Access the master All-India Bhulekh & Bhu Naksha Portal to inspect verified Record of Rights (Khatauni, Jamabandi, Satbara, Khatian) and download village Bhu Naksha plot maps across all 36 States and Union Territories.
Land Valuation & Rate Converter: Price Per Bigha, Acre, Gaj, & Sq Ft Calculator
Compare land pricing across multiple measurement units. Convert quotes given in Rupees per Bigha, Acre, or Gaj into Rupees per Square Foot and Square Meter. Cross-check deal value against government circle rates for deed registration.
How to Use the Land Valuation & Rate Converter
Follow these four steps to calculate total property cost and compare unit rates across regional standards:
Choose whether to calculate per-unit rates from a total deal price or calculate total deal value from a per-unit rate.
Type the monetary amount in Rupees and the land plot size with its corresponding measurement unit.
Choose your state to align Bigha and Biswa conversions with your local Sub-Registrar Office valuation.
Review the instant comparative breakdown of rates per Sq Ft, Sq Yard (Gaj), Sq Meter, Acre, and Bigha.
Calculate Land Price & Compare Unit Rates
Choose your calculation mode and enter property valuation numbers:
Comparative Rates Across Standard Units
State revenue registration authorities assess stamp duty on the higher of the actual agreed purchase price or the minimum government Circle Rate (Ready Reckoner / Guidance Value). If your agreed price is lower than the circle rate, stamp duty is legally calculated using the government circle rate valuation.
Circle Rate vs. Market Value: Section 47-A Indian Stamp Act Explained
Property transactions in India involve two distinct valuation figures that every buyer and seller must understand before drafting a registered deed:
The statutory floor price fixed periodically by the District Magistrate or State Registration Department for each revenue village and ward. No deed can be registered at an assessed valuation below this benchmark without initiating revenue inquiry proceedings.
The actual negotiated monetary price agreed between willing buyer and seller. In fast-developing urban corridors, market values often exceed circle rates due to highway connectivity and infrastructure projects.
Related Land Measurement Tools & Calculators
Select any complementary calculator below to convert units, measure boundaries, or verify ownership records:
Universal Land Unit Converter
Convert between any two Indian land measurement units across states, including Bigha, Biswa, Katha, Dhur, Kanal, Guntha, Cent, Gaj, and Acres.
Bigha to Sq Ft Calculator
Calculate state-specific Pucca and Kachha Bigha conversions across Uttar Pradesh, Bihar, MP, Rajasthan, and West Bengal.
Acre to Bigha Calculator
Convert standard 43,560 sq ft acres into regional Bighas for North, East, and Central Indian land records.
Hectare to Bigha Calculator
Convert 4-decimal metric hectares from official Khatauni records into legal Bighas and local sub-units.
Cent to Sq Ft Calculator
Convert 435.6 sq ft Cents and 1,089 sq ft Gunthas for Tamil Nadu, Kerala, Andhra, Telangana, and Karnataka deeds.
Gaj to Sq Ft Calculator
Convert Square Yards (Gaj) to Square Feet for municipal residential layouts and building approval plans.
Dismil to Sq Ft Calculator
Convert Dismil and Decimal units across Bihar, Jharkhand, Odisha, and West Bengal land records.
4-Side Plot Area Calculator
Calculate irregular four-sided plot areas using boundary lengths in Feet, Meters, Kadis, Karams, or Gathas.
Stamp Duty & Registry Calculator
Estimate property registration charges and statutory female buyer concessions across key Indian states.
Family Khata Share Splitter
Divide joint ancestral land holdings among legal heirs and calculate individual acreage and square footage.
Bhu Naksha Map Scale Distance
Convert millimeter ruler measurements on 1:4000 village cadastral maps into exact ground distances.
Check Official Circle Rates on State Registration Portals
Verify official circle rates and guidance values on your state Inspector General of Registration (IGRS) portal:
Frequently Asked Questions on Land Valuation & Unit Rates
1. How do you calculate the price per square foot from a Bigha rate?
Divide the total price per Bigha by the number of square feet in that state's Bigha. For example, in Uttar Pradesh (1 Pucca Bigha = 27,225 sq ft), if land is priced at ₹ 54,45,000 per Bigha, the rate is ₹ 54,45,000 / 27,225 = ₹ 200 per square foot.
2. How does government circle rate impact property registration fees?
Under Section 47-A of the Indian Stamp Act, 1899, stamp duty and registration fees are levied on the higher of two figures: the actual transaction value agreed between buyer and seller, or the minimum valuation calculated using District Magistrate Circle Rates. Paying stamp duty on a declared value below the circle rate is illegal and invites revenue penalty proceedings.
3. How do you convert a rate per Acre into a rate per Gaj (Square Yard)?
One Acre contains 4,840 square yards (Gaj). Divide the price per Acre by 4,840 to find the rate per Gaj. For example, if farmland is priced at ₹ 48,40,000 per Acre, the rate per Gaj is ₹ 1,000.
4. What is the relationship between Circle Rate, Guidance Value, and Ready Reckoner Rate?
These three terms describe the exact same statutory benchmark. Uttar Pradesh, Delhi, Bihar, and Haryana use 'Circle Rate'. Maharashtra uses 'Ready Reckoner Rate'. Karnataka, Tamil Nadu, and Andhra Pradesh use 'Guidance Value' or 'Guideline Value'. All represent the minimum per-unit valuation fixed by state governments for property registration.
5. How can I verify the official Circle Rate of my agricultural plot online?
Most state revenue portals publish digital circle rate tables: IGRSUP in Uttar Pradesh, IGRS Bihar, Mahabhumi in Maharashtra, Kaveri 2.0 in Karnataka, and TNREGINET in Tamil Nadu. Enter your district, tehsil, village, and road proximity to download the applicable per-hectare or per-square-meter rate list.