Understanding the Guideline Value of a Property
In Tamil Nadu, every land parcel registered under the state’s jurisdiction is assigned a guideline value — the minimum price fixed by the government for stamp duty and registration purposes. It reflects the official worth of a property based on its location, usage, and market trends.
You can check it on the TNREGINET portal, and in most cases, a valid number appears — but when it shows ₹0 (zero guideline value), that’s a major red flag.
What “Zero Guideline Value” Actually Means
A zero guideline value doesn’t mean the land has no worth. It means the registration database doesn’t have a valid entry for that specific survey or sub-division number.
This happens when:
- The land hasn’t been mapped or updated in the digital system.
- It’s government land, poramboke, or earmarked for public use.
- The land was acquired for future government projects.
- The SRO’s Fair Value Register hasn’t been linked for that parcel yet.
In simple terms, the system doesn’t recognize it as a valid, registerable private property until verification or correction is done.
If You Already Own the Land
When your existing land shows a zero guideline value online:
- Check your Patta classification.
Ensure it’s listed as nanjai, punjai, or residential. If it mentions poramboke, government, or any public-purpose type, it’s not legally transferable. - Gather all property documents.
Collect your Patta, FMB sketch, A-register extract, Sale Deed, and sub-division approval. - Approach the Revenue or Registration Office.
Submit these records and request the initiation of a guideline value for your land. This process verifies your ownership and helps the department update the database correctly. - Apply for Mapping (if needed).
If your land isn’t digitally mapped, file an application to get it mapped and assigned a valid guideline value. Once updated, registration or valuation will become smooth.
If You’re Planning to Buy a Land
When you check a property online and see zero guideline value, stop immediately and investigate.
- Such lands may be government-acquired, unmapped, or reserved for public or for government use.
- Don’t assume the online record is final — take the survey number and property documents to the jurisdictional Sub-Registrar Office (SRO) for manual verification.
If even the SRO confirms zero guideline value after manual verification, it means the land cannot be registered. The seller has no authority to sell it, and the transaction would be invalid.
How to Correct a Genuine Case
If you are the rightful owner and your land is unmapped:
- Visit your Registrar Office with Patta, sub-division approval, and title documents.
- File a formal request to assign or update the guideline value.
- Once the SRO verifies and maps your survey number, the system will reflect a valid value, ensuring you can sell, transfer, or mortgage the land lawfully.
Bottom Line
A zero guideline value is never to be ignored. It’s either a data gap or a legal restriction — both need official clarification.
Always confirm with the Sub-Registrar Office before buying, selling, or even agreeing to pay advance.
Never proceed with any property showing zero guideline value without written clearance from the authorities.
To stay safe, use Verified.RealEstate tools like:
- Guideline Value Checker
- Patta & EC Verification
- Legal Opinion Service
These tools help you ensure your property’s classification, ownership, and registration eligibility are 100% clear before any deal.