Guidance Value Bangalore: B Khata to A Khata Charges 2026

Learn what guidance value means in Bangalore, current rates by area, B Khata to A Khata conversion charges at 2%, and property registration stamp duty 2026.

Quick Summary (TL; DR)

• Guidance value is the minimum government-set price below which a property cannot be registered. Bengaluru stamp duty is calculated on the higher of the guidance value or the actual sale price.

• Guidance values in Bengaluru urban limits were revised upward by 6 to 15% in February 2026, following a major 25–30% revision in October 2023

• Registration charges as of May 2026: stamp duty 5% (above ₹45 lakh) + registration fee 2% (revised August 31, 2025) = 7% + cess on the higher of guidance value or consideration

• Under the Bhoo Guarantee scheme, converting B Khata to A Khata requires only 2% of the guidance value for 100 days, down from the standard 5%

• Always verify your specific property's guidance value at kaveri2.karnataka.gov.in. Third-party websites show figures that are months to years out of date.

What is the Guidance Value in Bangalore?

Meaning, Purpose and Why It Affects Every Property Transaction

Guidance value, also called guideline value or circle rate in other Indian states, is the minimum price set by the Karnataka government below which a property cannot be registered.

Determined by the Department of Stamps and Registration, Karnataka, it sets the minimum value at which properties must be registered, ensuring transparency and uniformity in transactions.

Why does the government set a guidance value?

Without a government-mandated minimum, buyers and sellers could declare artificially low sale prices at registration, paying less stamp duty than is legally due. Guidance value prevents this by establishing a floor below which no property can be registered, regardless of what the actual negotiated price is.

How guidance value affects you directly:

• Stamp duty is calculated on the higher of the guidance value or the actual sale consideration

• B Khata to A Khata conversion fee is calculated as a percentage of the guidance value

• Betterment charges for the BBMP Khata transfer are partly based on the guidance value

• Home loan amount from banks is linked to the lower of the market value or the guidance value

• Capital gains tax computation starts from the higher of the guidance value or the actual consideration on the transfer date.

Karnataka raised the registration fee from 1% to 2% of property value on August 31, 2025, the first such increase since 2003. This means the statutory cost of buying a BBMP-jurisdiction property above ₹45 lakh is now approximately 7.6% of the property value, not 6.6% as most buyers are still budgeting.

If you own a B Khata property in Bengaluru, one number determines how much it costs to convert to A Khata: the guidance value.

And right now, in May 2026, that number matters more than ever. The government has cut the B Khata to A Khata conversion fee from 5% to 2% of the guidance value, but only for 100 days from May 13, 2026.

Miss this window, and you pay 2.5 times more for the same conversion.

This guide covers what guidance value is, what it is in your area, how to check it online, exactly what you owe under the Bhoo Guarantee scheme, and every other charge that guidance value drives, such as stamp duty, registration, and property tax.

How Is Guidance Value Different from Market Value?

The Gap That Determines Your Actual Transaction Cost

Most buyers confuse guidance value with market value. They are different and sometimes very different.

For example, in Indiranagar, a premium residential location, the market value may be ₹12,000 per sq ft, while the guidance value might be only ₹8,000 per sq ft. Similarly, in Whitefield, with growing tech parks and metro connectivity, market rates have shot up to ₹9,000–₹10,000 per sq ft, yet the guidance value may still lag at ₹6,500–₹7,000.

What this gap means for you:

When you buy a property in Bengaluru, you always pay stamp duty on the higher of the two values. If the market value is ₹1.2 crore, but the guidance value is ₹90 lakh stamp duty is calculated on ₹1.2 crore. If the market value is ₹80 lakh, but the guidance value is ₹95 lak, the stamp duty is on ₹95 lakh.

You cannot register a property below its guidance value. If you try, the SRO will reject the deed or assess stamp duty on the guidance value regardless.

What Are the Current Guidance Values in Bengaluru by Area?

Area-Wise Reference Table (as of May 2026)

Guidance values in Bengaluru urban limits were revised upward by 6–15% in February 2026. The values below are indicative based on available data; always verify at kaveri2.karnataka.gov.in for your specific property, road width, and SRO.

These are approximate, indicative ranges. Guidance value varies significantly within the same locality based on road width, survey number, SRO zone, property type (residential/commercial), and whether it is a site, apartment, or agricultural land. The ONLY authoritative source is kaveri2.karnataka.gov.in.

Guidance value in Bengaluru ranges from about ₹5,000 per sq ft to over ₹20,00,0 depending on the location and road width.

Road width matters significantly. A site on a 60-foot road carries a higher guidance value than an identical site on a 30-foot road in the same locality. The Kaveri portal's guidance value lookup accounts for this.

What Are the Stamp Duty and Registration Charges in Karnataka?

The Full Cost Stack Based on Guidance Value (as of May 2026)

Stamp duty is calculated on the higher of the guidance value or actual consideration, whichever is more. Here is the current charge structure.

Stamp Duty Rates:

Registration Fee: 2% of property value revised on August 31, 2025 (was 1% earlier, the first increase since 2003).

Total Registration Cost (Above ₹45 Lakh):

Worked Example: A flat in Sarjapur Road with a guidance value of ₹80 lakh, sold at ₹90 lakh:

What Is the Guidance Value for B Khata to A Khata Conversion?

The Bhoo Guarantee Window  Charges and Deadline

This is the most important section for B Khata property owners in May 2026.

The Karnataka government has launched the 'Bhoo Guarantee – Nanna Khata, Nanna Hakku' programme , which includes a 100-day one-time settlement window allowing around seven lakh B Khata property owners to convert their holdings into A Khata status by paying 2% of the guidance value instead of the existing 5% fee.

The Two Rates  Side by Side:

"Those who applied for conversion from B Khata to A Khata and submitted correct documents currently need to pay 5% of the guidance value. However, if the fee is paid within 100 days, only 2% needs to be paid, which is a 60% discount."

The 100-day window started May 13, 2026. It closes on approximately August 20, 2026.

Additional charges for B Khata to A Khata conversion (besides the 2%/5% fee):

Note: The 2% conversion fee applies to vacant plots and single-unit buildings under single ownership. The offer does not benefit individual flat owners who hold a B Khata or those residing in multi-storied apartment units  those are different situations requiring separate legal resolution.

How Do You Calculate Your B Khata to A Khata Conversion Charge?

Step-by-Step Calculation with Real Examples

Step 1: Find the guidance value of your property. Go to kaveri2.karnataka.gov.in → Select your district, SRO, village/locality → Enter your survey/site number → Get guidance value in ₹ per sq ft or sq m.

Step 2: Calculate the total property guidance value. Guidance value per sq ft × Total site area in sq ft = Total guidance value

Step 3: Apply the conversion rate. Within 100 days: 2% of total guidance value After 100 days: 5% of total guidance value

Worked Examples:

Add ₹500 application fee + betterment charges + e-Khata processing to each.

Add betterment charges to your calculation: Betterment charges are zone-based and calculated per square metre at ₹200–₹250.

For a 1,200 sq ft (approximately 111 sq m) site: ₹200 × 111 = ₹22,200 to ₹250 × 111 = ₹27,750.

The 100-day window is already counting down from May 13. Do not let ₹3 lakh walk out the door. Talk to Vault Proptech about your B Khata conversion.

How Do You Check Guidance Value Online in Bangalore?

Step-by-Step: Kaveri Portal Process

The only authoritative source for current guidance value in Karnataka is the Kaveri Online Services portal. Third-party property websites typically display guidance values that are months to years out of date. Always verify on Kaveri.

Step-by-Step Process:

Step 1: Go to kaveri2.karnataka.gov.in

Step 2: On the home page, look for "Guidance Value" or "Know Your Guidance Value"  it is usually listed under the citizen services or online services section.

Step 3: Select your District (Bengaluru Urban / Bengaluru Rural as applicable).

Step 4: Select the Sub-Registrar Office (SRO) that has jurisdiction over your property's location.

Step 5: Select the Village / Locality / Area from the dropdown.

Step 6: Select the property type:

• Residential site / plot

• Residential apartment / flat

• Commercial site

• Commercial building

• Agricultural land

Step 7: Enter the road width facing the property (30 ft, 40 ft, 60 ft, etc.)  this significantly impacts the guidance value.

Step 8: The portal displays the guidance value in ₹ per sq ft or ₹ per sq m.

To calculate your property's total guidance value: Guidance value per sq ft × Built-up area (for apartments) or site area (for plots) = Total guidance value

Alternative  check through EC: If your property details are complex, search the Encumbrance Certificate for your property on Kaveri  the EC sometimes references the guidance value used in previous transactions on that property.

If you cannot find your property on the portal: The Department of Stamps and Registration maintains 42 sub-registrar offices in Bangalore Urban and additional offices in Bangalore Rural. Each office handles a defined geography. Buyers can identify the relevant sub-registrar office and look up the applicable guidance value through the Kaveri portal before negotiating an agreement value.

If the property does not appear in the portal search  visit the SRO physically with your survey number details.

What Factors Determine Guidance Value in Bengaluru?

Why Two Properties 200 Metres Apart Can Have Very Different Values

Location, land use type, proximity to key infrastructure, and market trends are the primary factors determining guidance value in Bengaluru.

The guidance value formula considers:

Road width impact example:

Exact multipliers vary by SRO zone. Verify on Kaveri for your specific property.

The 100-day window is already counting down from May 13. Do not let ₹3 lakh walk out the door. Talk to Vault Proptech about your B Khata conversion.

How Has Guidance Value Changed in Recent Years?

The Revision History That Affects Your Property Value

Understanding the revision history helps you plan and explains why your stamp duty costs may be higher than you budgeted.

The combined effect on a ₹1 crore property transaction:

The ₹1 lakh increase per ₹1 crore is entirely from the registration fee revision. For a ₹1.5 crore flat  that is an additional ₹1.5 lakh that most buyers are not accounting for in their budget.

What Mistakes Should You Avoid About Guidance Value?

Costly Errors in Property Transactions

Guidance Value and B Khata Conversion: Vault Proptech Handles It All

The 100-day Bhoo Guarantee window is the most financially significant property compliance deadline in Bengaluru right now. For a site worth ₹1 crore in guidance value, the difference between acting before August 20, 2026 and acting after is ₹3 lakh.

Vault Proptech helps Bengaluru property owners, including NRIs, out-of-station owners, and elderly residents navigate the entire B Khata to A Khata conversion process, guidance value verification, and BBMP compliance without the queues and confusion.

• Guidance value verification for your specific property at Kaveri 2.0

• B Khata to A Khata conversion application  e-Aasthi portal submission within the 100-day window

• Document preparation of all required documents for the BBMP application and scrutiny

• Betterment charge calculation and payment coordination

• e-Khata download and verification post-conversion

• Nanna Khata Nanna Hakku camp assistance  for owners who prefer in-person support

• Stamp duty calculation and e-stamp paper procurement for property registration

• Property tax update in the new Khata after conversion

• EC verification before and after conversion to confirm a clean title

• NRI B Khata conversion management  complete, with remote coordination without an India visit

• Civic escalation via BBMP, GBA Helpdesk, and Sakala when conversion applications stall

The 100-day window is already counting down from May 13. Do not let ₹3 lakh walk out the door. Talk to Vault Proptech about your B Khata conversion.