- Select -

About - Select - Village

- Select - is a revenue village that falls under the jurisdiction of the Thiruvalankadu Sub Registrar Office (SRO) in the Chennai Zone. This page is designed to help property buyers, landowners, and investors understand the village guideline value (also called guideline rate) that is used for calculating stamp duty and registration charges during property registration.

For - Select - village, guideline values are published across 1 land classification and mapped to 10 survey numbers. Each survey number (and its subdivisions, if any) can carry a different value based on land type, location, road access, and development potential. When you know your exact survey number and land classification, you can quickly match it to the published guideline value and estimate registration costs more accurately.

Land Classifications in - Select -

In Tamil Nadu, guideline values vary significantly by land classification. Even within the same village and survey number range, the category of land recorded in revenue records can influence the per sq.ft (or per unit) guideline value.

• Wet Land (Nanjai): Irrigated agricultural land with an assured water source (canals, wells, tanks). Typically valued higher than dry land due to better cultivation reliability.
• Dry Land (Punjai): Rain-fed agricultural land. Guideline values are often lower than nanjai because productivity depends on rainfall and seasonal conditions.
• Garden Land: Land used for orchards or plantation crops (coconut, mango, banana, etc.). Values may be higher than standard agricultural land if long-term plantation potential is strong.
• Commercial: Land designated for shops, offices, and business use. Usually commands higher guideline values, especially near main roads, junctions, or market areas.
• Residential: Land used for housing plots and dwellings. Values depend heavily on layout approvals, road width, access, and nearby amenities.
• Industrial: Land earmarked for manufacturing/industrial activity. Guideline values can be high where industrial corridors, power supply, and transport links are strong.

In practice, the guideline value you see for - Select - will reflect the land type recorded in patta/chitta, along with locality factors. Always match the classification correctly before calculating costs.

Understanding Survey Numbers

Tamil Nadu land parcels in villages are identified using a survey number system. A survey number is a unique reference assigned during land surveys to map ownership, extent, and boundaries.

• How survey numbers are assigned: Each village is surveyed, and land is divided into numbered parcels (e.g., 1, 2, 3…). These numbers are used in revenue records and registration documents.
• Main survey vs subdivisions: A main survey number can be split into subdivisions when land is partitioned or sold in parts. These appear like 1/1, 1/2, 1A, etc. Guideline values may differ by subdivision if the location or access differs.
• How to read your patta: Your patta typically lists the village name, taluk, and the survey number/subdivision under “S. No” along with extent. Sale deeds also mention survey details in the schedule.
• Where to verify survey boundaries (FMB): Use the FMB (Field Measurement Book) sketch to confirm boundaries, measurements, and adjoining survey numbers. This is crucial before buying land to avoid encroachment and boundary disputes.

How to Find Your Guideline Value

1. Identify your survey number: Check your patta, chitta, or sale deed schedule to note the exact survey number and subdivision (if any).
2. Confirm the land classification: Verify whether it is wet land, dry land, residential, etc., based on revenue records and the nature of usage/approval.
3. Locate the value in the table above: Match your survey number and classification with the published entry for - Select - village.
4. Use the per sq.ft value for calculations: Multiply the guideline rate by the area (in sq.ft) to estimate the guideline-based property value used for registration.
5. Consider subdivision factors: If your land is a subdivision (e.g., 5/2), ensure you are using the value specific to that subdivision and not the parent survey number.

If your document mentions boundaries but not a clear subdivision, verify with FMB and current patta details before proceeding with registration.

Frequently Asked Questions

• How to find my survey number?

  Look at your patta/chitta under “Survey No.” or check the schedule section of your sale deed. For older documents, confirm the latest survey/subdivision from the VAO or Taluk office records.

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

  Wet land (nanjai) often has higher guideline value due to assured irrigation and better cultivation potential, while dry land (punjai) is rain-fed and typically valued lower.

• Can I register below guideline value?

  Generally, stamp duty and registration charges are calculated on the higher of the sale consideration or the guideline value. Registering below guideline value may trigger valuation checks and additional duty.

• How often are village guideline values updated?

  Updates are issued by the registration department based on policy decisions and market factors. Always check the latest effective date before finalizing a transaction.

Disclaimer

Guideline values referenced on this page are sourced from TNReginet and considered effective from July 2024. Guideline values are indicative for stamp duty and registration calculations and may vary based on classification, subdivision, and official valuation rules. For legally binding and up-to-date figures, verify directly with the Thiruvalankadu Sub Registrar Office before executing any sale, purchase, or registration.