Is guidance value the real value of my property?

No. It is the government floor for stamp duty. Market prices in much of Bangalore sit above it, sometimes far above in prime areas. A valuation report documents the true market number with registered sale evidence.

My site is B khata. Does it even have provable value?

Yes. B khata property trades every day in Bangalore, at a discount the market itself sets. The report states the khata position honestly and values the property as the market actually treats it. Hiding the status is what creates problems.

I got a BDA allotment in 1984. What is my cost for tax?

For a sale today, the law lets you use the 1 April 2001 value instead of the allotment price. On a 1984 BDA site that swap usually cuts the taxable gain dramatically. That 2001 certificate is our daily work.

Do you actually visit, or is this a desktop report?

We always visit. Measurements, construction check and photographs with date, time and location on every image. Reports without a real inspection do not survive questioning, so we do not sell them.

Government approved property valuers in Bangalore

Certified valuation reports for apartments, sites and houses across Bengaluru. Our engineer inspects, we gather the evidence, and you get a signed report your CA, bank, court or consulate will accept.

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How property value works in Bangalore

Karnataka publishes an official rate for every area called the guidance value. You can see it on the state's Kaveri portal. Stamp duty is charged on your sale price or the guidance value, whichever is higher. A revision has been proposed for 2026 but the new rates were not notified when this page was last checked.

Registration costs changed recently and catch people out: the registration fee doubled to 2 percent from August 2025. With stamp duty at 5 percent above 45 lakh rupees plus cess, an ordinary Bangalore purchase now carries roughly 7.6 percent in government charges. The guidance value is a floor for duty, not the market value. A proper report shows the market number with sale evidence.

What Bangalore property owners come to us for

Capital gains. Selling an old site or apartment. We certify the 1 April 2001 value, which matters hugely for BDA era properties.
Inherited property. Khata transfer, family settlement and the values each step needs. No probate is normally required here, unlike Mumbai or Chennai.
Visa files. Certificates for US, Canada, UK and Schengen applications in consulate ready format.
Court matters. Partition suits, builder disputes and settlement valuations.
Schedule AL. The assets schedule for incomes above fifty lakh, common ground for Bangalore tech salaries.
Bank loans. Bank format valuations, including B khata and revenue site cases banks scrutinise.

Guidance value, not circle rate

Karnataka calls it guidance value. It is the state's minimum value for registering a property, published per locality and revised periodically, and it is the number your sub registrar works from.

Guidance value and market value diverge more sharply in Bangalore than in most cities, because tech corridor prices move faster than the state revises the published figures. In parts of Whitefield and along the Outer Ring Road the gap is wide, and a valuation that leans on guidance value alone will understate the property badly.

The local question that decides more files than any of this: whether the property is A khata or B khata. A khata is a fully compliant property. B khata means the building or the layout has a compliance issue, and most banks will not lend against it at all. That single letter changes the value, the lending and often the sale itself, so we check it before we quote.

Bangalore realities we deal with every week

A khata versus B khata, and what that does to value and to loans. BDA sites allotted in the eighties for amounts that sound like jokes today. Revenue land converted along the way, with paperwork in three languages. Apartments where what you legally own is an undivided share of land plus a flat. Gated communities in Whitefield and Sarjapur bought during the boom years. We value all of it, and we say clearly in the report what the documents show.

Areas we cover

All of Bengaluru: Indiranagar, Koramangala, Jayanagar, Basavanagudi, Malleshwaram, Rajajinagar, Sadashivanagar, HSR Layout, BTM, JP Nagar, Bannerghatta Road, Whitefield, Marathahalli, Sarjapur Road, Electronic City, Hebbal, Yelahanka, Kengeri and beyond. Site visits usually happen within a day.

Bangalore questions we hear most

Is guidance value the real value of my property?: No. It is the government floor for stamp duty. Market prices in much of Bangalore sit above it, sometimes far above in prime areas. A valuation report documents the true market number with registered sale evidence.
My site is B khata. Does it even have provable value?: Yes. B khata property trades every day in Bangalore, at a discount the market itself sets. The report states the khata position honestly and values the property as the market actually treats it. Hiding the status is what creates problems.
I got a BDA allotment in 1984. What is my cost for tax?: For a sale today, the law lets you use the 1 April 2001 value instead of the allotment price. On a 1984 BDA site that swap usually cuts the taxable gain dramatically. That 2001 certificate is our daily work.
Do you actually visit, or is this a desktop report?: We always visit. Measurements, construction check and photographs with date, time and location on every image. Reports without a real inspection do not survive questioning, so we do not sell them.

All our valuation services explained
Free calculators: capital gains, stamp duty and more
Plain English articles on property and tax

Checked by Parish Rao, Chartered Engineer and Government Approved Valuer (Registration number CAT-I/443/117/2000-01).

Page last checked on 7 October 2026.

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