Short answer: Open tnreginet.gov.in, click Guideline Value and choose From 1-7-2024. Select your zone, Sub-Registrar office and village, then search by survey number or street. It is free and needs no login. The Registration Department says guideline values for all areas were revised with effect from 1 July 2024, and stamp duty on a sale is worked out on the higher of the guideline value and your price.
This guide is for buyers and sellers of land, plots and houses in Tamil Nadu. It was checked against the official Registration Department website, tnreginet.gov.in, and its Citizen Charter and FAQs in October 2026.
What the guideline value is
The guideline value, vazhikatti mathippu in Tamil, is the value the Registration Department keeps for each street and survey number. The portal covers 2.19 lakh streets and over 4.46 crore survey and subdivision numbers. When you register a sale, the value in your deed is checked against it.
It is a value for land and depends on the land classification, such as dry land or residential land. A building is valued separately using PWD rates (the Public Works Department's building rates), and the Sub-Registrar can inspect it.
Which values apply now
The portal's Guideline Value page says: "Guideline Values in respect of all areas in Tamil Nadu have been revised with effect from 1-7-2024." In October 2026 the current period still runs from 1 July 2024. Older values stay online, which helps when you look at a past sale: 1 April 2023 to 30 June 2024, 9 June 2017 to 31 March 2023, 1 April 2012 to 8 June 2017, and earlier periods back to 1 April 2002.
Single entries can change after a revision. Each result shows an Effective Start Date. In one Namakkal village we checked, most survey numbers showed 1 July 2024, but a few showed 2 June 2025 or 10 June 2026. Read the date on your own survey number.
How to look up the guideline value
- Open tnreginet.gov.in. If it opens in Tamil, click English at the top. Click Guideline Value in the top menu.
- Under Guideline Search, click From 1-7-2024, or an older period.
- Under View Guideline value for, choose Survey Number, or Street if your property is valued by street.
- Choose Survey Number Wise to type the number, or Category Wise to list every survey number of one land category in the village.
- Select the Zone, Sub Registrar Office and Registration Village. If you do not know the zone, use the "To know your Zone and District Click Here" link.
- Run the search and find your survey or subdivision number.
Each result shows the survey or subdivision number, the value in British and metric units, the land classification and the effective start date. For example, in Marappanaickanpatti village under the Namakkal Joint I office, checked in October 2026:
| Land | Guideline value | Effective from |
|---|---|---|
| Dry maanavari (rain-fed) land, survey 152/1A | ₹3,00,000 per acre (₹7,41,500 per hectare) | 1 July 2024 |
| Residential Class I, survey 155/4 | ₹100 per square foot (₹1,080 per square metre) | 1 July 2024 |
How it is used for stamp duty
For a sale deed, the Duty and Fees page lists stamp duty of 7% and a registration fee of 2%, both on the market value of the property. The FAQ says the price in the deed can never be more than the market value entered, and that a sale deed is returned the same day if its value is at least the value from the guideline value and PWD rates. So duty is worked out on the higher of the two.
Example: you agree ₹20,00,000 for land with a guideline value of ₹25,00,000. Stamp duty is 7% of ₹25,00,000, which is ₹1,75,000, and the 2% registration fee is ₹50,000. At a price of ₹30,00,000, both would be worked out on ₹30,00,000. Try our stamp duty and registration charges calculator.
If you think the guideline value is wrong
First check the village, subdivision number and land classification. Guideline value registers are also kept at every Sub-Registrar office, so you can ask there. If you still do not accept the guideline value for your deed, the Citizen Charter sets out this route:
- The document is referred to the District Revenue Officer or Special Deputy Collector (Stamps) to fix the true market value, under Section 47A of the Indian Stamp Act. Return of the document can take up to 21 days while the reference is made.
- You give three self-addressed, stamped envelopes for notices and the FMB (field measurement book) or topo sketch of the field.
- If extra duty is fixed and not paid within 2 months of the order, interest of 1% a month is charged.
- You can appeal to the Inspector General of Registration, Chennai, within 2 months of the order. The FAQ notes the Inspector General can fix a higher value.
If an office does not reply properly, the Charter says you can approach the District Registrar, the Zonal Deputy Inspector General or the Inspector General of Registration, or email helpdesk@tnreginet.net.
Guideline value vs market value
In everyday use, market value means the price a property sells for. In the Duty and Fees table, it means the value duty is charged on. The guideline value and the selling price often differ.
| Point | Guideline value | Selling price |
|---|---|---|
| Source | Published by the Registration Department | Agreed by the buyer and the seller |
| What it covers | Land, by street or survey number | The whole property, including building, road and documents |
| Where to find it | tnreginet.gov.in, free | Recent sales and asking prices nearby |
| Used for | Stamp duty and registration fee | The amount you pay |
The guideline value is not a price guide. For farm land, compare asking prices per acre on farm land prices in Tamil Nadu or use our farm land value calculator.
Next steps
- Work out your costs: stamp duty and registration charges calculator.
- Check the property's history: how to get an encumbrance certificate online.
- Prepare for the day: the property registration process in Tamil Nadu.
- Every listing on Gmore has a video tour: farm land for sale in Tamil Nadu.
