What Is Government Market Value?
Know what government market value means, how it differs from guidance value and how to check it on the Kaveri portal in Karnataka.
Quick Summary (TL; DR)
Government Market Value (Guidance Value) is the minimum price fixed by the Karnataka government for properties in a specific area or locality. It is also commonly known as Guidance Value or Circle Rate.
The Sub-Registrar Office uses this value as the base to calculate stamp duty and registration charges when a property is bought or sold. Even if you negotiate a lower price with the buyer or seller, stamp duty is always calculated on the higher of the two - the agreed sale price or the government’s guidance value.
Important points to note:
Guidance value is not the same as the actual market price. It is usually lower than the current market rate in most developed areas.
It is revised periodically (sometimes every year) based on location, infrastructure and market trends.
You can check the latest guidance value for any property for free on the Kaveri Online Services portal (kaverionline.karnataka.gov.in) in just a few minutes by entering the property details or survey number.
Knowing the guidance value before finalising a deal helps you estimate the total cost of registration and stamp duty accurately and avoid unpleasant surprises at the Sub-Registrar’s office.
What Is Government Market Value?
Government market value, also known as the guidance value, is the minimum value prescribed by the Government of Karnataka for the registration of immovable properties. It is determined by the Department of Stamps and Registration based on factors such as the property's location, locality, road, and, in some cases, the specific survey number.
This value serves as the minimum benchmark for property registration. While buyers and sellers are free to agree on a sale price higher than the government market value, a property cannot generally be registered at a value lower than the prescribed guidance value.
The primary purpose of fixing a government market value is to ensure uniformity in property valuation during registration and to prevent the undervaluation of properties for the purpose of reducing stamp duty and registration charges.
What Government Market Value Is Also Called
Guidance value, the term most commonly used in Karnataka
Circle rate, used in Delhi and a few northern states
Ready reckoner rate, used in Maharashtra
What Government Market Value Determines
Stamp duty and registration charges on a sale deed
The minimum amount a property can be legally registered for
Part of the base BBMP uses for calculating annual property tax
What Is the Difference between Government Market Value vs Actual Market Value?
Aspect | Actual Market Value | Government Market Value (Guidance Value) |
Set By | Buyer and seller through negotiation | Karnataka Government (Stamps & Registration Department) |
How it Changes | Fluctuates frequently based on demand, location and market sentiment | Changes only during official revisions (sometimes after years) |
Purpose | Determines the real price you pay or receive | Used as the base to calculate stamp duty & registration charges |
Which is Usually Higher | Often significantly higher in high-demand areas | Generally lower than actual market value |
Impact on Stamp Duty | Stamp duty is calculated on the higher of the two values | Forms the minimum value for stamp duty calculation |
How to Check Government Market Value in Karnataka? (Step-by-Step)
Go to the Kaveri Online Services portal, kaveri.karnataka.gov.in
Look for Know Your Property Valuation or the Guidance Value section under Services
Select your District, Taluk, Hobli and Village or Ward
Enter the survey number, street name or locality details
Choose the property type, such as apartment, site or agricultural land
Click Fetch to see the current guidance value per square foot
Download the result as a PDF for your records
No login is required for this basic check and it is completely free.
What Details Do You Need to Check Guidance Value?
District and Taluk of the property
Village, Hobli or urban ward number
Survey number or plot number, if available
Property type, residential, commercial or agricultural
Road width category, since this affects the value in urban areas
How Government Market Value Affects Your Costs?
Stamp Duty and Registration
Karnataka applies a strict slab-based calculation on whichever is higher - the guidance value or your actual selling price.
Properties up to ₹20 Lakh: 2% Stamp Duty
Properties ₹20 Lakh to ₹45 Lakh: 3% Stamp Duty
Properties above ₹45 Lakh: 5% Stamp Duty
Note on Registration: Effective from late 2025, registration fees across Karnataka have officially doubled from 1% to 2%. For properties located within BBMP or GBA limits, a 10% cess and 2% urban surcharge apply directly to the stamp duty amount, raising your total transaction tax baseline up to 7.6%.
Property Tax
BBMP factors guidance value into its property tax calculation. An increase in the guidance value may affect the annual property tax assessment. However, it is separate from the stamp duty and registration charges payable on property registration.
Loan Eligibility
Banks sometimes reference guidance value alongside their own valuation when deciding how much home loan to sanction, though most lenders also conduct an independent valuation.
Common Mistakes When Checking Government Market Value
Mistake 1: Confusing It With the Selling Price
Buyers sometimes assume guidance value is what they must pay the seller. It is not. It is only the minimum figure used for stamp duty.
Mistake 2: Using Outdated Figures
Karnataka has revised guidance values more than once in recent years. A figure you saw six months ago on a random website may already be outdated. Always check the live Kaveri portal.
Mistake 3: Picking the Wrong District Name
Bangalore Urban is listed as Bengaluru Urban on the Kaveri portal. Selecting the wrong option returns no results or the wrong figure entirely.
Mistake 4: Ignoring Road Width Category
In urban areas, a property facing a wider road usually carries a higher guidance value than one on a narrower lane in the same block. Skipping this detail gives an inaccurate estimate.
Mistake 5: Registering Below Guidance Value Without Realising It
Even if you agree on a lower sale price with the seller, the Sub-Registrar will still calculate stamp duty on the guidance value, not your lower agreed price.
How Vault Proptech Helps With Government Market Value Checks?
Vault Proptech helps Karnataka property buyers and NRIs get the exact guidance value for their property before they budget for a purchase.
Guidance value check for your exact survey number, SRO and property type
Stamp duty and registration cost calculation based on current rates
Comparison of guidance value against realistic market value in your locality
Remote support for NRI buyers who cannot visit Sub-Registrar offices
