Bangalore Guidance Value: Meaning, Rates and 2026 Update

Complete guide to Bangalore guidance value meaning, area-wise rates 2026, how to check online, stamp duty calculator, and the April 2026 revision status.

Quick Summary (TL; DR)

• Guidance value is the minimum price per sq ft set by the Karnataka government for property registration. Stamp duty and registration fees are calculated on the higher of the sale price or guidance value, whichever is greater. You cannot register below the guidance value

• Last major statewide revision: October 1, 2023, 25–30% across Karnataka; up to 50% for agricultural land. February 2026 mid-revision: 6–15% in Bengaluru urban limits; North Bengaluru corridors (Devanahalli, Yelahanka, Hebbal) up 12–15%

• June 2026 alert: The Karnataka Department of Stamps and Registration, early April 2026, announced a further upward revision zone-wise increases ranging from 12% to 30%. As of late May 2026, this revision was announced but not yet gazette-notified. Some sub-registrars are applying the old value, some the new. The old guidance value remains legally operative until formal gazette notification.

• Registration fee is 2%, revised from 1% effective August 31, 2025. Total statutory cost on a property above ₹45 lakh in Bengaluru is now approximately 7.6%

• Always verify the guidance value at kaveri2.karnataka.gov.in on the day before registration, not from any third-party website

What is the Guidance Value in Bangalore?

Meaning, Legal Basis and Why It Affects Every Transaction

Guidance value, also called guideline value or circle rate in other Indian states, is the minimum value per sq ft or sq m notified by the Karnataka government for every property zone across the state.

The Karnataka Department of Stamps and Registration determines and revises guidance values based on location, property type, infrastructure development, land usage, and prevailing market trends. Each area or sub-registry zone has its own notified rate, and the rates are accessible through the Kaveri Online Services portal.

For Example:

• You are buying a flat in Whitefield for ₹85 lakh. What is the guidance value for that area? Is the stamp duty calculated on ₹85 lakh or on the government's number?

• Or you just heard the guidance value was revised in 2026. Is the new rate already in effect? By how much did it go up?

• This guide answers both questions and every related one with verified area-wise rates, a working calculator, and the exact status of the April 2026 revision as of June 2026.

Why does guidance value exist?

Without a floor, buyers and sellers could declare artificially low sale prices at registration, paying less stamp duty than is legally due. The guidance value prevents this by establishing a minimum below which no property can be registered.

How guidance value affects your transaction directly?

• Stamp duty is on the higher of the guidance value or the actual sale price

• The registration fee is at the same higher value

• B Khata to A Khata conversion fee is a percentage of the guidance value

• Banks calculate the maximum loan amount against the lower of the market value or the guidance value

• Capital gains tax computation for sellers starts from the higher of the guidance value or the sale consideration

What is the Difference Between Guidance Value vs Market Value?

Why They Are Never the Same Number

In practice:

In Indiranagar, the guidance value for residential apartments may be ₹12,000 per sq ft, while market transactions happen at ₹18,000 to ₹22,000 per sq ft. In newer corridors like Devanahalli and Hoskote, the gap is narrower guidance value is typically 15–25% below market.

What this gap means: In Indiranagar, stamp duty is on the actual sale price (₹18,000 to ₹22,000) because the market exceeds the guidance value. In a weak market where your agreed price is ₹7,000/sq ft but the guidance value is ₹8,000/sq ft, you still pay stamp duty on ₹8,000/sq ft.

Current Guidance Values in Bangalore:  Area-Wise Table (June 2026)

Post-February 2026 Revision Rates by Locality

These are indicative guidance values based on the formally notified February 2026 revision. The April 2026 announced revision (12–30% zone-wise) is not yet gazette-notified verify at kaveri2.karnataka.gov.in for the exact current rate before signing.

Residential guidance values  major localities:

Note: The area-wise values in the table reflect current Kaveri portal data and industry-tracked revisions. Readers must verify at kaveri2.karnataka.gov.in for their specific survey number before any transaction.

Commercial properties: Commercial properties typically have 20–40% higher guidance values compared to residential properties in the same area.

Agricultural land: The October 2023 revision raised agricultural land guidance values by up to 50%. Peripheral areas around Bengaluru (Devanahalli, Hoskote, Anekal taluk boundaries) currently range from ₹500 to ₹2,500 per sq ft guidance value. Verify exact rates at the relevant SRO through bhoomi.karnataka.gov.in for the specific survey number.

All values are indicative ranges based on the formally notified February 2026 revision. Road width, SRO zone, floor level, and exact survey number significantly affect the precise figure. The ONLY authoritative source is kaveri2.karnataka.gov.in.

Road Width and How It Changes Your Guidance Value

The Factor Most Buyers Ignore

The same property can have significantly different guidance values depending on the width of the road it faces. This is not a minor adjustment; it is a structured component of Karnataka's guidance value system.

Impact by road width:

Example: A property in Whitefield on a 30-ft road may have a guidance value of ₹7,000/sq ft. The same survey area on a 60-ft arterial road may be ₹9,500/sq ft. The Kaveri portal asks for road width specifically; never skip this field.

The guidance value is set by the government. How much it costs you is determined by when and where you verify it. Talk to Vault Proptech about your property transaction and get legal and professional Guidance.

Stamp Duty and Registration: Calculated on Guidance Value

June 2026 Charge Structure

Stamp duty rates (unchanged):

• Registration fee: 2%, revised from 1% effective August 31, 2025, the first increase since 2003

• BBMP cess + surcharge (urban Bengaluru): ~0.6% on property value (12% of stamp duty amount)

• Total for properties above ₹45 lakh in Bengaluru: ~7.6%

• Worked example  guidance value higher than sale price:

• Property: 2BHK flat, Jayanagar Agreement value: ₹1.10 crore Guidance value for that area: ₹1.20 crore

• Stamp duty base: ₹1.20 crore (guidance value is higher)

The buyer agreed to pay ₹1.10 crore, but pays stamp duty as if they paid ₹1.20 crore. This is the guidance value trap.

The April 2026 Guidance Value Revision: What You Must Know Right Now

Current Status as of June 2026 and What It Means for Your Registration

This is the most important section for anyone registering property in Bengaluru between June and September 2026.

The timeline:

In early April 2026, the Karnataka Department of Stamps and Registration announced a comprehensive revision to the guidance values across Bengaluru. The revision specified zone-wise percentage increases ranging from 12% in already-expensive areas.

Six weeks later, in late May 2026, the revision was announced but not formally notified through the State Gazette. The old guidance value remains legally operative until gazette notification. Some sub-registrars are applying the old guidance value; some are applying the announced new value, creating inconsistency. The notification will eventually happen, possibly in June or July 2026, based on historical patterns.

What this means for buyers registering in June 2026:

• The April 14, 2026, announced revision may now be gazette-notified or may be imminent. The status must be verified on igr.karnataka.gov.in on the day before your registration.

• Buyers planning to register in mid-2026 should track the notification carefully because the registration date determines which guidance value table applies. A 10–15% guidance value hike directly raises the base on which stamp duty and the 2% registration fee are calculated.

• Action for June 2026 buyers: Go to igr.karnataka.gov.in and kaveri2.karnataka.gov.in on the day before your SRO appointment. Confirm whether the new values have been gazette-notified and apply to your SRO zone.

Guidance Value Revision History: What Changed and When

So You Know Where the Current Numbers Come From

Combined cost increase since 2022 for a ₹1 crore Bengaluru property:

The guidance value is set by the government. How much it costs you is determined by when and where you verify it. Talk to Vault Proptech about your property transaction and get legal and professional Guidance.

How to Check Guidance Value Online in Bangalore?

Step-by-Step: Kaveri Portal  The Only Authoritative Source

Most property websites display guidance values from previous revision cycles. After the February 2026 revision, any portal not drawing real-time from Kaveri 2.0 is showing stale data. A buyer who relies on a third-party portal may budget ₹10,000 to ₹15,000 less per sq ft than the current actual figure. Kaveri 2.0 is the only authoritative source.

Step 1: Open kaveri2.karnataka.gov.in in Chrome or Edge.

Step 2: Navigate to "Guidance Value" or "Know Your Guidance Value"  listed under Citizen Services.

Step 3: Select District: Bengaluru Urban (for BBMP area properties) or Bengaluru Rural (for outskirts).

Step 4: Select the Sub-Registrar Office (SRO) with jurisdiction over your property's location.

Step 5: Select Village / Locality / Area from the dropdown list.

Step 6: Select property type: Residential Site, Residential Apartment, Commercial Site, Commercial Building, or Agricultural Land.

Step 7: Enter the road width facing the property (in feet or metres significantly impacts value.

Step 8: The portal displays the guidance value in ₹ per sq ft or per sq m. Note the date of the data and confirm it matches the latest notified revision.

If your property does not appear: Your specific village or survey may be under a different SRO jurisdiction. The Department of Stamps and Registration has 42 sub-registrar offices in Bengaluru Urban and additional offices in Bengaluru Rural. Identify the correct SRO first, then search.

How to Calculate Your Stamp Duty Using Guidance Value?

The Step-by-Step Formula

Step 1: Get the guidance value From kaveri2.karnataka.gov.in: ₹[X] per sq ft

Step 2: Calculate total property guidance value

• For apartments: guidance value/sq ft × super built-up area

• For independent houses: (land guidance value/sq ft × plot area) + (construction rate × built-up area, less depreciation for old buildings)

• For plots: guidance value/sq ft × plot area

Step 3: Determine the stamp duty base, the higher of: agreed sale price OR total guidance value

Step 4: Apply stamp duty slab ≤₹20 lakh → 2% | ₹21–45 lakh → 3% | >₹45 lakh → 5%

Step 5: Add registration fee (2%) + cess (~0.6% in BBMP areas)

Quick formula for properties above ₹45 lakh: Multiply the base by 0.076 to get the total statutory registration cost.

Calculator examples:

What Factors Determine Guidance Value?

Why Two Properties 200 Metres Apart Can Differ by 30%

The property's location is the primary factor affecting guidance value. High-demand areas with better infrastructure and accessibility, like Koramangala, Whitefield, and Indiranagar, generally have a higher guidance value than less-developed or peripheral areas. Commercial properties tend to have higher guidance values due to their income-generating potential. Properties near metro stations, highways, and commercial hubs are valued higher.

The other key factors:

• Road width: A primary variable in Karnataka's guidance value formula. Wider road = higher value. (Covered in the road width section above.)

• Property type: Residential site, residential apartment, commercial, and agricultural all have separate rates. Commercial runs 20–40% above residential in the same area.

• Infrastructure proximity: Metro connectivity is now a specific uplift factor for areas along the new metro lines (Yellow Line: RV Road to Bommasandra; Green Line extensions; Purple Line to Whitefield) have seen guidance values revised upward in the February 2026 mid-revision.

• Development stage: Established areas have high, stable guidance values. Emerging localities (Kanakapura Road outskirts, Peripheral Ring Road areas) have lower guidance values with larger gaps to market prices.

Can You Register Property Below the Guidance Value?

The Clear Answer

No. The Kaveri 2.0 registration system will not process a deed where the declared value is below the guidance value. The Sub-Registrar cannot register the property below the government's notified floor.

If a buyer and seller agree on ₹70 lakh for a flat whose guidance value is ₹80 lakh, the sale deed must declare ₹80 lakh as the transaction value or the SRO will reject registration. Stamp duty is then on ₹80 lakh.

Deliberately declaring a lower value to reduce stamp duty is fraud under the Registration Act and the Indian Penal Code. Authorities can demand differential stamp duty plus penalties of up to 8 times the unpaid amount.

The guidance value is set by the government. How much it costs you is determined by when and where you verify it. Talk to Vault Proptech about your property transaction and get legal and professional Guidance.

How to Appeal an Incorrect Guidance Value

When the Government Number Seems Wrong

You can appeal through your local Sub-Registrar Office (SRO) within 30 days of discovering an error with proper documentation, including comparable property registrations in the same area, physical description of the property, road width details, and any previous assessments.

Process:

1. File a written objection at your SRO within 30 days of the guidance value being applied

2. Provide evidence: recent registrations of comparable properties in the same zone, a measured road width certificate, and survey documents

3. The SRO forwards the objection to the district-level assessment authority

4. If the SRO is unresponsive, file a grievance at sakala.karnataka.gov.in

Guidance Value and Property Registration: Vault Proptech Handles It All

Getting the guidance value right before signing any sale agreement is not optional; it is the difference between a correct registration budget and a lakhs-of-rupees shortfall at the SRO.

Vault Proptech verifies the current guidance value for your specific property, accounting for road width, SRO zone, and the latest revision status before you commit to any transaction.

• Guidance value verification at kaveri2.karnataka.gov.in for your specific property

• Road width and zone confirmation  the two factors most commonly missed

• Stamp duty calculation on the correct higher of guidance value vs sale price

• April 2026 revision status tracking, confirming whether gazette notification has been published

• e-Stamp paper procurement for the correct stamp duty value

• Kaveri 2.0 SRO appointment booking and registration coordination

• B Khata to A Khata conversion fee calculation at 2% of the guidance value (Bhoo Guarantee window)

• Home loan eligibility assessment based on guidance vs market value gap

• Agricultural land guidance value verification for revenue records

• NRI property transaction  complete registration coordination, including guidance value verification

The guidance value is set by the government. How much it costs you is determined by when and where you verify it. Talk to Vault Proptech about your property transaction and get legal and professional Guidance.