Fair Value in Kerala 2026
Kerala's official government property valuation — the rate stamp duty is actually charged on (also called Fair Value of Land, Government Value, Minimum Land Value) — how to look it up for Kochi and Thiruvananthapuram, and what changed in the latest revision.
What is the fair value?
The fair value is the minimum value at which a property can be registered in Kerala, notified locality-by- locality by the Fixed by revenue authorities (RDO/Collector) under Section 28A, Kerala Stamp Act; published and administered by the Registration Department (IGR Kerala). 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 fair value or the declared consideration.
Kerala specifics: Fair value is land-only (buildings valued separately) and is fixed per survey number by district/taluk/village/desom. Cumulative escalation since introduction in 2010 is roughly 220%; full re-fixations happen only every several years, with percentage top-ups in between. Flat/apartment stamp duty was raised to 7% in the 2023 budget while land remains 8% + 2% registration.
Check the official rate for your locality
Kerala publishes rates on IGR Kerala — Fair Value of Land search. Select your district, area/village and property type to see the notified value per sq metre or sq ft.
Open IGR Kerala — Fair Value of Land searchReports of a further 10% hike after 2023 could not be verified — treat SRO 420/2023 (+20%) as the latest confirmed revision.
Latest revision
20% across-the-board hike effective 1 April 2023 (Gazette SRO No. 420/2023). The 2023-24 state budget raised all fair values by 20%; SRO 420/2023 remains the operative reference. The Kerala Finance Act 2024 amended the Stamp Act to let the government hike fair value by a fixed percentage via simple gazette notification; no later statewide percentage hike could be verified as notified.
How stamp duty uses this rate in Kerala
Suppose you agree to buy a flat in Kochi 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 8%, i.e. about ₹5,60,000, 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 fair value before fixing a deal price.
Frequently asked questions
What is the fair value in Kerala?+
It is the minimum property value fixed by the Fixed by revenue authorities (RDO/Collector) under Section 28A, Kerala Stamp Act; published and administered by the Registration Department (IGR Kerala) for each locality, and it is the floor on which stamp duty and registration charges are computed in Kerala. The same rate is also called Fair Value of Land, Government Value, Minimum Land Value.
How do I check the fair value for my area?+
Use the official IGR Kerala — Fair Value of Land search portal (https://igr.kerala.gov.in). Select your district, sub-registrar office or village/locality, and property type to see the notified rate. Reports of a further 10% hike after 2023 could not be verified — treat SRO 420/2023 (+20%) as the latest confirmed revision.
When was the fair value last revised in Kerala?+
20% across-the-board hike effective 1 April 2023 (Gazette SRO No. 420/2023). The 2023-24 state budget raised all fair values by 20%; SRO 420/2023 remains the operative reference. The Kerala Finance Act 2024 amended the Stamp Act to let the government hike fair value by a fixed percentage via simple gazette notification; no later statewide percentage hike could be verified as notified.
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
- Onmanorama — 20% fair value increase from April 1, 2023
- IGR Kerala — Fair Value of Land search
- PRS — Kerala Finance Act 2024 (fair value amendment)
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.