The change is significant for property owners registering houses, buildings, apartments and properties with structures, as the valuation process now differs depending on the value of the building.

What happens when the building value is below ₹1 crore?

As per the revised procedure,

For eligible buildings valued below ₹1 crore ➡ The property owners can proceed without waiting for a physical field inspection, subject to the prescribed conditions.

The applicable stamp duty and registration charges can be calculated based on the higher of the self-certified building value or the value determined using the applicable Public Works Department (PWD) schedule.

The applicant must provide the required undertaking and agree to pay the applicable charges based on the value adopted under the rules.

This approach is intended to reduce delays caused by waiting for physical verification of the building.

Example:
Suppose the owner self-certifies the building value at ₹80 lakh, but the value calculated using the applicable PWD schedule rate is ₹90 lakh. Since the rules consider the higher value, the building value for registration would be taken as ₹90 lakh.

Similarly, if the self-certified value is ₹95 lakh and the PWD-based value is ₹85 lakh, the ₹95 lakh value would be considered.

What changes above ₹1 crore?

The key change comes when the building value exceeds ₹1 crore.

For buildings valued above ₹1 crore and below ₹5 crore, an assessment report from an authorised building valuer is required. Reports on the revised procedure identify a ¹Certified Chartered Engineer/approved building valuer as the professional route for this assessment.

The valuation is then compared with the applicable government-prescribed valuation, and the higher value is taken for calculating the applicable charges.

In simple terms:

Building value below ₹1 crore → self-certification/PWD-based valuation route may apply

Building value above ₹1 crore → authorised valuer/Certified Chartered Engineer valuation becomes relevant

Is the ₹1 crore threshold for the entire property?

This is an important distinction for property buyers and sellers.

The ₹1 crore threshold discussed in the revised procedure relates to the building valuation. It should not automatically be interpreted as meaning that every property whose combined land-and-building value exceeds ₹1 crore requires a Chartered Engineer valuation.

For example, consider a property with:

• Land value: ₹1.50 crore
• Building value: ₹40 lakh

The total property value is ₹1.90 crore, but the building itself is below the ₹1 crore threshold.

On the other hand:

• Land value: ₹50 lakh
• Building value: ₹1.20 crore

Here, the building itself crosses the ₹1 crore threshold and the authorised valuation requirement becomes relevant.

Therefore, land value and building value should not be treated as the same component for understanding this rule.

What about buildings above ₹5 crore?

The revised framework also provides a separate treatment :

For buildings valued above ₹5 crore → more detailed valuation/field inspection procedures apply.

The broader objective is to create different valuation routes depending on the value of the building, instead of subjecting every registration to the same physical inspection process.

Why Building Valuation Matters During Registration

Earlier, building valuation during registration was generally based on prescribed PWD rates, with physical inspection and official valuation required for certain higher-value or special-type buildings. Factors such as the building’s type, size, age, construction and additional installations could be considered in the assessment. The revised approach now introduces different valuation procedures based on the value of the building, with professional valuation becoming relevant for higher-value buildings..

What this means for property owners

For property owners dealing with a building valued above ₹1 crore, the practical takeaway is to check the building valuation requirement before presenting the document for registration and ensure that the required authorised valuer/Certified Chartered Engineer report is available where applicable.

Expert Support from Verified Real Estate

Verified Real Estate (VRE) can assist property owners and developers in navigating the building valuation and approval process, including coordinating the required online submissions and documentation. Where a field inspection is required, the VRE team can also help ensure that the owner or developer is properly prepared with the necessary documents, building details and supporting information, helping the process move forward smoothly and efficiently.

The bigger picture

The move is part of a broader effort to make property registration more streamlined while ensuring that the value adopted for stamp duty and registration purposes is properly supported.

For buyers and sellers, however, one point remains critical: ₹1 crore is not simply a blanket threshold for the total market value of every property. The building component and the applicable valuation method need to be examined separately.

As the revised procedures are implemented, property owners should check the latest instructions applicable at the concerned Sub-Registrar Office before proceeding with a high-value registration.

1. A Chartered Engineer is a professionally qualified engineer recognised through the Institution of Engineers (India), and some Chartered Engineers also work as registered/approved valuers ↩︎

Across Tamil Nadu, fraudsters are increasingly targeting properties owned by NRIs, especially ancestral land and long-held properties that have remained untouched for decades.

These properties often:

• Have old registration documents
• Lack the owner’s photograph and biometric verification
• Are rarely monitored because the owner resides abroad

This combination makes them prime targets for impersonation-based property fraud.

Why Old Land Records Are Dangerous Today

Most properties registered decades ago rely only on:

• Names
• Survey numbers
• Manual signatures

There is no photographic or biometric linkage between the document and the real owner.

Scammers exploit this gap by:

• Pretending to be the owner
• Creating forged sale deeds or Power of Attorney documents
• Selling the land to unsuspecting buyers

In many cases, the real NRI owner realises the fraud only years later, when reversing the transaction becomes legally complex and expensive.

What Changed in Property Registration Rules

Under recent reforms by the Registration Department, Government of Tamil Nadu, all new registrations now require:

• Owner’s photograph
• Biometric authentication
• Digital signature
• Digitally stamped registration records

This means impersonation without physical presence and identity verification is nearly impossible — but only if the property undergoes a fresh registered transaction.

How NRIs Can Secure Old Properties — Practically

✅ Option 1: Register a Family Settlement or Transfer

If the owner has:

• Mother
• Spouse
• Children

A registered settlement deed or transfer deed ensures:

• The property enters the modern digital registration system
• The owner’s photo and identity are officially embedded
• Future impersonation attempts become legally weak

This is the most effective long-term safeguard.

✅ Option 2: Mortgage the Property with a Bank

If the owner:

• Does not wish to transfer ownership
• Does not have immediate family to transfer to

They can:

• Apply for a bank loan by registered mortgaging the property

Even without selling the property:

• Fresh registration is mandatory
• Identity verification is captured
• The land becomes digitally linked to the real owner
• It ensures the property cannot be sold or transferred without the lender’s approval, protecting their financial interest.

This alone can block most fraud attempts.

Why These Steps Work Against Scammers

Property scammers rely on:

• Anonymous records
• Outdated documents
• Lack of biometric linkage

Once a property is digitally registered with identity proof, forged transactions are:

• Easier to detect
• Easier to challenge legally
• Harder to execute in the first place

Modern registration converts vulnerable land into traceable property.

The Real Takeaway for NRIs

If you own land in Tamil Nadu that:

• Has not been registered or updated in decades
• Exists only in old paper records

Then doing nothing is the highest risk choice.

You don’t need to sell the land.
You just need to bring it under the current registration framework.

That’s the real power of recent registration reforms.

How Verified.RealEstate Helps NRIs Secure Their Property

Verified.RealEstate’s NRI Property Services are designed to protect absentee landowners from fraud, impersonation, and document misuse in Tamil Nadu. From verifying legacy land records and identifying risk in old registrations to guiding NRIs through safe settlement deeds, mortgage-based safeguarding, and compliant re-registration, the platform ensures that properties are brought under the modern, identity-linked registration framework. This gives NRIs clear, verifiable ownership proof on the ground—without needing to be physically present.