My house is on nazul land. Can I still sell it?

Usually yes, but the lease position decides how easily and at what price. Converting to freehold first often makes the sale smoother. The report states the land status so a buyer knows what they are getting.

Is the guideline rate the value of my house?

No. It is the minimum the state accepts for stamp duty. The market value can be well above it in established colonies, and the report shows the sales that prove it.

You are a Delhi firm. Who actually comes to inspect?

Our Bhopal branch. The engineer is local, and the report is signed by a government registered valuer with the same standards as every other city we work in.

Government approved property valuers in Bhopal

We have a branch office in Bhopal, so the engineer who inspects your property is based here. We value houses, flats, plots and land across Bhopal and sign reports that tax officers, banks and courts accept.

Working since 1995
Government approved valuer
ISO 9001 certified
Reports in 48 to 72 hours
Trusted by 800 plus chartered accountants, CPAs and lawyers

The government rate is the collector guideline rate

Madhya Pradesh publishes a collector guideline rate for every locality, usually revised each April, on the state's SAMPADA 2.0 portal. Stamp duty and the registration fee are charged on the agreement price or the guideline value, whichever is higher. Together they come to about 10.5 percent, among the higher totals in India. The current rates are in our stamp duty calculator.

The guideline rate is a floor. In established colonies like Arera Colony and Shahpura the market usually runs above it. On the newer fringes it can run close to it. A valuation says where your property actually sits.

Nazul land and the older city

Much of old Bhopal stands on nazul land, which the government owns and leases out. A house on nazul land may be held on a lease that needs renewing, or converting to freehold, before it can be sold cleanly. That changes what a buyer will pay, and it is one of the first things we check in the Old City and the areas around it.

Development authority and housing board colonies

A large share of Bhopal's planned housing was built or allotted by the Bhopal Development Authority and the Madhya Pradesh Housing Board. Allotment letters, lease deeds and transfer permissions from those bodies form the title, and the report records them.

What people here come to us for

Selling a property held since before 2001. A capital gains valuation fixing the 1 April 2001 value.
A house or land left to the family. An inherited property valuation for division and mutation.
A bank loan. A bank format report for your lender.
A dispute. A court valuation for the district court or a High Court appeal.

Areas we cover

All of Bhopal. The Old City, Arera Colony, Shahpura, Shyamla Hills, MP Nagar, TT Nagar, Kolar Road, Hoshangabad Road, Bawadiya Kalan, Misrod, Ayodhya Bypass, Bairagarh and Berasia Road. Farmland in the surrounding tehsils too.

Bhopal questions we hear most

My house is on nazul land. Can I still sell it?: Usually yes, but the lease position decides how easily and at what price. Converting to freehold first often makes the sale smoother. The report states the land status so a buyer knows what they are getting.
Is the guideline rate the value of my house?: No. It is the minimum the state accepts for stamp duty. The market value can be well above it in established colonies, and the report shows the sales that prove it.
You are a Delhi firm. Who actually comes to inspect?: Our Bhopal branch. The engineer is local, and the report is signed by a government registered valuer with the same standards as every other city we work in.

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

Page last checked on 8 November 2026.

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