IGR Odisha
Benchmark Valuation

Benchmark valuation is the minimum price fixed by the Government of Odisha through IGR (Inspector General of Registration) for any land or property. It is the base rate below which no property can be registered. Stamp duty and registration fees are calculated on whichever is higher: the actual sale price or the benchmark value.

Benchmark valuation is the government's minimum guideline value, similar to circle rates in other states. It is not the same as market value. Market value depends on demand and location, and is often higher than the benchmark. You cannot register a property below the benchmark value.

You can check the official benchmark valuation on igrodisha.gov.in. Select your district, registration office, village, kisam, and plot number. TLB also shows the benchmark valuation directly inside the dashboard alongside your RoR and Bhunaksha.

Stamp duty in Odisha is 5% of the property value (or benchmark, whichever is higher). Registration fee is an additional 2%. User fee is ₹250 for the first 10 pages plus ₹15 per extra page. For women buyers, stamp duty is reduced to 4%.

No. The Sub-Registrar will reject the registration if the declared sale value is below the benchmark valuation. You must pay stamp duty on the benchmark value even if the actual transaction price is lower.

Check your RoR or Patta document. It mentions the Tahasil, which maps to the SRO jurisdiction. You can also use the 'Know Your SRO' feature on the IGR Odisha homepage. If you see entries like 'BBSR' and 'BBSR-ADM', choose the one without ADM for regular residential or agricultural property.

Use the Thana number as the tiebreaker. Your RoR or Patta document shows the Thana number at the top. Match it to the number suffix after the village name in the dropdown. For example, 'BARHAMPUR 150' means Thana 150. You can download your RoR for free at bhulekh.ori.nic.in.

This is common with part plots (for example, Plot 45/A) or recently surveyed land. Search for the base plot number (Plot 45). Since benchmark values in Odisha are set at the village and Kisam level, any plot in the same village with the same Kisam will show the same benchmark value. For a legally binding figure, confirm with your Sub-Registrar Office.

Bhulekh Odisha (bhulekh.ori.nic.in) is the official land records portal maintained by the Revenue and Disaster Management Department, Government of Odisha. It gives you digital access to the Record of Rights (RoR) — also called the Patta or Khatiyan — for every registered plot in the state. The RoR shows the current owner's name, plot number, area, Kisam (land-use type), co-owners, and any encumbrances or dues. For benchmark valuation specifically, Bhulekh is where you find your Kisam and exact plot number — both required fields when checking the IGR portal.

Go to bhulekh.ori.nic.in and select your district, tahasil, and village. Under the search options, choose 'By Owner Name' and enter the landowner's name. The portal returns all Khata records linked to that name in the selected village. This is useful when you do not know your plot number or Khata number. TLB also lets you look up land records and find your plot number directly from the dashboard.

Visit bhulekh.ori.nic.in to access your Record of Rights (RoR). You need your district, tahasil, village, and either your plot number or Khata number. The RoR shows owner name, area, Kisam, co-owners, dues, and encumbrances. For benchmark valuation, note your Kisam and plot number from the RoR — you need both when checking the IGR portal at igrodisha.gov.in. TLB brings your RoR, Bhunaksha, and benchmark value together in one place.

Mutation case status can be tracked on the Odisha Revenue Court Management System at rcms.odisha.gov.in. For mutation status specifically, go to bhulekh.ori.nic.in and navigate to Mutation Status, then enter your district, tahasil, and case number. A pending mutation means the latest ownership transfer has not yet been reflected in the RoR — which can complicate benchmark valuation checks and property registration. Always resolve pending mutations before finalising a sale.

Go to igrodisha.gov.in/ViewFeeValue.aspx, select District, Registration Office, Village-Thana, Kisam, Plot No., Area, and Unit, then click Show. The page shows the Unit Wise Benchmark Value and also the Highest Transaction Value — the highest recorded sale price for that plot with date — which gives a real-world market reference. For actual current market value beyond the government floor, consult a local registered property valuer in the area.

The Government of Odisha revises benchmark values periodically through government notifications, typically annually. The most recent revision was under the Odisha Stamp (Amendment) Rules 2025 (Notification No. 6452, December 2025), which significantly increased land values across the state. The IGR Odisha portal footer shows a Last Data Updated timestamp — always check this before relying on any value for a transaction.

IGR Odisha (igrodisha.gov.in) handles property registration, stamp duty, benchmark valuation, and encumbrance certificates. Bhulekh Odisha (bhulekh.ori.nic.in) handles land records — RoR (Record of Rights), Patta, Khata, and mutation status. For any land transaction you need both: Bhulekh to verify ownership and land details, IGR to register the transaction and calculate fees. They are separate portals that complement each other.

Visit igrodisha.gov.in and click Online Payment of Stamp Duty. You can also use GRAS (Government Receipt Accounting System) — go to Inspector General of Registration and choose Pay without Registration for the citizen mode. The SHCIL e-Stamp Portal is another option for e-stamping. Save the payment receipt, as it is required at the SRO on your appointment date.

Login to igrodisha.gov.in and click Online Slot Booking For Deed. Select your SRO, deed type, and an available date and time slot, then note your slot reference number. Online slot booking is now mandatory — walk-in registrations are not accepted at most SROs. Slots can fill quickly, so book early. Tatkal slots are available for urgent cases at an additional cost.

For a Sale Deed registration you typically need: original Sale Deed (executed), Encumbrance Certificate, RoR or Patta of the property, Aadhaar and PAN of both buyer and seller, passport photographs, stamp duty payment receipt, and slot booking confirmation printout. The Requisite Documents for Registration section on the IGR Odisha homepage lists the exact requirements for each deed type.

Go to igrodisha.gov.in and click Online Encumbrance Certificate. After logging in, enter your property details: District, Registration Office, Village-Thana, Plot or Khata number, and the period (from year to year). Pay the EC fee online. Once processed, download the EC as a digitally signed PDF from your account. The eRegistration Odisha app (Android) also supports EC applications.

Mutation (Dakhil Kharij) in Odisha is managed by the Revenue Department, not IGR. After your deed is registered at the SRO, IGR automatically transmits Form No. 3 to the Revenue Department to initiate mutation. Track mutation status at bhulekh.ori.nic.in. If the automatic process has not started, visit the Tahasil with your registered deed. After approval, download the updated RoR from bhulekh.ori.nic.in.