Service Guide · Karnataka · Kaveri 2.0

Land Market Value in Karnataka: The Guidance Value

Every Karnataka parcel carries two prices: the one the seller quotes and the one the state gazetted. The second is the guidance value, published survey number by survey number on Kaveri 2.0, and it sets the floor for stamp duty however the deal itself is priced. Buyers who look it up first negotiate knowing the whole bill, not just the sticker.

Quick Reference

State's termGuidance value

Published onKaveri 2.0 (registration dept)

Portalkaveri.karnataka.gov.in

GranularitySurvey number / locality

Duty baseHigher of guidance value and price

Lookup costFree

RevisedPeriodically; recheck near closing

Bottom lineYou negotiate one price. The state already fixed the other.

Land market value versus guidance value in Karnataka

Definition

The guidance value is Karnataka's gazetted rate for property in each survey number or urban locality, maintained by the registration department and published through Kaveri 2.0. Stamp duty and registration fees compute on it whenever it exceeds the declared price, making it the tax floor under every transaction.

It is a floor, not an appraisal. Market prices in a hot Bengaluru corridor can run multiples above guidance; a distressed dryland parcel can trade below it. The number's job is fiscal: whatever you declare, duty computes on the larger of declaration and guidance.

Granularity is the working detail. Rates step at survey-number and locality level, so a road-facing hissa and its landlocked neighbour can carry visibly different guidance even inside one village. Look up the exact parcel, not the village generally.

The value also reads as a signal in both directions. A deal priced far above guidance should be explainable by features the map and RTC confirm; one priced far below it deserves the question every discount deserves, which defect is being discounted.

State-specific note: Guidance value lives with registration on Kaveri 2.0, not on Bhoomi. And revisions land periodically, so a rate pulled at shortlisting is re-pulled near the registration date.

How to check land market value in Karnataka

Free on Kaveri 2.0; the discipline is matching the parcel exactly.

Kaveri 2.0 lookup

Open the guidance value search

On kaveri.karnataka.gov.in, choose the valuation service.

Registration side, not the records portal.

Locate the parcel precisely

District, taluk, hobli, village, then survey number and hissa.

Neighbouring hissas are not proxies.

Read the applicable rate

Note the unit and any use-based distinction the entry carries.

Agricultural and converted rates differ in kind.

Run the full arithmetic

Rate against extent gives the floor; duty and fees compute on the higher of floor and price.

Budget the total, not the sticker.

Guidance value in the life of a deal

Where the gazetted number actually bites.

Moment	How guidance value applies	Your move
First shortlist	Converts sticker to true cost	Compute duty and fees early
Negotiation	Anchors the price conversation	Ask why the ask sits far from guidance
Loan file	Valuers triangulate both numbers	Pre-empt questions on divergence
Registration	SRO applies the higher-of rule	Verify the challan against your maths
Resale, years on	Basis and gains reference points	Keep the rate record from purchase day

Good sign: A deal whose distance from guidance you can explain, a duty computation done before the offer, and a challan that matches it at the SRO.

Common guidance value issues, and the fix

Guidance-value work goes wrong in four ways.

Wrong parcel matched

The neighbouring survey's premium rate read as yours.

Fix: re-run at hissa level; adjacent rates diverge sharply near roads.

Rate type misread

An agricultural rate applied to converted land, or the reverse.

Fix: let the RTC's class and conversion status pick the rate type.

Revision mid-deal

The gazette moved between shortlist and SRO date.

Fix: re-pull near registration and refresh the closing budget.

Under-declaration temptation

Papering the deed at guidance while paying more.

Fix: decline; duty still computes on the floor, and the exposure is entirely yours.

Why to check land market value before the offer

The number turns negotiation into arithmetic.

🏦

Price plus duty plus fees is the real figure

Price plus duty plus fees is the figure that competes with every other parcel on your list, and two of those three are computable before the first phone call.

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It disciplines both sides

It also disciplines the conversation. Sellers quoting far above guidance must argue features; buyers offered far below it should hear the discount as a question about the title, the access, or the class.

Red flag: Any suggestion to run the deed at guidance value while the balance travels outside it is an invitation to co-sign a misdeclaration. The saving is imaginary; the liability is not.

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Frequently asked questions

What is guidance value in Karnataka?

The state's gazetted rate per survey number or locality, published via Kaveri 2.0. Stamp duty computes on it whenever it exceeds the declared price.

Where do I check land market value in Karnataka?

On Kaveri 2.0 at kaveri.karnataka.gov.in under the valuation search. Bhoomi, the records portal, does not carry rates.

Is guidance value the market price?

No. It is the fiscal floor. Market prices run above it in hot corridors and occasionally below it in distress; duty always follows the higher number.

Why do adjacent parcels show different rates?

Rates step at survey and locality level. Road frontage, use and locality boundaries split guidance sharply between neighbours.

Does the rate change during a deal?

Revisions land periodically. Re-pull the value near your registration date and refresh the duty arithmetic.

Is declaring below guidance ever worth it?

No. Duty computes on the floor regardless, and the under-declaration itself creates exposure that outlasts the deal.

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