Short answer: Bengaluru property rates per sq ft, area wise, start with the official guidance value: the floor for stamp duty. The rates in force since 1 Oct 2023 range from about ₹1,858 per sq ft for a site in Sarjapura village to ₹16,351 in Jayanagar 3rd Block. In the Whitefield belt, flat prices run about twice the guidance value.
- What guidance value is: the government's minimum value for a property. Stamp duty is charged on the higher of this and your price.
- Still the 2023 rates: the notification in force is the one from 1 Oct 2023. A 2026 revision has been reported as being prepared, but no new notification had been issued as of mid-October 2026.
- Sites vs flats: sites are notified per sq m of land; flats per sq m of super built-up area, mostly project by project.
- The gap: in the Mahadevapura sub-registrar area, the median apartment guidance value we parsed was about ₹4,854 per sq ft. ANAROCK's quoted base price in Whitefield was ₹10,680 per sq ft, about 2.2 times higher.
- Use it for: checking the stamp duty floor and sense-checking a resale price, not as a market price.
- What is guidance value?
- Guidance values for 25 Bengaluru localities
- How are flats valued differently?
- How does guidance value compare with market prices?
- Three prices of a property (our framework)
- Worked examples
- How do you find the exact guidance value for your property?
- What mistakes do people make with guidance value?
- What to do if...
- Guidance value checklist
- Method
- Frequently asked questions
- Talk it through with acre&key
- Sources
This page gives you the official numbers, a table of 25 localities, what the numbers do and don't mean, and how to find the exact value for your property on Kaveri. The full data is in a CSV at the end.
What is guidance value?
Guidance value is the minimum market value the Karnataka government notifies for property, area by area. Under the Karnataka Stamp Act, stamp duty is charged on the higher of the guidance value and the price in your document. A Central Valuation Committee recommends the rates, and the state notifies them for each sub-registrar office.
For Bengaluru, the current rates were notified in the Karnataka Gazette on 30 Sep 2023, following a committee decision of 27 Sep 2023, and apply from 1 Oct 2023 (OpenCity copy of the IGR circulars).
Is there a 2026 revision?
Not yet, as far as we can find. The New Indian Express reported in February 2026 that a revision of 12% to 15% was being worked on (TNIE, 21 Feb 2026). The Hans India reported on 12 Oct 2026 that preparations had begun for an increase of up to 35%, and that the final extent and timing weren't confirmed (Hans India, 12 Oct 2026). What binds your registration is the notification in force on the registration date.
Guidance values for 25 Bengaluru localities
These are residential site rates, the first value column in each sub-registrar's table, per sq m of land. We've converted to per sq ft (1 sq m = 10.764 sq ft, the conversion the gazette itself states). Each figure is one line of the notification; a locality can have many lines for different roads and layouts, so treat these as examples, not area averages.
| Zone | Locality entry as notified | Site GV per sq m | Per sq ft |
|---|---|---|---|
| Central/West | Malleshwaram (main roads) | ₹1,60,000 | ₹14,864 |
| Central/East | Indiranagar (Binnamangala/Indiranagar) | ₹1,50,000 | ₹13,935 |
| South | Jayanagar 3rd Block (other main roads) | ₹1,76,000 | ₹16,351 |
| South-East | HSR Layout (Sectors 1-7) | ₹1,35,000 | ₹12,542 |
| South-East | Koramangala KHB Colony | ₹1,14,000 | ₹10,591 |
| South | Banashankari 5th Stage | ₹62,000 | ₹5,760 |
| West | Rajajinagar (Kethamaranahalli) | ₹78,000 | ₹7,246 |
| East | Whitefield (village) | ₹60,000 | ₹5,574 |
| East | Whitefield Main Road | ₹80,000 | ₹7,432 |
| East | Hoodi (village) | ₹55,000 | ₹5,110 |
| East | Doddanekkundi (village) | ₹65,000 | ₹6,039 |
| East | Marathahalli Main Road | ₹65,000 | ₹6,039 |
| East | Bellandur (village) | ₹93,285 | ₹8,666 |
| East | Varthur (village) | ₹55,000 | ₹5,110 |
| South-East (outer) | Sarjapura (village) | ₹20,000 | ₹1,858 |
| North | Hebbal Amanikere Main Road | ₹93,840 | ₹8,718 |
| North | Hennur (village) | ₹50,000 | ₹4,645 |
| North | Hennur Main Road | ₹70,000 | ₹6,503 |
| North | Thanisandra (Arkavathy Layout) | ₹55,000 | ₹5,110 |
| North | Yelahanka New Town (LIC office road) | ₹74,410 | ₹6,913 |
| North | Yelahanka (village) | ₹29,100 | ₹2,703 |
| South (outer) | Doddathoguru (Electronic City area) | ₹39,600 | ₹3,679 |
| South (outer) | Neeladri Main Road (Electronic City area) | ₹52,800 | ₹4,905 |
| South-West | Kengeri Upanagar to Kommaghatta Road | ₹55,000 | ₹5,110 |
| East (outer) | Hoskote Town (M V Extension) | ₹25,000 | ₹2,323 |
Source: Karnataka Gazette Part III, 30 Sep 2023, guidance value tables for the Gandhinagar, Shivajinagar, Jayanagar, Basavanagudi, Rajajinagar and Bengaluru Rural registration districts, in force from 1 Oct 2023 (OpenCity copies of IGR circulars). Row references are in the CSV.
Some patterns worth noticing:
- Main roads are notified higher. Whitefield Main Road is ₹80,000 per sq m against ₹60,000 for Whitefield village; Hennur Main Road is ₹70,000 against ₹50,000 for Hennur village.
- BDA-approved layouts are often higher. Whitefield BDA is notified at ₹75,000 per sq m against ₹60,000 for the village line.
- Old city is in a different band. Jayanagar, Malleshwaram and Indiranagar main roads sit at ₹1.5 to ₹1.76 lakh per sq m, two to three times most of the eastern belt.
How are flats valued differently?
Flats are notified per sq m of super built-up area, and in built-up parts of the city mostly project by project (by name, survey number or property ID). The gazette defines super built-up area as 1.25 times the carpet area. For example, 120 sq m of carpet counts as 150 sq m super built-up.
Because flat rates are notified project by project, we don't publish them by name. To see the spread, we parsed the apartment column for the Mahadevapura sub-registrar area (gazette pages 130 to 186), which covers much of the Whitefield and outer ring road belt:
| Mahadevapura SRO, apartment entries | Per sq m (super built-up) | Per sq ft |
|---|---|---|
| Entries parsed | 172 | |
| Lower quartile | ₹47,740 | ₹4,435 |
| Median | ₹52,250 | ₹4,854 |
| Upper quartile | ₹55,220 | ₹5,130 |
This is acre&key's own parse of the gazette text, so treat it as approximate. Your project's exact line is what counts.
How does guidance value compare with market prices?
ANAROCK's Q1 2026 quoted base rate for Whitefield was ₹10,680 per sq ft (ANAROCK Bengaluru Q1 2026). Against the Mahadevapura median of ₹4,854 per sq ft, that's about 2.2 times the guidance value. The two numbers aren't measured in the same way (consultants quote asking or base prices on new stock; the gazette sets a floor for duty, three years old), but the gap tells you something useful: for most flats in the east, duty is charged on your price, not the guidance value, because your price is higher.
Three prices of a property (our framework)
When you look at any Bengaluru property, keep three numbers apart.
- Guidance value: the government floor. It sets the minimum stamp duty. Look it up on Kaveri.
- Registered value: what similar properties were actually registered at. You can see past values on encumbrance certificates (ECs) from Kaveri for the same building.
- Asking price: what the seller or listing says. This is a starting point, not evidence.
The ratio of asking price to guidance value is a quick sense check. If a resale flat is listed at five times the guidance value while nearby registrations sit at twice, ask why.
Worked examples
Worked example 1: a flat's guidance value and stamp duty floor
An illustrative resale flat with 80 sq m (861 sq ft) carpet area, in a project notified at the Mahadevapura median.
| Step | Working | Result |
|---|---|---|
| Super built-up area | 80 × 1.25 | 100 sq m |
| Guidance value | 100 × ₹52,250 | ₹52,25,000 |
| Agreed price | given | ₹1,00,00,000 |
| Duty base (higher of the two) | ₹1,00,00,000 | |
| Stamp duty + cess + surcharge + registration (7.6% for resale) | ₹1 crore × 7.6% | ₹7,60,000 |
Here the guidance value doesn't change anything, because the price is higher. It would bite only if the price were below ₹52.25 lakh. Floor rises, car parking and amenity additions in the gazette can raise a flat's guidance value, so check the exact figure on Kaveri.
Worked example 2: a site where the guidance value sets the duty
An illustrative 30 × 40 ft site (1,200 sq ft = 111.48 sq m) in HSR Layout, notified at ₹1,35,000 per sq m.
| Step | Working | Result |
|---|---|---|
| Guidance value | 111.48 × ₹1,35,000 | ₹1,50,50,167 |
| If the agreed price is ₹1.4 crore | below GV | Duty base ₹1,50,50,167 |
| Charges at 7.6% | ₹1,50,50,167 × 7.6% | ₹11,43,813 |
Here the buyer pays duty on about ₹10.5 lakh more than the price. Under-declaring the price doesn't help; the floor applies anyway. Our stamp duty calculator guide explains the rates, and the stamp duty and registration calculator runs them.
How do you find the exact guidance value for your property?
- Open Kaveri Online and go to the guidance value search.
- Choose the district, taluk, hobli and village or area your property registers under. That depends on the sub-registrar office, not your postal address.
- Find the line for your road, layout or project. For flats, look for the project name, survey number or property ID.
- Note whether it's a site rate (per sq m of land) or an apartment rate (per sq m of super built-up area).
- Cross-check with the sub-registrar office before you pay.
Our Kaveri registration guide walks through the portal, and the GBA explainer explains why old zone names still appear in these tables.
What mistakes do people make with guidance value?
- Treating it as the market price. It's a floor for duty, set in 2023.
- Using the wrong line. A locality has many lines; the main road, a layout and a village line can differ by 30% or more.
- Mixing site and flat rates. Sites are per sq m of land; flats per sq m of super built-up area.
- Using carpet area for a flat. The gazette uses super built-up area, defined as 1.25 times carpet.
- Assuming the revision has happened. Check the notification in force on your registration date.
What to do if...
...the agreed price is below the guidance value? Duty is charged on the guidance value. Budget for it, and ask your lawyer about any tax effect for the seller.
...a revision is notified before you register? Duty is worked out on the value in force on the registration date. If the price is above the new value, nothing changes.
...you can't find your project on Kaveri? Ask the sub-registrar office which line applies, and get it in writing before registration day. Our legal checks guide covers the EC and other records to pull at the same time.
Guidance value checklist
- [ ] Sub-registrar office confirmed for the property
- [ ] Exact gazette or Kaveri line found (road, layout or project)
- [ ] Site rate vs apartment rate identified
- [ ] Super built-up area worked out (1.25 × carpet) for a flat
- [ ] Floor, parking and amenity additions checked
- [ ] Duty base = higher of guidance value and price
- [ ] Recent registered values checked on EC for the building
Price sense-checks belong before you pay anything; see our before-token checklist. For the full purchase cost, see our total cost of a flat guide. For market prices rather than official values, see our Q3 2026 market report and is it a good time to buy.
Method
We downloaded the guidance value circulars for six Bengaluru registration districts (OpenCity copies of the IGR documents), extracted the text, and read 25 locality lines from the residential site column, checking each against the table header for that sub-registrar office. For the apartment spread, we parsed numbers in the apartment column for gazette pages 130 to 186 (Mahadevapura sub-registrar). The parse is approximate; we've checked a sample by hand. Data: bengaluru-property-rates-by-area-guidance-value-table-2026.csv. We'll update this page when a new notification is issued.
Frequently asked questions
The rates notified from 1 Oct 2023 still apply, as no new notification had been issued as of mid-October 2026. They vary line by line: residential sites range from about ₹1,858 per sq ft in Sarjapura village to ₹16,351 per sq ft on Jayanagar 3rd Block's main roads.
No. Guidance value is the government's minimum value for charging stamp duty. Market prices are often higher: in the Whitefield belt, ANAROCK's quoted base rate was about 2.2 times the median apartment guidance value we parsed for the Mahadevapura sub-registrar area.
Duty is charged on the higher of the two. On an illustrative ₹1.4 crore HSR Layout site with a guidance value of about ₹1.5 crore, the 7.6% government charges come to about ₹11.44 lakh, worked out on the guidance value, not the price.
Flats are notified per sq m of super built-up area, mostly project by project. The gazette defines super built-up area as 1.25 times carpet area. An 80 sq m carpet flat counts as 100 sq m; at ₹52,250 per sq m, the guidance value is ₹52.25 lakh.
A revision has been reported as being prepared: 12% to 15% in a February 2026 report and up to 35% in an October 2026 report. Neither had been notified as of mid-October 2026. The value in force on your registration date is what applies.
On Kaveri Online's guidance value search, by district, taluk, hobli and village or area under your sub-registrar office. Look for your road, layout or project line, and confirm with the sub-registrar office before you pay.
The gazette notifies separate lines for main roads, cross roads, BDA layouts, villages and named projects, plus separate rates for sites and flats. In Whitefield, the village line is ₹60,000 per sq m, the BDA line ₹75,000 and the main road ₹80,000.
Lawyer note: Guidance value lines, duty base and registration points are general information. Confirm with a property lawyer or the sub-registrar office before you pay or register.
Sources
Checked 19 Oct 2026.
- Karnataka Gazette Part III, 30 Sep 2023, guidance value revision for Bengaluru registration districts (CVC decision 27-09-2023), via OpenCity copies of IGR circulars: https://data.opencity.in/dataset/bengaluru-guidance-value-change-circulars-2023
- The New Indian Express, guidance value hike of 15% being worked on, 21 Feb 2026 (news): https://www.newindianexpress.com/states/karnataka/2026/Feb/21/guidance-value-yet-to-be-hiked-by-15-across-karnataka-expect-property-rates-to-go-up
- The Hans India, Karnataka mulls up to 35% hike in guidance values, 12 Oct 2026 (news): https://www.thehansindia.com/news/cities/bengaluru/karnataka-mulls-35-hike-in-property-guidance-values-1131499
- ANAROCK, Bengaluru Q1 2026 Residential Market Viewpoints (Whitefield base rate): https://websitemedia.anarock.com/media/Bengaluru_Q1_2026_Residential_Market_Viewpoints_84d41ec09a.pdf
- Karnataka Stamp Act 1957 (s.45-A, s.45-B), as verified in our stamp duty pack: https://dpal.karnataka.gov.in/
