TNREGINET Guideline Value 2026: How to Check Tamil Nadu Land Guideline Value?

In Tamil Nadu, the TNREGINET portal allows individuals to check the TNREGINET guideline value or Tamil Nadu guideline value. The TN guideline value is the value fixed by the state governments below which properties cannot be registered in a particular area at the time of sale or title transfer. 

Highlights of TNREGINET Guideline Value 2026

What is TNREGINET?

TNREGINET, or the Inspector General of Registration (IGRS), is the official portal of the Tamil Nadu revenue department that provides all property-related services. The purpose of the TNREGINET portal is to eliminate the difficulty of visiting the Sub-Registrar Office (SRO) and expedite the property transfer and registration process.

Citizens can access various services, such as checking the property guideline value, registration of apartment association, registration of society, registration of firm, obtaining encumbrance certificate, etc., online using the TNREGINET platform, the official State Government revenue department portal. 

What is TNREGINET Guideline Value 2026?

The guideline value is the minimum value of a property in a particular area, as fixed by the Tamil Nadu state government. It is essential to know the guideline value to calculate the registration fees and stamp duty payable in Tamil Nadu by a property owner. Guideline value is the minimum price per square foot or square meter as fixed by the Tamil Nadu government for property registration.  

• If the property is sold at a value higher than the guideline value, the registration of the property will be based on the higher value. 
• If the property is sold below the guideline value, the buyer should pay registration charges and stamp duty based on the minimum value. 
• The guideline values are based on the streets for well-developed residential areas. 
• The guideline value is fixed based on the survey number of the property for lands/properties that have not been formed into streets. 
• These values are reviewed and revised periodically by the state government. In July 2024, Tamil Nadu government announced an average 10% increase in the guideline value in urban areas and smaller revisions in rural zones.
• Stamp duty and registration charges are also paid on the basis of the actual sale price or the guideline value, whichever is higher.

How to Check TNREGINET Guideline Value Tamil Nadu?

Individuals can check the TN guideline value online on the TNREGINET portal in two methods.

Method 1: Guideline Value Search by Street Name 

Step 1: Visit the official TNREGINET portal.

Step 2: Click on ‘Services’ and select the ‘Guideline Value’ option.

Step 3: Click on ‘From 01-07-2024’.

Step 4: Select ‘Street’ and select ‘Village Wise’ or ‘Category Wise’. 

Step 5: Select ‘Zone’, ‘Sub Registrar Office’, ‘Registration Village’ and ‘Land Category’ and click the ‘Search’ button.

Step 6: The guideline value will appear on the screen.

Method 2: Guideline Value Search by Survey Number

Step 1: Visit the official TNREGINET portal.

Step 2: Click on ‘Services’ and select the ‘Guideline Value’ option.

Step 3: Click on ‘From 01-07-2024’.

Step 4: Select ‘Survey Number’ and select ‘Category Wise’ or ‘Survey Number Wise’. 

Step 5: Select ‘Zone’, ‘Sub Registrar Office’, ‘Registration Village’ and ‘Land Category’/ ‘Survey Number’ and click the ‘Search’ button.

Step 6: The guideline value will appear on the screen.

Guideline Value Search by Composite Value (For Apartments and Villa Plots) 

Step 1: Visit the official TNREGINET portal.

Step 2: Click on ‘Services’ and select the ‘Guideline Value’ option.

Step 3: Click on ‘From 01-07-2024’.

Step 4: Select ‘Composite Value’ and select ‘Village Wise’. 

Step 5: Select ‘Zone’, ‘Sub Registrar Office’ and ‘Registration Village’ and click the ‘Search’ button.

Step 6: The guideline value will appear on the screen.

How to Check Jurisdiction For TNREGINET Guideline Value?

Step 1: Visit the official TNREGINET portal.

Step 2: Click the ‘Services’ tab on the homepage and click ‘More’.

Step 3: Navigate to ‘Portal Utility Services’ and click the ‘Know Your Jurisdiction’ option.

Step 4: Enter the field office search ‘Street Name’ or ‘Village Name’ and click ‘Search’.

Step 5: This will display the details related to the jurisdiction, such as the district name, zone, name and address of the Sub Registrar’s Office (SRO), and the Sub Registrar’s email address.

How to Calculate Land/ Apartment Value From TNREGINET Guideline Value?

You can find the guideline value on the TNREGINET portal for a property by selecting the ‘Street’ or ‘Survey Number’ option and selecting the other details of the property. 

The guideline value is generally displayed on the TNREGINET portal as:

• For urban areas - ₹ per square foot or ₹ per square metre
• For rural areas - ₹ per acre or ₹ per hectare

For Urban Areas: Multiply the guideline value per square foot by the total area in square feet to get the total guideline value of your plot.

Example: Suppose your plot measures 1,200 square feet on a street with a guideline value of ₹5,000/ square feet, then the total guideline value below which you cannot sell/ purchase the plot is ₹60,00,000.

For agricultural/ rural land: Convert the ₹ per acre guideline value to ₹ per cent. One acre  = 100 cents. Multiply the guideline value of ₹ per cent by the total land area in cents to get the total guideline value of your land.

Example: Suppose you have a land measuring 30 cents with a guideline value of ₹50,000 per cent, then the total guideline value of your land is ₹15,00,000.

For apartments (Composite Value): The composite value combines the Undivided Share (UDS) value of the land and the building value into a single per square foot rate for the apartment.

Guideline Value Vs Market Value

The guideline value is the minimum set by the government. You cannot register a property below this value. 

Market value is the price at which the property actually sells, based on demand, location, development, and negotiation. In most urban areas, market value is higher than the guideline value, sometimes by two to four times in prime localities.

The stamp duty is calculated on the higher of the market value and the guideline value. 

 Importance of TNREGINET Guideline Value Tamil Nadu

• It helps to calculate and estimate the overall cons and pros of a property purchase decision by giving the minimum purchase price of a property in an area.
• It plays a vital role in the payment of registration and stamp duty charges. It also helps the registration authorities and buyers to detect the undervaluation of properties.
• It helps to prevent fraud. Those who avoid paying the registration charges can be tracked and, therefore, gets rid of scams and corruption regarding land-related deals.
• It is a good index helping buyers understand the land value to price their properties competitively.
• It helps the banks to calculate the loan amount by taking guidance value as one of the factors for the calculation.
• The courts use guideline value as a reference to resolve property dispute cases.
• It is required for housing board and Chennai Metropolitan Development Authority (CMDA) scheme applications.

Tips to Use TNREGINET Guideline Value?

• Check the guideline value before agreeing on a sale price, as it directly affects stamp duty and registration charges, which should be factored into the sale price budget.
• Search the exact SRO area as guideline values are SRO-specific. 
• Check for recent revisions, as the Tamil Nadu government periodically revises guideline values. 
• Verify with the Village Administrative Officer (VAO) for agricultural land. TNREGINET provides the official guideline value, while the VAO can confirm whether there have been any local reclassifications not yet reflected in the online system.

Land Registration Fees in Tamil Nadu

The TNREGINET portal provides the registration and stamp duty charges in Tamilnadu, which are as follows: