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Agricultural Land

Karnataka and Tamil Nadu 2026 rates — see your full purchase cost before you commit.

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2026 Stamp Duty Rates — Quick Reference

Charge Karnataka Tamil Nadu
Stamp Duty 5.0% 7.0%
IGRS Surcharge ~0.5% —
Registration Fee 1.0% 4.0%
Total (approx.) ~6.5% 11.0%

Sources: Karnataka IGRS (kaveri.karnataka.gov.in) and Tamil Nadu Registration Dept (tnreginet.gov.in). Rates effective 2026. Subject to change by state government notification.

How Stamp Duty Works for Farmland in Karnataka

When you buy agricultural land in Karnataka, you pay stamp duty to the state government and a registration fee to have the sale deed officially recorded. Together, these add approximately 6.5% to the transaction cost. Understanding both is essential before you negotiate a price.

What Is Guidance Value?

Guidance value (circle rate) is the minimum property value the government recognises for stamp duty purposes. Even if you agree to pay less privately, duty is levied on the guidance value. For agricultural land in the Thalli/Hosur corridor and Kanakapura, guidance values are typically much lower than the actual market price — meaning your stamp duty cost is lower than you might expect.

You can look up the guidance value for any survey number in Karnataka at kaveri.karnataka.gov.in → Online Guidance Value. You'll need the district, taluk, hobli, and village name.

Karnataka vs. Tamil Nadu: Why It Matters

One Acre Farms projects span both states. Karnataka charges ~6.5% total (stamp + registration), while Tamil Nadu charges 11%. For a ₹30L plot, that's roughly ₹1.95L in Karnataka versus ₹3.3L in Tamil Nadu — a difference of ₹1.35 lakh on the same purchase price.

However, guidance values in the Tamil Nadu Hosur/Thalli corridor are typically low — so the absolute stamp duty amount may still be comparable to Karnataka even at a higher rate.

The Full Cost of Buying Farmland

Plot purchase price

Negotiated with developer/seller

Stamp duty (~5–7%)

On guidance value or sale price, whichever is higher

IGRS surcharge (~0.5%)

Karnataka only — on top of stamp duty

Registration fee (1–4%)

Capped at ₹2L for large transactions in KA

Legal fees

₹15,000–50,000 for title verification + deed drafting

Surveyor fees

₹5,000–15,000 for boundary flagging

Annual management fee

OAF managed farmland — covers security, irrigation, agronomy

NRI Buyers — Additional Steps

Karnataka repealed Sections 79A and 79B in 2020 — any Indian citizen can now buy agricultural land here without being an agriculturalist. Tamil Nadu has no such restriction either. However, NRI buyers must route funds through NRE or NRO accounts per FEMA guidelines. The stamp duty and registration process is identical; only the source of funds differs.

Note: All OAF purchases include full title verification, EC check, and registration support as part of the managed purchase process. We've helped 130+ families through this process — contact us if you need the guidance value for a specific OAF project.

Stamp Duty FAQs

What is the stamp duty on agricultural land in Karnataka in 2026?

In Karnataka, the stamp duty on agricultural land is 5% of the guidance value (or actual transaction value, whichever is higher). An additional IGRS surcharge of approximately 10% on the stamp duty also applies. Registration charges are 1% of the property value (typically capped at ₹2 lakh). The effective total acquisition cost including all charges is approximately 6.5% of the property value. Always verify the current guidance value for the specific survey number at the KAVERI online portal (kaveri.karnataka.gov.in) before completing a transaction.

What is stamp duty on farmland in Tamil Nadu in 2026?

In Tamil Nadu, stamp duty on agricultural land is 7% of the guidance value or market value (whichever is higher). Registration charges are 4% of the property value. The total outlay for stamp duty and registration is 11% in Tamil Nadu. For farmland near Hosur and Thalli in TN, buyers should check guidance values at TNREGINET (tnreginet.gov.in) for their specific sub-registrar jurisdiction.

What is guidance value and how does it affect stamp duty?

Guidance value (also called circle rate or ready reckoner rate) is the minimum value set by the state government for property transactions in a specific area. Stamp duty is calculated on the higher of guidance value or the actual sale price. For agricultural land near Bangalore, guidance values are set zone-wise and updated periodically by the IGRS department. If you buy land at ₹25 lakh but the guidance value is ₹30 lakh, stamp duty will be calculated on ₹30 lakh.

Can NRIs buy agricultural land in Karnataka or Tamil Nadu and what stamp duty applies?

NRIs can purchase agricultural land in both Karnataka (following the 2020 repeal of Sections 79A/79B) and Tamil Nadu (no agriculturalist restriction). The same stamp duty rates apply to NRIs as to resident Indians — 5% + surcharges in Karnataka, 7% + 4% in Tamil Nadu. NRI funds must route through NRE or NRO accounts as per FEMA regulations. Consult a FEMA-registered CA before purchase.

Is there stamp duty exemption for agricultural land in Karnataka?

Karnataka offers reduced stamp duty for certain categories (family settlements, gifts between specified relatives, government schemes). For standard agricultural land purchases between unrelated parties, the full 5% stamp duty plus IGRS surcharge and 1% registration fee applies. There is no general exemption for agricultural land purchases in 2026. Some rural areas may have lower guidance values, which reduces the absolute amount paid even at the same percentage rate.

What other costs should I budget beyond stamp duty when buying farmland?

Beyond stamp duty and registration, budget for: (1) Legal fees for document verification and due diligence — typically ₹15,000–₹50,000 for an experienced land lawyer; (2) Surveyor fees for boundary flagging — ₹5,000–₹15,000 per acre; (3) Encumbrance Certificate and RTC extraction charges — minimal, under ₹500; (4) Travel costs for site visits and sub-registrar office visits; (5) Annual management fee if buying managed farmland. The One Acre Farms provides a complete cost disclosure before any purchase commitment.

How do I check the guidance value for a specific survey number in Karnataka?

Visit kaveri.karnataka.gov.in, navigate to 'Online Guidance Value', select your district, taluk, hobli, and village, then enter the survey number. The result shows the guidance value per square metre or per acre for that specific parcel. For farmland near Thalli/Hosur in Tamil Nadu, use tnreginet.gov.in and select your sub-registrar jurisdiction.

Buying farmland near Bangalore? Let's walk you through the numbers.

Our team has completed 130+ farmland purchases in Karnataka and Tamil Nadu. We'll give you the exact stamp duty, guidance value, and total cost for any OAF project.

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