- Select -

About - Select - Village

- Select - is a revenue village that falls under the jurisdiction of the Thiruvottiyur Sub Registrar Office (SRO) in the Chennai Zone. This village guideline values page is designed to help property buyers, landowners, and investors understand the TN guideline value (circle rate) published for different parcels of land within the village.

As per the latest published data, - Select - village has 1 land classification mapped for registration purposes and a total of 10 survey numbers with guideline values available. Each survey number represents a specific land parcel (or group of parcels) used in revenue records, patta, and registration documents. The guideline value for each entry is typically expressed as a per sq.ft value (or an equivalent unit depending on classification) and is used by the registration department to calculate stamp duty and registration charges.

If you are planning to buy, sell, or register land in - Select -, verifying the correct survey number + land classification combination is essential, because the guideline value can differ based on land type, location, and subdivision.

Land Classifications in - Select -

In Tamil Nadu, guideline values are published based on land classifications. Even within the same village, the value can change significantly depending on whether the land is agricultural, residential, commercial, or industrial. Below are the common land categories used across TN revenue and registration records:

• Wet Land (Nanjai): Irrigated agricultural land with an assured water source (canal, well, tank). Because productivity is higher and land use is regulated, guideline values may be structured differently from house-site values and can vary by irrigation source.
• Dry Land (Punjai): Rain-fed agricultural land. Values are usually lower than wet land in many regions due to dependence on rainfall and lower cropping certainty, though proximity to roads or urban limits can push values up.
• Garden Land: Land used for orchards and plantation crops (coconut, mango, etc.). Guideline value may reflect long-term crop value and land characteristics, sometimes positioned between wet and dry land depending on locality.
• Commercial: Land designated for shops, offices, and business activity. Commercial guideline values are generally higher due to income potential and demand near markets, main roads, and transit corridors.
• Residential: Plots and layouts meant for housing. Values depend heavily on access roads, amenities, approved layout status, and neighborhood development.
• Industrial: Land intended for manufacturing/industrial use. Guideline values may vary based on industrial zoning, approach roads, and infrastructure availability.

How classification affects guideline value: Registration authorities apply guideline values based on the classification recorded for the survey number (and sometimes the document’s nature). If land is converted (for example, agricultural to residential layout), the applicable value may change based on approvals and the classification accepted at registration.

Understanding Survey Numbers

The survey number system is the backbone of land identification in Tamil Nadu villages. Every land parcel in a revenue village is mapped and assigned a survey number during settlement surveys, which is then used across patta, chitta, adangal, and registration references.

• How survey numbers are assigned: A village is divided into survey fields, each given a unique number (e.g., 1, 2, 3…). These are linked to extent, classification, and ownership history.
• Main survey vs subdivisions: A main survey number can be split into subdivisions when land is partitioned or sold in parts (e.g., 1/1, 1/2, 1/3). Each subdivision can carry a different extent and sometimes a different guideline value if it falls under a different usage or locality mapping.
• How to read your patta: Your Patta typically lists the survey number and subdivision number along with the owner name, extent, and village/taluk details. Match the exact format (including subdivision) when checking guideline value.
• Where to verify survey boundaries (FMB): The Field Measurement Book (FMB) sketch shows boundaries, measurements, and adjacent survey fields. You can verify FMB details through revenue offices and relevant online land record portals where available.

How to Find Your Guideline Value

1. Identify your survey number: Check your patta, previous sale deed, EC (Encumbrance Certificate), or parent document for the exact survey/subdivision number.
2. Confirm the land classification: Verify whether your land is recorded as wet land, dry land, residential, etc. (patta/adangal entries are helpful). In - Select -, values are published against the available classification(s).
3. Locate the value in the table above: Match your survey number (and subdivision, if listed) to the corresponding guideline value entry.
4. Use the per sq.ft value for calculations: Multiply the guideline value by the total area (sq.ft) to estimate the minimum value used for stamp duty calculation.
5. Consider subdivision factors: If your land is a subdivision (e.g., 10/2), do not use the parent survey number value unless the table explicitly groups them. Subdivision-specific entries can differ.

Practical tip: If your document shows both old and new survey numbers (after resurvey), verify which number is accepted for registration under Thiruvottiyur SRO before proceeding.

Frequently Asked Questions

• How to find my survey number?
  Look at your patta or sale deed. The survey number is usually written as a main number with an optional subdivision (example: 25/1). If unavailable, check your EC or ask the VAO/revenue office for patta details.

• What is the difference between wet land and dry land values?
  Wet land (Nanjai) has assured irrigation and often higher agricultural utility, while dry land (Punjai) relies on rainfall. Because productivity and permitted use differ, guideline values can vary between these categories.

• Can I register below guideline value?
  Generally, registration authorities consider the guideline value as the minimum benchmark for stamp duty calculation. If the declared value is lower, the document may be referred for valuation and additional duty may apply.

• How often are village guideline values updated?
  Updates are issued by the registration department periodically based on policy decisions and market review. Always verify the latest effective date for - Select - before executing a transaction.

Disclaimer

Guideline values referenced on this page are sourced from TNREGINET and are effective from July 2024. Guideline values are indicative for stamp duty purposes and may differ from market price. For official and legally valid confirmation, please verify the applicable value and classification with the Thiruvottiyur Sub Registrar Office (SRO) before registration.