- Select -

About - Select - Village

- Select - is a revenue village that falls under the jurisdiction of the Villivakkam Sub Registrar Office (SRO) in the Chennai Zone. This page is designed to help property buyers, sellers, and document writers understand the village guideline values used for calculating stamp duty and registration fees in Tamil Nadu.

As per the published data for this village, there are 1 land classification mapped for guideline value purposes, and guideline values are available across 10 survey numbers (including main survey numbers and/or subdivisions). Each survey number may carry a different value depending on location, access road, land use pattern, and classification recorded in revenue and registration records.

If you are planning a land purchase, sale deed registration, settlement deed, or partition in - Select -, checking the applicable guideline value under the Villivakkam SRO is a practical first step for budgeting and compliance.

Land Classifications in - Select -

In Tamil Nadu, guideline values are published based on land classification and usage. Even within the same village and survey number, the guideline value can differ if the classification changes in official records. Below are common categories and how they influence value:

• Wet Land (Nanjai): Irrigated agricultural land with an assured water source (canals, wells, tanks). Typically carries a higher agricultural value than dry land due to better cropping potential.
• Dry Land (Punjai): Rain-fed agricultural land. Values are often lower than wet land because cultivation depends on rainfall and seasonal conditions.
• Garden Land: Used for orchards and plantation crops (coconut, mango, banana, etc.). Guideline value may be positioned between wet and dry land depending on yield, irrigation, and locality.
• Commercial: Land designated or used for business activities (shops, offices, mixed-use streets). Usually higher guideline values due to income potential and high demand.
• Residential: Land intended for housing plots and dwellings. Values depend heavily on road width, layout approvals, and surrounding development.
• Industrial: Land used for manufacturing/warehousing. Values may vary based on connectivity to highways, industrial corridors, and permitted usage.

Why classification matters: The Sub Registrar generally applies the guideline value corresponding to the land type reflected in records and the nature of the transaction. If your land is converted or used differently (for example, agricultural land marketed as plots), the applicable value and scrutiny can change.

Understanding Survey Numbers

Survey numbers are the backbone of land identification in Tamil Nadu villages. They help locate a parcel on revenue maps and connect ownership, extent, and classification across government records.

• How survey numbers are assigned: Each village is surveyed and divided into numbered parcels (survey numbers). These numbers are used in patta, chitta/adangal, and registration documents.
• Main survey vs subdivisions: A main survey number (e.g., 1) can be split into subdivisions like 1/1, 1/2, etc., when land is partitioned, sold in parts, or re-measured. Subdivisions can sometimes have different extents and, in some cases, different guideline values.
• How to read your patta: Your patta typically lists the village name, taluk, survey number/subdivision, land type, and area (in hectares/ares or sq.m). Match the survey number exactly as shown (including subdivision).
• Where to verify boundaries (FMB): Use the FMB (Field Measurement Book) sketch to verify boundaries, measurements, and adjoining survey numbers. FMB copies are available through revenue offices and, in many cases, via online e-services depending on record availability.

How to Find Your Guideline Value

1. Identify your survey number: Check your patta, parent document, sale deed, or encumbrance-related papers for the exact survey number and subdivision (example: 45/3B).
2. Confirm the land classification: Verify whether it is wet land, dry land, residential, etc., as recorded. If the on-ground usage differs, consult a document writer or the SRO before proceeding.
3. Locate the value in the table above: Match the village name (- Select -), the survey number, and classification under Villivakkam SRO.
4. Use the per sq.ft value for calculations: Convert your land extent into square feet (if required) and multiply by the guideline rate to estimate the guideline-based property value.
5. Consider subdivision factors: If your land is a subdivision, ensure you select the correct sub-division entry. Corner plots, road frontage, or layout-approved plots may be assessed differently during registration scrutiny.

Tip: For accurate registration planning, cross-check the latest value and any special notes with the Villivakkam Sub Registrar Office before fixing the sale consideration and stamp paper value.

Frequently Asked Questions

• How to find my survey number?

  You can find it in your patta, previous sale deed, partition deed, or settlement deed. If unavailable, request an EC reference from the SRO or verify via revenue records using owner details and village name.

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

  Wet land (nanjai) generally has a higher guideline value than dry land (punjai) because it has an assured water source and better agricultural productivity. Actual rates still vary by locality and access.

• Can I register below guideline value?

  Typically, registration is expected at or above the guideline value for the applicable classification and survey number. If the declared value is lower, the document may be referred for valuation review and additional duty may be demanded.

• How often are village guideline values updated?

  Guideline values are revised periodically by the Registration Department. Updates may occur statewide or zone-wise based on market indicators and policy decisions, so always verify the latest effective date before registration.

Disclaimer

Guideline values referenced on this page are sourced from TNREGINET and are stated as effective from July 2024. This content is for informational purposes to help property buyers and sellers in - Select -. For official valuation, classification confirmation, and registration decisions, verify the latest records directly with the Villivakkam Sub Registrar Office.