True Market Value in Goa 2026
Goa's official government property valuation — the rate stamp duty is actually charged on (also called Annual Statement of Rates, Minimum land rates, Circle Rate (informal)) — how to look it up for Panaji and Margao, and what changed in the latest revision.
What is the true market value?
The true market value is the minimum value at which a property can be registered in Goa, notified locality-by- locality by the Department of Revenue, Government of Goa — district Collectors prepare the annual statement of average rates for every taluka/municipal area under the Goa Stamp (Determination of True Market Value of Property) Rules, 2003; orders are published in the Official Gazette. 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 is charged on the higher of the declared consideration or the true market value determined under the 2003 Rules.
Goa specifics: Goa does not use the term 'circle rate' — the legal concept is 'true market value' under the 2003 Rules. Stamp duty is slab-based by property value (3.5% up to ₹50 lakh rising to 6% above ₹5 crore), and the 0.5%-tier registration fee is among India's lowest.
Check the official rate for your locality
Goa publishes rates on NGDRS Goa. Select your district, area/village and property type to see the notified value per sq metre or sq ft.
Open NGDRS GoaNGDRS Goa has a property-valuation module that computes value at prevailing government rates; the underlying rate notifications are published as gazette orders on goaprintingpress.gov.in rather than a single searchable rate portal. Taluka rate figures come from press coverage plus gazette PDFs; there is no single consolidated statewide revision date — revisions are piecemeal by taluka/village.
Latest revision
Piecemeal taluka-wise gazette orders; a 2026-27 order revised rates for Taleigao village (Tiswadi), and 2024-25 statements fixed minimum land rates for Tiswadi, Salcete and Mormugao. Goa revises rates taluka-by-taluka via gazette orders rather than one statewide annual notification. The 2024-25 statement set minimum land rates of ₹5,000-25,000/sqm (Tiswadi), ₹5,000-20,000/sqm (Salcete) and ₹8,000-25,000/sqm (Mormugao); the 2026-27 Taleigao order included a 30% reduction for plots up to 500 sqm in certain zones.
How stamp duty uses this rate in Goa
Suppose you agree to buy a flat in Panaji 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 4%, i.e. about ₹2,80,000, 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 true market value before fixing a deal price.
Frequently asked questions
What is the true market value in Goa?+
It is the minimum property value fixed by the Department of Revenue, Government of Goa — district Collectors prepare the annual statement of average rates for every taluka/municipal area under the Goa Stamp (Determination of True Market Value of Property) Rules, 2003; orders are published in the Official Gazette for each locality, and it is the floor on which stamp duty and registration charges are computed in Goa. The same rate is also called Annual Statement of Rates, Minimum land rates, Circle Rate (informal).
How do I check the true market value for my area?+
Use the official NGDRS Goa portal (https://ngdrsgoa.gov.in/). Select your district, sub-registrar office or village/locality, and property type to see the notified rate. NGDRS Goa has a property-valuation module that computes value at prevailing government rates; the underlying rate notifications are published as gazette orders on goaprintingpress.gov.in rather than a single searchable rate portal. Taluka rate figures come from press coverage plus gazette PDFs; there is no single consolidated statewide revision date — revisions are piecemeal by taluka/village.
When was the true market value last revised in Goa?+
Piecemeal taluka-wise gazette orders; a 2026-27 order revised rates for Taleigao village (Tiswadi), and 2024-25 statements fixed minimum land rates for Tiswadi, Salcete and Mormugao. Goa revises rates taluka-by-taluka via gazette orders rather than one statewide annual notification. The 2024-25 statement set minimum land rates of ₹5,000-25,000/sqm (Tiswadi), ₹5,000-20,000/sqm (Salcete) and ₹8,000-25,000/sqm (Mormugao); the 2026-27 Taleigao order included a 30% reduction for plots up to 500 sqm in certain zones.
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
- Goa Official Gazette — Dept of Revenue order
- NGDRS Goa portal
- Herald Goa — land rates for Tiswadi, Mormugao, Salcete
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.