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In Kerala, buying or selling property involves several critical legal and financial considerations. One of the most essential aspects among these is understanding the “Fair Value” of the land or property. Fair value is a government-assessed benchmark value that helps determine the stamp duty and registration charges during property transactions.

Earlier, accessing this information meant visiting a local Sub-Registrar’s Office, navigating bureaucracy, and sifting through paper documents. However, thanks to digital transformation, the Inspector General of Registration (IGR), Kerala has launched an easy-to-use online portal that lets users check the fair value of land in any district of Kerala from the comfort of their homes. This article explores everything you need to know about accessing property fair value using the IGR Kerala Portal—what it is, how it works, how to check fair value step-by-step, its importance, and additional online property services offered by the portal.

What is Fair Value of Land?

The fair value of land is a price determined by the state government for various land categories in different locations. It is updated periodically based on market trends, local development, and economic changes.

Key Points about Fair Value:
  •  It serves as the minimum price benchmark for registering property sales.
  •  It helps curb underreporting of property transaction values to avoid stamp duties.
  •  Stamp duty and registration fees are calculated based on either the fair value or the actual transaction value, whichever is higher.
IGR Kerala Portal – An Overview

The Inspector General of Registration (IGR) is a government department responsible for registering property documents, marriages, wills, and other legal instruments in Kerala.

To modernize property registration services, the IGR launched an online portal:

Major Services on the Portal:
  •  Fair Value of Land Search
  •  Encumbrance Certificate (EC)
  •  e-Stamping & e-Payment
  •  Document Registration Appointment Booking
  •  Stamp Duty Calculator
  •  Registration Fee Calculator
  •  Marriage & Society Registration
The Fair Value Information system is one of the most frequently used features of this portal, especially by property buyers, sellers, and legal consultants.

Why is Checking Fair Value Important?

Whether you’re buying, selling, or inheriting land in Kerala, knowing the fair value ensures:

✅ Legal Compliance:
You’ll pay the correct stamp duty and registration charges as per government valuation.

✅ Transparent Transactions:
Avoids undervaluation of land, ensuring honest pricing between buyers and sellers.

✅ Loan and Mortgage Processing:
Banks and financial institutions refer to fair value when processing loans against property.

✅ Investment Planning:
Knowing current fair value helps you assess the market trend and plan future real estate investments.

How to Check Fair Value of Land on IGR Kerala Portal

Here is a step-by-step guide to checking property fair value in Kerala using the IGR website:

Step 1: Visit the IGR Kerala Website

Go to the official portal:

Step 2: Locate the “Fair Value” Option

On the homepage, find and click on “Fair Value” in the Services section.

Step 3: Select “View Fair Value”

You’ll be redirected to a new page. Click on:
👉 “Click here to Search Fair Value of Land”

It will open a new window with the Kerala Registration Department’s fair value search tool.

Step 4: Enter Property Details

Fill in the following details accurately:
  •  District
  •  RDO (Revenue Division Office)
  •  Taluk
  •  Village
  •  Desom (Local Area)
  •  Land Type (e.g., Dry Land, Wet Land, Commercial Plot)
  •  Survey Number / Block Number
Step 5: Click on “Submit”

Once all the fields are selected, hit the Search or Submit button.

Step 6: View Fair Value Result

The system will display the per-are or per-cent value of the property, as fixed by the government. It will also show the effective date from when this value is applicable.

You can print or download this data as a reference document for your records.

Example Use Case
  • Imagine you want to buy a 10-cent residential plot in Thrissur Taluk, Athani Village. By entering the correct details on the IGR portal, you find that the fair value is ₹20,000 per cent.
  • So, the minimum property valuation for registration will be: ₹20,000 x 10 = ₹2,00,000
  • If your transaction is at ₹2,50,000, the registration charges will be based on ₹2,50,000 (since it’s higher than fair value). But if the transaction value is ₹1,80,000, stamp duty will still be charged on ₹2,00,000.
How Often is Fair Value Updated?

The Kerala government periodically revises fair values based on:
  •  Market trends
  •  Developmental infrastructure in the area (roads, schools, metro, etc.)
  •  Demand and supply
  •  Real estate fluctuations
Latest updates and circulars regarding fair value changes are posted on the IGR website and local Sub-Registrar Offices.

Other Features on the IGR Kerala Portal

 ✅ Encumbrance Certificate (EC)
 Verifies if the property has any legal dues or mortgages.
 Can be applied and downloaded online.

 ✅ Document Registration
 Book appointments for registering property documents.
 View the status of previously registered documents.

 ✅ Stamp Duty and Registration Fee Calculator
 Automatically calculate charges based on property value and location.

 ✅ Online Payment & e-Stamp
 Pay fees online via the Treasury Department Payment Gateway.
 Download e-Stamp certificates instantly.

 ✅ View Previous Transactions
 Check details of previously registered documents in the Search Document Register section.

Who Should Use the Fair Value Portal?

This portal is helpful for:
  •  Property buyers and sellers
  •  Lawyers handling property cases
  •  Real estate agents and consultants
  •  Banks and NBFCs processing loans
  •  Builders and developers
  •  Revenue officials and auditors
Even individuals wishing to gift property or transfer it to legal heirs must refer to the fair value to estimate stamp duty.

Mobile Access and Language Options

As of now, the portal is best accessed via a desktop browser, though mobile access is possible. The content is mostly in English, but key interfaces are also available in Malayalam for native users.

For improved user experience, the portal may soon add a mobile app version and support for other regional languages.

Limitations of Fair Value System

Despite its usefulness, users should note:
  •  Fair value is not always equal to market value.
  •  Some properties may have much higher open-market prices.
  •  It serves only as a minimum benchmark.
  •  Actual market research is still essential for pricing decisions.

Conclusion

With the launch of the IGR Kerala Portal, checking property fair value has become incredibly simple, fast, and transparent. Whether you are planning to invest in a plot, register inherited land, or take a loan against property, this tool is invaluable. It not only improves transparency but also protects buyers and sellers from fraud and disputes by ensuring property transactions are recorded at legally accepted values.
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