MVR (Minimum Value Register) in Bihar 2026
Bihar's official government property valuation — the rate stamp duty is actually charged on (also called Circle Rate, Sarkari rate, Government land rate) — how to look it up for Patna and Gaya, and what changed in the latest revision.
What is the mvr (minimum value register)?
The mvr (minimum value register) is the minimum value at which a property can be registered in Bihar, notified locality-by- locality by the Registration Department (Department of Prohibition, Excise & Registration), Government of Bihar, with Sub-Registrar offices compiling the register. When you register a sale deed, the sub-registrar compares your declared price against this rate and charges stamp duty on the higher of the two. Stamp duty and registration fee are charged on the higher of the MVR value or the declared consideration; registration below MVR is not accepted.
Bihar specifics: Rates had been frozen for roughly a decade, so the 2026 revision is one of the largest single jumps in the state's history. Bihar values land in local units like kattha/decimal.
Check the official rate for your locality
Bihar publishes rates on Bhumijankari (View Land MVR). Select your district, area/village and property type to see the notified value per sq metre or sq ft.
Open Bhumijankari (View Land MVR)Direct MVR lookup: select district, registration office, circle/thana and mauza on the Bhumijankari portal. The 1 April 2026 effective date is reported by multiple news outlets but a government notification confirming completed statewide implementation could not be verified; some March 2026 reports still described it as scheduled.
Latest revision
New MVR effective from 1 April 2026 — the first major revision since 2016 (urban) / 2013 (rural). Statewide reclassification (principal/main/branch roads, new highway and industrial categories). Reported hikes of up to 300-400% in some areas (80-90% typical in Patna), with rationalisation downward where old MVR exceeded market. District-wise rollout extent as of July 2026 is not fully verifiable.
How stamp duty uses this rate in Bihar
Suppose you agree to buy a flat in Patna for ₹65,00,000, but the notified government value of that flat works out to ₹70,00,000. Stamp duty is charged on ₹70,00,000 — the higher figure — at 6.3%, i.e. about ₹4,41,000, plus registration charges. Declaring a lower price in the deed does not reduce the duty.
The same government value also drives income tax: under Section 50C the seller's capital gains are computed as if they received at least this value, the buyer pays tax on the shortfall under Section 56(2)(x) if the price is more than 10% below it, and the buyer's 1% TDS is deducted on the higher value too. This is why lenders, buyers and sellers all check the mvr (minimum value register) before fixing a deal price.
Frequently asked questions
What is the mvr (minimum value register) in Bihar?+
It is the minimum property value fixed by the Registration Department (Department of Prohibition, Excise & Registration), Government of Bihar, with Sub-Registrar offices compiling the register for each locality, and it is the floor on which stamp duty and registration charges are computed in Bihar. The same rate is also called Circle Rate, Sarkari rate, Government land rate.
How do I check the mvr (minimum value register) for my area?+
Use the official Bhumijankari (View Land MVR) portal (https://bhumijankari.bihar.gov.in). Select your district, sub-registrar office or village/locality, and property type to see the notified rate. Direct MVR lookup: select district, registration office, circle/thana and mauza on the Bhumijankari portal. The 1 April 2026 effective date is reported by multiple news outlets but a government notification confirming completed statewide implementation could not be verified; some March 2026 reports still described it as scheduled.
When was the mvr (minimum value register) last revised in Bihar?+
New MVR effective from 1 April 2026 — the first major revision since 2016 (urban) / 2013 (rural). Statewide reclassification (principal/main/branch roads, new highway and industrial categories). Reported hikes of up to 300-400% in some areas (80-90% typical in Patna), with rationalisation downward where old MVR exceeded market. District-wise rollout extent as of July 2026 is not fully verifiable.
What happens if I buy a property below the circle rate?+
Stamp duty is still charged on the government value — you cannot save duty by declaring a lower price. There is also an income-tax hit on both sides: if the declared price is more than 10% below the government value, Section 50C taxes the seller as if they sold at that value, and Section 56(2)(x) taxes the buyer on the difference as "income from other sources".
Is the circle rate the same as the market rate?+
No. The market rate is what buyers actually pay; the government rate is an administrative floor for duty collection. In prime areas the market price usually runs well above the government rate; occasionally (after a sharp correction) the government rate can be higher than market, which inflates the duty payable.
Sources
- Patna Press — New MVR from April 2026
- Bhumijankari MVR view (official)
- SquareYards — Circle rates in Bihar
Verified 2026-07. Rates are revised by government notification — always confirm the current notified value with the official portal or sub-registrar before a transaction.