?

You compare the builder’s price with the guidance value by converting both to the same unit and the same area, then checking the gap. Kaveri gives the flat rate per square metre. If the builder quotes a price per square foot, convert the Kaveri rate first. One square metre is 10.764 square feet, so divide the Kaveri rate by 10.764. In the example above, ₹41,910 per square metre is about ₹3,894 per square foot. Next, check which area each number uses. A builder’s rate can be on the super built-up area, while your agreement for sale can state the carpet area. The Kaveri search asks only for the area in square metres and does not say which area it means. Ask the Sub-Registrar office or your lawyer which area to enter for your flat. Then compare the builder’s all-in price with the Kaveri value for the same flat. If the Kaveri value is higher, expect your stamp duty and TDS to use the higher value.

Step	What to do	Example
1	Read the Kaveri flat rate	₹41,910 per square metre
2	Convert to square feet	₹41,910 ÷ 10.764 = about ₹3,894 per square foot
3	Find the area in the agreement	Carpet area in square metres, from the agreement for sale
4	Add the annexure and amenity fields Kaveri applies	Floor, open terrace, parking, road
5	Compare with the builder’s total price	Use the full cost sheet

A gap between the builder’s price and the guidance value does not by itself mean the price is wrong. The guidance value is a rate book for stamp duty, not a survey of current prices. Use it for two checks. First, it shows the value that Kaveri starts from for your document. Second, it gives one official scale to compare locations. The best areas guide uses it this way.

To look up the guidance value for a project you are considering, Ask Sachi.