Guidance Value & Ready Reckoner Rate in Devanahalli 2026

By Arpitha, Research Analyst

Published 10 Jul 2026 · Last updated 10 Jul 2026

If you are buying a flat anywhere along the Devanahalli corridor, one number quietly shapes your registration bill before you have negotiated a single rupee with the seller: the guidance value. Known in some states as the ready reckoner rate or circle rate, guidance value is the minimum value the government says a property is worth for the purpose of registering it. It is not the price you pay and it is not a valuation of your particular flat — it is a state-notified floor beneath which a sale generally cannot be registered, and it is the base on which stamp duty and the registration fee are usually calculated. Understanding it helps you sense-check a deal, budget for the transaction costs, and avoid surprises at the sub-registrar's office.

One honest caveat runs through the whole page. Guidance value is fixed street by street and survey number by survey number, it is revised by the state from time to time, and the exact figure for any specific address in Devanahalli is something you must look up rather than assume. For that reason this guide deliberately avoids quoting a rupee-per-square-foot guidance number for the area — any such figure would be out of date the moment the state next revises the rates. Everything below explains how the mechanism works and how it feeds into your costs; for the live number, and for the rate applied to it, confirm the current value on the Kaveri online services and with the sub-registrar before you rely on any of it.

Guidance Value at a Glance

The table below is a quick orientation to what guidance value is and how it fits into a property purchase. These are general pointers, not a computation for your flat; your actual figures depend on the address, the survey number and the rates in force when you register.

Bottom line: guidance value is the government's minimum registration value — set by the state, revised periodically, and used as the base for stamp duty and fees, so treat it as a floor to check on Kaveri rather than a market valuation of your flat.

What Guidance Value (Ready Reckoner Rate) Is

Guidance value is the minimum value the government assigns to a property for the purpose of registering its transfer. When a sale deed is presented for registration, the state does not simply accept whatever price the parties have written down; it compares that price against the notified guidance value for that location and charges duty on whichever is higher. In that sense guidance value is a floor on the value that can be recorded, not a ceiling and not an appraisal of the specific home. Different states use different names for the same idea — ready reckoner rate in Maharashtra, circle rate in the north — but in Karnataka the working term is guidance value.

The purpose of the mechanism is twofold. First, it protects the state's revenue: because stamp duty is a percentage of value, a floor prevents transactions from being registered at artificially low declared prices to shrink the duty. Second, it gives buyers and sellers a public reference point for what the state considers a baseline value in a given pocket. It is important to be clear about what it is not, though. Guidance value does not tell you what a flat is actually worth in the market, it does not account for the specific floor, view, condition or amenities of your unit, and it is not a substitute for a proper valuation by a bank or a valuer.

Because guidance value is notified at a granular level — typically by locality, street and survey number — two flats a short distance apart can carry different guidance values. That granularity is exactly why a single headline number for “Devanahalli” is misleading; the value attaching to a particular project or address has to be read off the official records for that jurisdiction. Treat guidance value as a registration-and-tax concept first and foremost, and look up the figure that applies to the exact property you are considering.

Bottom line: guidance value is the government's minimum registration value for a property — a floor for duty, not a market appraisal — and because it is notified street by street, the number for any given Devanahalli address must be looked up rather than assumed.

How Guidance Value Is Set and Revised

Guidance value in Karnataka is set and notified by the state's Department of Stamps and Registration. The department maintains schedules of values across the state, broken down by district, taluk, locality and often down to the street and survey number, and these are the figures that the registration system draws on when duty is assessed. The values are meant to reflect a baseline of prevailing prices in each pocket, but they are an administrative estimate arrived at by the department rather than a live market feed, which is one reason they can drift away from actual transaction prices between revisions.

Crucially, guidance value is revised periodically rather than continuously. The state updates the schedules from time to time — sometimes raising values in areas that have seen strong appreciation, occasionally rationalising them — and each revision resets the floor used for registration. Because there is no fixed calendar you can count on, the only reliable way to know the current value is to check it at the time you transact. A figure that was accurate a year ago may have been revised since, so quoting a specific rate here would risk misleading you; the live schedule on the official system is what governs your registration.

This periodic-revision behaviour has practical consequences. If a revision lands between your agreement and your registration, the duty may be assessed on the newer value. If you are tracking how values are moving in the area more broadly, the companion guide on Devanahalli property price trends gives context on market direction, but remember that market trends and guidance-value revisions are separate things that do not move in lockstep. For your own transaction, confirm the current guidance value on Kaveri close to the registration date rather than relying on an older figure.

Bottom line: the Karnataka Department of Stamps and Registration sets guidance value and revises it periodically at its own discretion, so the only figure that matters for you is the one in force when you register — check it on Kaveri near your registration date.

Guidance Value vs Market Price

The single most useful distinction to hold on to is that guidance value and market price are two different numbers that answer two different questions. Market price is what a willing buyer and a willing seller actually agree for a specific flat, reflecting its floor, view, finishes, the project's reputation and current demand. Guidance value is the government's notified baseline for registration in that location, indifferent to the particulars of your unit. The two overlap only by coincidence, and in most markets they diverge, sometimes considerably.

Which one is higher depends on the pocket and the timing. In fast-appreciating or sought-after areas, market prices often run ahead of guidance value because revisions lag behind actual demand, so you may find the guidance value sits below what people are really paying. In quieter pockets, or where guidance values were pushed up in a revision that the market has not yet caught up with, guidance value can sit at or even above the going market rate. Neither pattern is a rule; it varies street by street, which is exactly why you should read the guidance value for the specific address rather than assume a general relationship.

For a buyer, the gap between the two numbers matters in a couple of concrete ways. If market price is well above guidance value, your duty is charged on the higher figure — the price you actually pay — so the guidance value being low does not reduce your bill. If, unusually, guidance value is above the price you negotiated, duty may be charged on the guidance value even though you paid less, which quietly raises your transaction cost. Either way, knowing both numbers before you commit lets you budget accurately and sanity-check whether a quoted price is in a sensible range for the area.

Bottom line: market price is what you negotiate and guidance value is the government's registration floor — they can diverge either way, so check both, and remember duty is charged on whichever is higher, not on the lower of the two.

How Guidance Value Affects Stamp Duty and Registration

The place guidance value bites hardest is your registration bill. Stamp duty and the registration fee are both charged as a percentage of the property's value, and the value used is generally the higher of the guidance value and the agreed consideration written in the deed. So if the price you pay is above the guidance value, duty is worked out on the price; if the guidance value happens to be higher, duty is worked out on the guidance value. This “higher of the two” principle is what stops the floor from being circumvented, and it is why the guidance value directly shapes how much you hand over at registration even though it is not the price of the flat.

The applicable stamp-duty and registration-fee rates, and the precise way the value basis is applied, are set by the state and revised from time to time, so they are not restated as fixed figures here. What matters for planning is the mechanism: identify the guidance value for the address, compare it with your negotiated price, and expect duty to be assessed on the larger of the two at the prevailing rate. The dedicated guide on stamp duty and registration charges in Devanahalli walks through how the duty and fee are approached; for your own case, confirm the current rate and the value basis with the sub-registrar.

Guidance value also connects to the practical steps of registering the deed, since the value assessment feeds directly into the payment and slot-booking workflow. The companion guide on the property registration process in Devanahalli explains how the valuation, e-stamping and sub-registrar visit fit together once the value is settled. Because both the guidance value and the rate can change, the safe habit is to work out an indicative figure yourself, then confirm the exact duty and the value on which it is charged with the sub-registrar before you commit funds.

Bottom line: stamp duty and the registration fee are generally charged on the higher of guidance value and the agreed price at the prevailing rate — so the guidance value can raise your registration cost, and both the value and the rate should be confirmed with the sub-registrar.

How to Check Guidance Value on Kaveri

The reliable way to find the guidance value for a specific property in Karnataka is through the state's Kaveri online services, which is the same platform used for valuation, fee payment and slot booking during registration. The system lets you drill down by district, taluk and locality, and then identify the property by its jurisdiction and survey or property details, returning the notified value that applies to that pocket. Because the schedule is organised so granularly, the accuracy of what you get back depends on selecting the correct jurisdiction and survey number, so it is worth having the property's exact particulars to hand when you look it up.

A few practical pointers make the lookup more dependable. Use the precise address, survey number and jurisdiction rather than a broad locality name, since neighbouring streets can carry different values. Check the value close to when you actually intend to register, because a revision may have landed since you last looked. And treat the figure the portal returns as the governing number for registration — if it differs from what an agent or a listing quoted, the official value is what the sub-registrar will use. Exactly which screens you see and how the search is structured can change as the platform evolves, sometimes described as Kaveri or Kaveri 2.0, so follow the current on-screen flow rather than a remembered sequence.

If the interface is unclear, or the value that comes back seems out of line with what you expected, do not guess — confirm it directly with the jurisdictional sub-registrar's office, which can tell you the value that will actually be applied and how it maps to your specific property. The point of checking on Kaveri is to replace assumptions with the notified figure, so that when you budget for stamp duty and the registration fee you are working from the number the state will really use rather than an estimate.

Bottom line: look up guidance value on the Kaveri online services using the exact jurisdiction and survey number, check it close to your registration date, and confirm anything unclear with the sub-registrar — the official figure is what governs, not a listing or an agent's quote.

Guidance Value for a Pre-Launch Flat like Prestige Devanahalli

For a pre-launch home the guidance value does not disappear, but it becomes relevant later in the journey, and understanding that avoids confusion. Prestige Devanahalli, by Prestige Group, is a pre-launch project at Poojanahalli on NH-44 in North Bengaluru, beside the Kempegowda International Airport and the KIADB Aerospace Park, offering 1, 2 and 3 BHK homes with 1 BHK from ₹61.75 L and possession indicated from Dec 2030. At the booking stage the transaction is usually recorded through an agreement rather than an immediate conveyance, so guidance value comes into play when the registrable sale deed is executed — typically at the possession or sale-deed stage — and the value in force at that time is what feeds the duty calculation.

The practical implication is that the guidance value you would want to check is the one applicable near that later registration date, not today's. Between now and possession the state may revise the schedule more than once, so any figure you note now is only indicative background. Sense-checking the outlay is easier once you know the numbers: base pricing on the corridor sits around ₹9,500/sq ft, and the price list gives an indicative benchmark, with stamp duty and the registration fee — assessed on the higher of guidance value and the agreed price — sitting on top of that at the registration stage. Verify the project's K-RERA status on the K-RERA portal before you commit, since its application is in process and no registration number should be assumed until it is published.

Rounding this out with a point of prudence: keep your booking agreement, payment receipts and correspondence on file, because these become the backdrop to the eventual registration when guidance value is applied. When that time comes, look up the then-current guidance value on Kaveri for the exact unit and jurisdiction, compare it with your agreed price, and confirm the duty and the value basis with the sub-registrar. As with every figure on this page, the honest position is that the guidance value for the address is not something to fabricate or estimate from a distance — it varies by street and survey number and is revised over time, so look it up on Kaveri when it matters.

Bottom line: on a pre-launch flat the booking is an agreement and guidance value applies when the sale deed is registered from Dec 2030 — so the value to check is the one in force then, verify K-RERA status, keep your papers, and look up the current figure on Kaveri at registration.

Frequently Asked Questions

1. What is guidance value or the ready reckoner rate?

Guidance value is the state-notified minimum value at which a property can be registered, published by Karnataka's Department of Stamps and Registration. It is the floor on which stamp duty and registration fees are calculated — confirm the current value on Kaveri.

2. Who sets guidance value in Karnataka?

It is set and notified by the Karnataka Department of Stamps and Registration and made available through the Kaveri online services. Values differ by area, street and survey number, so confirm the current figure on Kaveri.

3. Is guidance value the same as market price?

No. Guidance value is a government-notified minimum for registration, while market price is what a buyer and seller actually agree. It can sit below or above market in different pockets — confirm both before you transact.

4. How does guidance value affect stamp duty and registration?

Stamp duty and the registration fee are generally charged on the higher of the guidance value and the agreed consideration. The exact rate and value basis are set by the state — confirm them with the sub-registrar.

5. How do I check guidance value for a property in Devanahalli?

You look it up through Karnataka's Kaveri online services by area, jurisdiction and survey or property details. Because it varies street to street and is revised periodically, confirm the current value on Kaveri.

6. When does guidance value apply for a pre-launch flat like Prestige Devanahalli?

It applies at the registration or sale-deed stage, indicated from Dec 2030, when duty is assessed on the value in force then. The booking stage is usually an agreement — confirm the sequence with the builder and check the value on Kaveri.

Conclusion

Guidance value in Devanahalli comes down to one clear idea: it is the government's notified minimum value for registering a property, set by the Karnataka Department of Stamps and Registration, revised from time to time, and used as the base on which stamp duty and the registration fee are charged. It is not the market price of your flat and it does not reflect the particular unit — it is a floor, and duty is assessed on whichever is higher, the guidance value or the price you actually agree. Reading both numbers before you commit lets you budget the transaction cost accurately and sanity-check a quoted price.

The one thing to carry away is that the live figure governs. Guidance value is fixed street by street and survey number by survey number and is revised periodically, so no single rupee-per-square-foot number for the area is safe to rely on — the value for your exact address has to be looked up on the Kaveri online services when you transact. For a pre-launch home the practical point is timing: the booking is an agreement and guidance value applies when the sale deed is registered from Dec 2030, so check the then-current value close to registration, confirm the duty and the value basis with the sub-registrar, and verify K-RERA status before you commit.