Before you buy land anywhere in Kerala, check its fair value. It is the minimum price the government has fixed for that land, and your stamp duty and registration fee are worked out from it. Here is what fair value means, how to look it up online in a few minutes, and how it affects what you pay.
Quick answer: Fair value is the minimum value at which land can be registered in Kerala. Check it free on the Registration Department’s portal, igr.kerala.gov.in, by choosing your district, taluk, village and survey number. Stamp duty (8%) and registration fee (2%) are charged on the fair value or the sale price, whichever is higher.
Last updated: 3 November 2026 · Areena Editorial Team
What is the fair value of land?
Fair value (ന്യായവില, nyayavila) is the lowest value at which land can be registered in Kerala. It is fixed under the Kerala Stamp Act, 1959, by the Registration Department, and differs from village to village and even from one survey number to the next.
Set by the government
District committees propose the rates and the Inspector General of Registration notifies them. They are not set by buyers, sellers or brokers.
Different for every plot
The rate depends on the village, the survey number and the type of land, such as garden land, paddy land or land along a main road.
Used to calculate charges
Stamp duty and registration fee are charged on the fair value or the sale price, whichever is higher.
Revised from time to time
Fair values were raised by 20% from 1 April 2023. The June 2026 state budget announced a review of fair values to correct gaps between areas, but no new rates have been notified yet. It also said unpaid undervaluation dues will be recorded as a charge on the property, so check for them before you buy.
How to check fair value online
- Open the IGR portal. Go to the Kerala Registration Department’s fair value page at igr.kerala.gov.in and choose the fair value search. No login is needed.
- Select the location. Choose the district, RDO (revenue division), taluk and village where the land is.
- Narrow it down. Add the desam, land type, block number and survey number from the title deed or tax receipt for an exact result.
- View the rate. The portal shows the fair value per are. One are is about 2.47 cents, so divide by 2.47 to get the value per cent.
- Keep a screenshot. Save it with the survey number visible, so you can compare it with the price and the stamp duty your document writer calculates.
How fair value affects what you pay
When you register a sale in Kerala, you pay stamp duty and a registration fee on the higher of the fair value and the price written in the deed. The commonly applied rates for a sale deed are:
Rates and concessions can change, so confirm the current figures with your document writer or the Sub Registrar office before registration. For the full buying process, read our guide on how to buy a plot in Kerala.
Fair value vs market price
Fair value is a floor, not the real price. In growing towns such as Karunagappally and Oachira, plots near NH 66 or the town centre usually sell well above fair value. In some interior areas, market prices can be close to it. A fair value far above the asking price is a sign to check the survey number and land type again.
Looking for a plot in Kollam district?
Areena Living has residential and commercial plots in Karunagappally and on NH 66 at Oachira. Every plot has road access, electricity and water, and we share the survey details so you can check the fair value yourself.
42 cent residential plotAmbady Junction, Karunagappally
35 cent residential plotAdinad, KarunagappallyFrequently asked questions
Can I register land below the fair value?
No. Stamp duty and registration fee are always charged on at least the fair value, even if the agreed price is lower.
Is fair value the same as the government guideline value?
Yes. Other states call it guideline value or circle rate. In Kerala it is called fair value, or nyayavila.
What if the fair value of my land looks wrong?
You can apply to the Revenue Divisional Officer (RDO) to review the fair value of your land, with supporting documents. Ask the village office or Sub Registrar office about the current procedure.
Where do I find the survey number?
On the sale deed, the latest land tax receipt and the possession certificate of the land.
Buying land in Kollam?
We help you shortlist plots and check the documents before you pay an advance.