The Karnataka Stamp (Constitution of Central Valuation
committee for estimation, publication and revision of market value
guidelines of properties) Rules, 2003.
Note: This electronic version of the rules
is reproduced for your convenience and personal use only and may
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No. RD 149 MUNOMU 2003, BANGALORE, dated 14th
In exercise of the powers conferred by sub-section
(2) of section 45 read with sub-section (1) of section 68 of the
Karnataka Stamp Act 1957 (Karnataka Act No. 34 of 1957) the Government
of Karnataka hereby makes the following rules, namely:-
1. Short title and Commencement: (1) These rules
may be called the Karnataka Stamp (Constitution of Central Valuation
committee for estimation, publication and revision of market value
guidelines of properties) Rules, 2003.
(2) They shall come into force from the date
of publication in the official gazette.
2. Definitions:- In these rules unless the context
(a) "Act" means, Karnataka Stamp
Act 1957 (Karnataka Act No. 34 of 1957);
(b) "Commissioner of Stamps" means, the Inspector
General of Registration appointed by the State Government under
sub-section (1) of section 3 of the Registration Act, 1908 (Central
Act 16 of 1908);
(c) "Committee" means, the Central valuation committee
constituted under sub-section (1) of section 45B of the Act.
(d) "Financial Year" means the Financial Year from
1st April to 31st March.
(e) "From" means, from appended to these rules;
(f) "Sub-committees" means the market valuation Sub-committee
constituted under sub-section (1) of section 45B of the Act
for each District.
(g) "Registrar and Sub-Registrar" means the Registrar
and Sub-Registrar appointed under the provision of the Registration
Act, 1908 (Central Act 16 of 1908);
(h) "Year" means the calendar year from 1st January
to 31st December.
3. Constitution of Central Valuation Committee,-
(1) The State Government by
notification in the official gazette constitute Central Valuation
Committee under section 45B of the Act shall in addition to the
Chairman who shall be the Commissioner of Stamps comprise of one
representative from the following, namely:-
(i) Directorate of Town planning;
(ii) Directorate of Survey and settlement
(iii) Bangalore City Corporation;
(iv) Bangalore Development Authority;
(v) Income Tax Department;
(vi) Karnataka Public Works Department;
(vii) Karnataka Irrigation Department;
(viii) Registration and Stamps Department;
(ix) Institute of Chartered Valuers;
(x) Federation of Karnataka chamber of commerce and industries;;
(xi) any other person having expertise in the subject;
Provided that the total number of members shall
not exceed twenty.
(2) Subject to the pleasures of the Government
and the term non official members shall be two years.
(3) The Deputy Inspector General of Registration
(Intelligence), shall be the Member Secretary of the Central Valuation
Committee and shall be responsible for looking after the day to
day administration and functions of the committee and other matters
relating to correspondence. He shall also be responsible for compilation
and publication of the data relating to the market value guidelines
in accordance with the decision the committee.
(4) The office of the Central Valuation Committee
shall be located in the office of the Inspector General of Registration
and Commissioner of Stamps or any other place decided by the Central
4. Constitution of market valuation sub-committees,-
(1) The Central Valuation Committee may, by notification in the
official gazette, constitute Market Valuation Sub-Committees in
each Sub-District and District for the purpose of estimation and
revision of the market value guidelines of the properties. The
members of these Sub-committees may be drawn from the department
of Revenue, Survey and settlement, Public works and the Municipal
Councils or Town Panchayaths. The sub-committee shall be headed
by the Tahsildar of the concerned Taluk and the sub-Registrar
of the said sub-district shall be the Member Secretary. The committee
in a sub-district shall function under the administrative control
of the Registrar of the District, who shall be under the supervisory
control of the central valuation committee.
(2) The office of the sub-committee shall be
located in the office of the Sub-Registrar and the Sub-Registrar
is responsible to over see the administration of the sub-committees
and matters relating to correspondence. He is also responsible
for the compilation of the data relating to the market value of
the properties, in accordance with the resolution of the sub-committee.
5. Estimation of market value guidelines,- (1)
The Central Valuation Committee shall, as for as possible in the
first week of October of every calendar year, send instructions
along with general policy guidelines to all the sub-committees
in the state for estimation of market value guidelines of properties
for the next calendar year. Such instruction may be sent to any
sub committee, at any time of the calendar year for the revision
of the rates, if required.
(2) The sub-committee shall on receipt of the
instructions publish the intention of such estimation or revision,
as the case may be, in the local newspapers and also on the notice
board of important offices. A period of 15 days may be allowed
for receipt of objections and suggestions from the public and
all such suggestions and objections so received, shall be processed
by the Secretary and placed before the sub-committee for discussion.
The sub-committee shall meet as often as required to discuss and
decide on the estimation of market value rates for the guidelines
and prepare a statement showing the average rates of agricultural
lands, residential, commercial and industrial sites in village
and municipal or any other local body area in its jurisdiction
as specified in these rules. The data shall be arranged village
and local body wise and the statement shall be prepared and signed
by the Secretary and Chairman of the Sub-Committee in such form
as may be specified by the Committee from time to time. The data
so prepared shall be both in paper copy and a soft copy (Floppy)
in Microsoft Access shall be sent to the Registrar of the concerned
District, in the last week of December of every Calendar year.
The hard copy of the data shall be in a booklet from and the committee
may also record its views on the suggestions and objections received
from the public in the appropriate column.
(3) The Registrar shall on receipt of the statement
received under sub-rule (2), shall verify and if he finds any
discrepancy or omission may remit it back to the Sub-committee
immediately for rectification or supply of the omission. Such
reference shall be attended by the such committee and the statement
be re-submitted to the Registrar within 15 days from the date
of reference. The Registrar shall finally examine the data and
record his views in the appropriate column for any improvement
or change and send the booklets and soft copies of the same, separately
for each sub-district to the Secretary of the Central Valuation
Committee in the first week of January of the next calendar year.
6. Guidelines for the estimation of the Market
Value by the Sub-Committee,- Each Market Valuation Sub-Committee
shall prepare the statement showing average rates of agricultural
and non-agricultural lands, residential, commercial and industrial
sites in the sub-district and municipal or local body area, on
the following general guidelines as reference.
(1) (a) In the case of lands-
(j) Classification of land as dry, garden,
wet and the like;
(ii) Classification under various classes of soil in the survey
(iii) Other factors which influence the valuation of the land
(iv) Value of adjacent land or lands in the vicinity;
(v) As for as practicable the nature of crop and average annual
yield from the land for five consecutive years till the determination
and nearness to road the market, distance from village site,
its location in general, level of land transport facilities,
facilities available for irrigation for irrigation, such as
tanks, well and pump sets.
(b) In the case House sites,-
(i) The general value of house site in the
(ii) Nearness to road, railway station, bus route;
(iii) Nearness to market, shops and the like;
(iv) Amenities available in the place like public offices,
hospitals and educational
(v) Development activates, industrial improvements in the
(vi) Land tax and valuation of sites with reference to taxation
records of the local
(vii) Any other features having a special bearing on the valuation
of the site;
(viii) Any other special features bore well in addition to
public water supply, lawn,
garden swimming pool.
(c) Properties other than lands, house-sites
(i) The nature and conditions of the property,
(ii) Purpose for which property is being put to use; and
(iii) Any other special features having a bearing on the valuation
of the property.
(2) (a) The suggestions for the estimation of
market value of non agricultural and industrial lands in general
may also be separately indicated either as multiple of the rate
for agricultural land or square feet considering the location
of the property namely Municipality / corporation or village.
Normally the values for lands converted for non agricultural use
in a village not near to a town/city, may be estimated per square
(b) The value of agricultural lands may be classified
as dry, wet or garden, generally and nearness to the village may
be considered for fixing the rates to each class.
(c) The rate for the lands with coconut or areca
plantations may be estimated as garden lands instead of land plus
numbers of trees.
(d) Public Works Department norms for the cost
of construction of buildings prevailing in the concerned area
may be indicated.
(e) Basic civic amenities such as electricity,
water supply and drainage need not be considered as special features
for the purpose of cost of construction. This should be considered
as a part of the cost of construction.
7. Process of the Statements by the Central
Valuation Committee,- (1) The Secretary of the Central Valuation
Committee on receipt of the statement from the Register of a District
shall verify and place them before the committee, which shall
meet, in the 3rd week of January of the next calendar year.
(2) The Committee shall meet as often as possible
to discuss the estimation of market values received from each
district and take final decision on the estimation of the market
value after considering the suggestions made by the committees
and the Registrars as for as possible before the end of February
of the next calendar year. The committee is the final authority,
either to reject the suggestions or to accept for incorporation
in the guidelines. All such decisions shall be recorded in the
proceedings of the meeting of the committee.
(3) On approval of the estimation of the each
sub district / district, the statements shall be attested by the
Secretary on behalf of the committee, who shall then arrange to
send such approved statements of estimation of market value of
properties to the Registrar of the District in the first week
of March of the next calendar year and later shall forward it
to the concerned sub-committees within a week of the receipt of
the statements in such from as may be specified by the Committee
from time to time. The approved statements shall be published
not only in all the prominent offices in each sub-district, besides
the Sub-Registry Office, but also be made available in the office
of the District Registrar of the concerned District. Sufficient
number of copies should be arranged to be printed by the Registrars
for sale to the public at a price to be fixed by the Central Valuation
Committee from time to time.
8. General guidelines for the estimation of
market values by the committee,- (1) The Central Valuation Committee
may, in its discretion adopt any policy or modality or standard
for deciding the estimated market value of properties.
(2) In order to achieve uniformity the following
general principles may be adopted,-
(a) Separate uniform guidelines / formulas may be evolved for
the calculation of the rates
for the buildings of different kinds, lands converted for nonagricultural
use or industrial use as applicable to all the sub districts and
appended to the market value guidelines so approved and published;
(b) The rates approved by the Public Works Department
for various kind of constructions is to be adopted uniformly in
the state and may be revised as and when found necessary. The
rates of depreciation as per Public Works Department norms may
also be appended to the guidelines with direction for appellation
only by Registrars dealing with reference under section 45A of
9. Revisions, Special revisions and rectification
of anomalies:- (1) The Committee has the power in its discretion
to defer revision of market value guidelines in respect of may
specified sub district or district or all the sub districts.
(2) Not withstanding anything contained in these
rules, If for any reason the committee could not either order
or undertake revision of market value guidelines for any year,
the same may be communicated to the Registrar of the district,
who will issue instructions to all the Registering officers and
committees to adopt the last revised guide lines, for the year
for which the revision is not intended to the undertaken.
(3) The committee or chairman may, in his discretion,
as the case may be order for special revision of the market value
guidelines in any specified area of a sub district, district for
rectification of any anomaly in the estimation of market value,
and may also order for special revision of market value guidelines
of any sub district or all the sub districts in the state for
any reason to be recorded in the proceedings of the committee.
10. Records and proceedings of the committee:
(1) The committee shall keep a minute book,
in which proceedings of all the meetings shall be recorded and
signatures of all the members present shall be obtained.
(2) The quorum for the meeting shall be 50 % of the total number
(3) All the decisions are taken by a resolution passed by majority
of votes. If, in any meeting, the number of members present
falls below the quorum, the meeting may be adjourned for 15
minutes and on reassembly the proceedings may be commenced even
without the required quorum.
(4) The chairman shall have the power to cast an extra vote
in case a tie. He shall also have the authority to review, annual
or reverse any such decision, for reasons to be recorded in
writing, if in his opinion, it would prejudicially affect the
interest or revenue of the state.
(5) All the market value guidelines statements approved by the
committee are public records and shall be preserved as permanent
records in the office of the committee and copies be made available
to any public on application and payment of fees to be prescribed
by the committee by notification in the official gazette.
(6) The Sub-Committee shall also preserve the market value guidelines
approved by the Central Valuation Committee as permanent public
records and copies may be made available to public in the same
manner as prescribed above.
11. Repeal and savings,-
(1) The Karnataka Stamp (Constitution of Committee
for estimation of Property) Rules, 1992 are hereby repealed:
Provided that such repeal shall not affect,-
a) the previous operation of the said rules or anything duly
done or suffered thereunder,
b) any right, privilege, obligation or liability acquired, accured
or incurred under the said rules;
c) any penalty, forfeiture of punishment incurred in respect
of any offence committed against the said rules; or
d) any investigation, legal proceedings or remedy in respect
of any such, right, privilege obligation, liability, forfeiture
or punishment as aforesaid.
and any such investigation, legal proceedings
or remedy may be instituted, continued or enforced, and any such
penalty, forfeiture or punishment may be imposed as if this rule
has not been notified.
By order and in the name of the
Governor of Karnataka
Under Secretary to Government,
Revenue Department (Stamps & Registration)