Market Value (as assessed by IGR) in West Bengal 2026
West Bengal's official government property valuation — the rate stamp duty is actually charged on (also called Circle Rate, IGR Rate) — how to look it up for Kolkata and Howrah, and what changed in the latest revision.
What is the market value (as assessed by igr)?
The market value (as assessed by igr) is the minimum value at which a property can be registered in West Bengal, notified locality-by- locality by the Directorate of Registration & Stamp Revenue (Inspector General of Registration), Finance Department, Govt of West Bengal. 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 IGR-assessed market value or the declared consideration.
West Bengal specifics: WB has no publicly notified annual 'circle rate hike' cycle like other states — value comes from the IGR's automated assessment system per plot. The 2021-2024 10% valuation discount plus 2% duty rebate was a notable temporary deviation.
Check the official rate for your locality
West Bengal publishes rates on WB Directorate of Registration & Stamp Revenue — Market Value of Land / e-Assessment. Select your district, area/village and property type to see the notified value per sq metre or sq ft.
Open WB Directorate of Registration & Stamp Revenue — Market Value of Land / e-AssessmentPortal computes the market value plot-wise (district > local body/thana > khatian & plot number) rather than publishing a static rate chart; it also has a stamp duty/registration fee calculator under e-Services. Could not verify any dated statewide revision of the underlying valuation database; only the end of the temporary reduction (30 Jun 2024) is verified.
Latest revision
Temporary 10% circle-rate reduction and 2% stamp duty rebate (COVID-era, from Oct 2021) ended 30 June 2024. Since 1 July 2024 the full IGR-assessed market value and normal stamp duty (6% urban / 5% rural, +1% surcharge above Rs 1 crore) apply. WB does not announce headline annual rate revisions; the IGR valuation database is updated administratively.
How stamp duty uses this rate in West Bengal
Suppose you agree to buy a flat in Kolkata 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%, i.e. about ₹4,20,000, 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 market value (as assessed by igr) before fixing a deal price.
Frequently asked questions
What is the market value (as assessed by igr) in West Bengal?+
It is the minimum property value fixed by the Directorate of Registration & Stamp Revenue (Inspector General of Registration), Finance Department, Govt of West Bengal for each locality, and it is the floor on which stamp duty and registration charges are computed in West Bengal. The same rate is also called Circle Rate, IGR Rate.
How do I check the market value (as assessed by igr) for my area?+
Use the official WB Directorate of Registration & Stamp Revenue — Market Value of Land / e-Assessment portal (https://wbregistration.gov.in). Select your district, sub-registrar office or village/locality, and property type to see the notified rate. Portal computes the market value plot-wise (district > local body/thana > khatian & plot number) rather than publishing a static rate chart; it also has a stamp duty/registration fee calculator under e-Services. Could not verify any dated statewide revision of the underlying valuation database; only the end of the temporary reduction (30 Jun 2024) is verified.
When was the market value (as assessed by igr) last revised in West Bengal?+
Temporary 10% circle-rate reduction and 2% stamp duty rebate (COVID-era, from Oct 2021) ended 30 June 2024. Since 1 July 2024 the full IGR-assessed market value and normal stamp duty (6% urban / 5% rural, +1% surcharge above Rs 1 crore) apply. WB does not announce headline annual rate revisions; the IGR valuation database is updated administratively.
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
- Millennium Post — Bengal extends stamp duty rebate/circle rate cut till June 2024
- Mondaq — Reduction of market value and stamp duty in West Bengal
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.