Home > Income Tax > Help Center > Circle Rates Last Updated: Dec 09th 2023
Circle Rates for Property Valuation by State
Get India's state-by-state, UT Circle rate portals and the instructions. Circle rates (unit / guideline rates) are unit price estimates for apartment, flat, house, agriculture and non-agriculture land, SEZ or commercial land
This document covers
- Background
- State-by-State Circle Rates
- Union Territories (UT) Circle Rates
- Frequently Asked Questions
- What Next
1. Background
In India, market prices routinely exceed government-set circle rates. When calculating capital gains and/or registering a property, the circle rates for the property are substituted for the purchase price or used as the fair market value (FMV) in the absence of an actual price.
Circle rates are estimated prices for the sale or transfer of a commercial property, apartment, flat, newly-built residence, or builder floor, agriculture and non-agriculture, SEZ. Local and state government ministries of revenue determine the circle rates from time-to-time. Mostly the departments maintain only latest circle rates rather historical rates online.
As there are numerous government portals in India, and as usual Google search always displays commercial content before government portals, it can be difficult to determine where to go. Team EZTax.in compiled a catalog of state-by-state portals where circle rates can be found. I hope it's helpful.
If you have any feedback, please share your thoughts or revisions. Send comments to software @eztax.in
2. State-by-State Circle Rates
Each and every one of the 28 states, 8 union territories (UT) and their circle rate portals are listed in order. Few state's portals are yet to be compiled.
| # | State | Circle Rate Portal / Instructions |
|---|---|---|
| 1 | Andhra Pradesh (AP) | Unit Rates (Market Value) Portal for AP AP's unit rates portal provide fair market value / unit rates at district, mandal, village level, covering both agriculture and non-agriculture lands. |
| 2 | Bihar (BR) | Minimum Value Register (MVR) Details Portal for Bihar Bihar's MVR Details portal provides fair market value / unit rates at registration office, circle name, and thana code for agricultural and commercial lands, industrial lands, and roadside waskit. |
| 3 | Chhattisgarh (CH) | Circle Rate Portal for Chhattisgarh Chhattisgarh's Circle Rate / Market Value Portal provides in PDF format. |
| 4 | Goa (GA) | Land Rate Portal for Goa The land rates portal of Goa provides fair market value / unit rates by urban, rural, village, and area for agricultural and non-agricultural lands in PDF format. |
| 5 | Gujarat (GJ) | Garvi 2.0 Portal Gujarat Garvi 2.0 (Automation of Administration of Registration, Valuation & Indexing in Gujarat) Portal to get the property valuation, Click "View Market Value" link under Important Links to provide location details and your mobile number to get the OTP to see the property valuation. |
| 6 | Haryana (HR) | Collector Rate Portal for Haryana Haryana's Collector rate portal provides fair market value / unit rates for agricultural and non-agricultural lands by district, tehsil, period, and village. |
| 7 | Himachal Pradesh (HP) | Circle Rates Documents Portal for Himachal Pradesh Himachal Pradesh's Circle Rates Documents portal provide fair market value / unit rates at district, SRO office in PDF format. |
| 8 | Jharkhand (JH) | Know your Circle Rate Portal for Jharkhand The circle rate portal for Jharkhand requires you to provide urban local bodies (ULB). In addition, provide the property's ward number, usage type like commercial and residential, road type to determine its value. |
| 9 | Karnataka (KA) | Valuation Details (Kaveri Online Services) Portal for Karnataka Karnataka's valuation details portal provides fair market value / unit rates for agriculture and non-agriculture lands at the district, SRO office, Area name, mandal, village level, and measurement unit. Choose residential or commercial. Provide additional Construction Type Details and Annexure Rules to determine the property's value. |
| 10 | Kerala (KL) | Fair value Portal for Kerala Kerala's fair value portal provides fair market value / unit rates for commercial lands, residential lands, and stony land by district, rdo, taluk, and village. |
| 11 | Madhya Pradesh (MP) | Guideline View / Market Value Assessment Portal Madhya Pradesh's Guideline View / Market Value Assessment Portal provides yearwise, districtwise rates in PDF format Each PDF is further organised into Mohalla / Colony / Society / Road / Village for PLOT, BUILDING RESIDENTIAL, BUILDING COMMERCIAL, BUILDING MULTISTORYED, AGRICULTURAL LAND, AGRICULTURAL PLOT |
| 12 | Maharashtra (MH) | Property Valuation Portal for Maharashtra Maharashtra's property valuation (circle rates) portal requires your mobile's OTP to enter. Choose Sheti, Form House, Proposed non-agri, agri, MIDC. Further provide Location Details such as Divisions such as Pune, Nashik, Aurangabad, Amravati, Nagpur, Mumbai, Kokan along with District, Taluka, Village or Zone to give you the property value. |
| 13 | Manipur (MN) | Guidance Value Portal for Manipur Manipur's Guidance value portal provides fair market value / unit rates for Municipal and Non-Municipal by unit, hectar, acre , and sq.feet. |
| 14 | Odisha / Orissa (OR) | BenchMark Valuation Portal for Odisha Odisha's BenchMark Valuation portal provide fair market value / unit rates at district, registration office, village thana, plot No., area, unit. |
| 15 | Punjab (PB) | Collector Rate Portal for Punjab Punjab's Circle rates (aka Collector Rate) portal provide fair market value / unit rates at district, Tehsil level PDFs that will further give you locality wise per acre rates. The digitized collector rates are available on website (https://igrpunjab.gov.in/). This requires you to register as a citizen of India to view. |
| 16 | Rajasthan (RJ) | DLC Rates Portal for Rajasthan The DLC Rates portal for Rajasthan requires your district name, urban local bodies (ULB), rural. In addition, provide the property's SRO, Zone, Colony uses to determine its value. |
| 17 | Tamil Nadu (TN) | Guideline Search / Property Valuation Portal Tamil Nadu's Guideline Search & Property Valuation Portal gives search based on Zone, sub-registrar office, village and street name to provide different types of property valuations. |
| 18 | Telangana (TG) | Unit Rates (Market Value) Portal for Telangana Telangana's unit rates portal provide fair market value / unit rates at district, mandal, village level, covering non-agriculture lands. |
| 19 | Tripura (TR) | Land Valuation Certificate for Tripura Tripura's digital seva state portal has services to provide the land / property valuation certificates. But one must provide all the information required online and submit to get the same. |
| 20 | Uttarakhand (UK) | Circle Rates Portal for Uttarakhand Uttarakhan's stamps and registration portal show district wise circle rates like Dehradun, Nainital, Haridwar, Rudraprayag, Chamoli, Uttarkashi etc. covering agriculture land, commercial along with residential properties. |
| 21 | Uttar Pradesh (UP) | Circle Rates Portal for Uttar Pradesh Uttar Pradesh's circle rates portal ask janapad, sub registrar office, and a captcha before showing a PDF with all the rate details. |
| 22 | West Bengal (WB) | Revenue Department Portal for West Bengal Visit West Bengal's circle rates portal, click on 'Calculator for MV, SD & RF', Further click on Land, Land with Structure, Flat/Apartment. Enter the property details to get the circle rates for Howrah, Darjeeling, Kolkata, Murshidabad, Malda etc. |
3. Union Territories (UT) Circle Rates
Circle rates for 8 UTs
| # | Union Territory (UT) | Circle Rate Portal / Instructions |
|---|---|---|
| 1 | UT of Chandigarh (CH) | Chandigarh's Collector's rates Portal Visit Chandigarh's Collector's rates (Circle Rates) portal. Click on the latest link for 'Schedule of Collector's rate of U.T.,Chandigarh' to know the rates for Urban, Residential Urban, Rural agriculture, Rural residential / commercial rates. |
| 2 | UT of Dadra and Nagar Haveli and Daman and Diu (DD) | Daman and Diu's Revenue Services Portal DD's New Revenue Services Portal Daman and Diu's Revenue Services portal provide information related to land & property records for Daman and Diu, Dadra & Nagar Haveli |
| 3 | UT of Delhi (DL) | e-Circle Rate Portal for Delhi The e-Circle rates portal of Delhi provides fair market value / unit rates by sub registrar, locality, deed name, and subdeed name for agricultural and non-agricultural lands, flats, commercial property, and residential property. |
| 4 | UT of Lakshadweep (LD) | Lakshadweep's Land Records Portal Visit Lakshadweep's Land Records portal provide information related to land records, fair area details, availability, but the circle rates are not available as on Sep 2023. |
| 5 | UT of Puducherry (Pondicherry) (PY) | Puducherry's guideline register value Portal Puducherry's guideline register value portal give you the circle rates related to Puducherry, Karaikal, Mahe, Yanam. Select Region, Taluk, Village, Re-survey numberto know the rates. |
4. Frequently Asked Questions on Circle Rates
The Circle Rate is the lowest price at which a property can be purchased or sold. Unlike market value, which is the rate at which actual transactions take place.
There are numerous procedures and factors involved in determining circle rates. Few of them are listed below.
- Property Location
- Property Type
- Plot Size and Dimensions
- Property Amenities and Facilities
- Market Conditions
- Public Infrastructure Development
- Land Use and Zoning Regulations
- Local Input
- Regular Revisions
- Legal Framework
In India, circle rates have several significant influences on real estate transactions. How circle rates affect real estate transactions.
- Stamp Duty and Registration Charges
- Prevention of Undervaluation
- Impact on Property Prices
- Property Valuation and Financing
- Disputes and Litigation
- Regular Revisions
- Property Investments
Yes. Circle rates can and often do fluctuate over time. In India, circle rates are not fixed and are subject to regular changes by local government agencies. These adjustments are made to maintain the circle rates in line with current market conditions and property values. Consider the following factors in order to comprehend how and why circle rates fluctuate over time.
- Infrastructure Development
- Inflation
- Government Revenue
- Market Trends
- Local Demand and Supply
- Govt. Internal Consultation
- Periodic Reviews
Yes, certain categories of properties in India are excluded from circle rates or receive discounts. These exemptions and concessions are frequently granted by state and local governments to promote specific forms of development, assist certain categories of property buyers, or nurture economic growth in particular industries. The availability and scope of these exclusions or concessions can vary by jurisdiction and region. Here are some typical illustrations:
- Agricultural Land
- Charitable / Religious Institutions
- Transfer of Property to the members of family
- Senior Citizens
- Women Buyers
- Affordable Housing
- Economically Weaker Sections (aka EWS) and Low-Income Groups (aka LIG)
- Government Schemes
Follow these procedures to determine the current circle rates for a specific place in India
- Visit the official website for the government of a state or territory
- Search for Circle Rates as listed on this page
- Check the Property Newspapers or Publications
- Contact the Local Government Registration Offices
- Consult Real Estate Agents or Property Consultants
- Visit the Local Sub-Registrar's Office
The "Area Calculator from EZTax" can compute the area of a rectangle, triangle, trapezoid, or parallelogram plot, land, or house.
5. What Next?
If you are visiting this page, you may be interested in buying, selling, or simply acquiring knowledge about property. Therefore, we recommend that you familiarize yourself with the Capital Gains Tax Guide or schedule an online tax consultation appointment with Team EZTax.in