Government land rates in Bangalore 2025- 2026

They are also known as Circle Rates or Ready Reckoner Rates. These are the minimum prices fixed by the Karnataka government for property transactions in different areas.

You cannot register a property below its guidance value, even if the real sale price is lower. These rates are very important because they directly affect the stamp duty and registration charges you need to pay when buying or selling property.

The Karnataka government fixes these rates. They decide the minimum price at which a property can be registered. These rates also affect the stamp duty and registration charges you will have to pay.

The government updated these rates in late 2023 and early 2025. This article will explain the latest Bangalore land rates for 2025 and what they mean for present buyers.

The Karnataka government made a big change to guidance values from October 1, 2023. On average, the rates went up by 25-30% and in some places, especially for agricultural land, the increase was as high as 50%.

There is also news that the government may increase the rates by around 5% every year from April 2025. This means the rates will keep changing and are not fixed forever. The government updates them from time to time.

Guidance values are different for different areas. The rates depend on many things:

• Location: Popular areas like CBD (Central Business District) or old, well-developed residential places have higher rates. New or far-away areas have lower rates.
• Property Type: Rates are different for agricultural land, residential plots/sites, and apartments.
• Usage: Whether the property is used for residential, commercial, or industrial purposes also affects the rates.
• Infrastructure: Areas near metro lines, big roads, schools, hospitals, and business centres have higher rates.
• Market Trends: Even though the government fixes the rates, they are influenced by the real estate market and property demand.

There is no single "present government land rate" for the whole of Bangalore. Rates change from area to area. Below are some approximate rates after the latest changes:

For Residential Properties (Per sq. ft. or sq. meter, depends on unit):

• Prime Central Areas (Like Lavelle Road, MG Road, Indiranagar, Koramangala):
• These are the costliest areas, and rates are between ₹10,000 to ₹30,000 per sq. ft. or even higher per sq. meter.
• Example: Lavelle Road might be ₹20,000 – ₹25,000 per sq. ft.
• Developing IT Corridors (Like Whitefield, Electronic City, Sarjapur Road, Yelahanka): These places have also seen big increases.
• Whitefield: Around ₹5,000 to ₹9,000 per sq. ft.
• Electronic City: Around ₹5,950 to ₹7,500 per sq. ft.
• Sarjapur Road: Around ₹10,500 per sq. ft.
• Yelahanka: Around ₹8,700 to ₹11,500 per sq. ft.
• More Affordable / Emerging Areas (Like Begur, Hesaraghatta, Kumbalakoppal, Kanakapura Road, Mysore Road):
• These areas usually have lower rates and include:
• Begur: Often below ₹7,000 per sq. ft.
• Hesaraghatta: Around ₹8,500 per sq. ft.
• Kanakapura Road / Mysore Road: In some parts, it can go above ₹7,000 per sq. ft.

For Agricultural Land:

Agricultural land saw the highest increase in the latest update, up to 50% and these rates can be very different. In far-away areas, it could be just a few lakhs per acre. In places near the city with good roads, it could be crores per acre.

Example: In some areas, agricultural land might cost ₹30 lakh to ₹51 lakh per acre depending on the quality of land and how well-connected the area is.

The best way to check the exact government land rate (guidance value) for any property in Bangalore is through the official Karnataka government portal.

Kaveri Online Services Portal:

Go to the official website: kaverionline.karnataka.gov.in

• Find the "Know Your Property Valuation" or "Know Your Guidance Value" option under "Online Services."
• Fill in the details like:
• District
• Sub-Registrar Office (SRO)
• Area Name / Locality
• Property Usage Type (Residential, Commercial, Agricultural)
• Property Type (Site/Plot, Apartment, Independent House)
• Total Area and Measurement Unit

This will show you the latest guidance value for your property, and you can also visit the nearest Sub-Registrar Office to get this information.

• Do not try to register your property below the guidance value. This is illegal.
• Do not ignore the difference between market price and guidance value. The market price is usually higher than the guidance value.
• Remember to add extra charges like cess and registration fees while planning your budget.
• Always check the latest guidance value before you buy or sell any property.

From April 2025, Karnataka will start a new system that uses maps and technology to calculate guidance values automatically.

This system will make property valuations fair and transparent. It will also help reduce mistakes and stop people from cheating on property values.

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