- Select -

About - Select - Village

- Select - is a revenue village that falls under the Redhills Sub Registrar Office (SRO) in the Chennai Zone. Village guideline values published for this location help buyers, sellers, and lenders estimate the minimum value considered for stamp duty and registration during property transactions.

For - Select -, the guideline value dataset covers 1 land classification and a total of 4 survey numbers (including main survey numbers and/or their subdivisions) with published rates. These values are typically expressed as a per sq.ft or area-based rate and are used as a reference point while registering sale deeds, settlement deeds, gift deeds, and other conveyances under the Redhills SRO.

If you are purchasing land or a plot in - Select -, always match your document details—survey number, subdivision, and land type—with the relevant guideline entry to avoid registration delays and unexpected duty calculations.

Land Classifications in - Select -

In Tamil Nadu, guideline values vary based on the land classification recorded in revenue records (A-Register/Patta/Chitta/Adangal) and planning usage. Even within the same village, different categories can carry different rates due to usability, development potential, and legal permissions.

• Wet Land (Nanjai): Irrigated agricultural land with an assured water source (canals, tanks, borewell with reliable supply). Guideline values may be higher than dry land when productivity is strong, but conversion and development rules still apply.
• Dry Land (Punjai): Rain-fed agricultural land dependent on seasonal rainfall. Values are often lower than wet land due to higher cultivation risk and reduced year-round agricultural output.
• Garden Land: Land used for orchards/plantations (coconut, mango, banana, etc.). Rates can be influenced by tree standing value, access roads, and long-term income potential.
• Commercial: Land designated for business activities (shops, offices, showrooms). Guideline values are usually higher due to revenue potential and prime-road frontage importance.
• Residential: Plots and areas meant for housing. Values depend heavily on layout approval status, road width, connectivity, and nearby civic infrastructure.
• Industrial: Land earmarked for manufacturing/warehousing. Rates are influenced by zoning, approach roads, utilities, and proximity to industrial corridors.

Why classification matters: Registration authorities typically apply the guideline value aligned to the recorded land type and its permitted use. If land is being converted (e.g., agricultural to residential), the applicable value and documentation requirements may change.

Understanding Survey Numbers

Every parcel of land in Tamil Nadu villages is mapped and tracked using a survey number system. This system links the land to revenue records, ownership history, and boundary sketches.

• How survey numbers are assigned: During cadastral surveys, each village is divided into numbered parcels called survey numbers. These numbers uniquely identify land within that village.
• Main survey vs subdivisions: A main survey number (e.g., 1) may be split into subdivisions when land is partitioned or sold in parts, shown as 1/1, 1/2, etc. Guideline values can differ by subdivision if access, classification, or extent differs.
• How to read your patta: Your Patta/Chitta typically lists the survey number, subdivision, land type, and extent. Sale deeds also mention survey details in the schedule of property.
• Where to verify boundaries (FMB): The Field Measurement Book (FMB) sketch provides official boundary measurements and adjoining survey references. You can verify FMB details through revenue offices and relevant online services where available.

How to Find Your Guideline Value

1. Identify your survey number: Check your patta, sale deed, or parent document for the survey number and subdivision (example: 12/3A).
2. Confirm the land classification: Match the land type shown in revenue records (wet/dry/garden, etc.) or approved usage (residential/commercial/industrial) as applicable.
3. Locate the value in the table above: Find your exact survey number/subdivision under - Select - village within Redhills SRO listings.
4. Use the per sq.ft value for calculations: Multiply the guideline rate by your land area (convert cents/acre/sq.m to sq.ft where needed) to estimate the guideline-based property value.
5. Consider subdivision factors: If your land is a subdivision, ensure you use the rate mapped to that specific subdivision. Corner plots, road access, and classification changes can influence the applicable entry during registration.

Frequently Asked Questions

• How to find my survey number?

  You can find it in your patta/chitta and in the schedule of property section of your sale deed. If unavailable, check with the VAO/revenue office using owner name and village details.

• What is the difference between wet land and dry land values?

  Wet land (nanjai) typically has better irrigation assurance and higher agricultural reliability, which can reflect in guideline rates. Dry land (punjai) depends on rainfall and often carries comparatively lower rates.

• Can I register below guideline value?

  Generally, stamp duty and registration fees are calculated on the higher of sale consideration or guideline value. Registering significantly below guideline value may lead to valuation scrutiny and additional charges.

• How often are village guideline values updated?

  Updates occur periodically based on government revisions and market assessments. Always verify the latest effective date before proceeding with registration.

Disclaimer

Guideline values referenced for - Select - village are sourced from TNReginet and are effective from July 2024. Guideline values are indicative and may vary based on classification, subdivision, and official interpretation during registration. For any legally binding transaction, confirm the applicable rate and documentation requirements with the Redhills Sub Registrar Office.