How to Search Guideline Value by Street or Village on TNREGINET — 2026 Guide
If you're buying or selling property in Tamil Nadu, one number matters more than most people realise: the guideline value (vadikatti mathi — வழிகாட்டி மதிப்பு). It's the minimum price per square foot or per acre that the government says a property is worth in a given area. You pay stamp duty and registration fees based on whichever is higher — the actual sale price or the guideline value.
This guide explains how to Search Guideline Value. To use the service directly, visit the official government portal below.
Visit Official TNREGINET Portal →ⓘ This is an independent guide. We are not affiliated with the Tamil Nadu government or TNREGINET.
A lot of buyers skip checking this before finalising a deal, then get a nasty surprise at the SRO when the registration fees come out much higher than expected. This guide saves you from that situation.
What Is Guideline Value and Why Does It Matter?
The Tamil Nadu Registration Department sets guideline values for every street, village, and locality across the state. These values are reviewed and revised periodically — the last major revision was announced in July 2024 with an average 10% increase in urban areas and smaller revisions in rural zones.
There are two reasons you need to know the guideline value before any transaction:
For buyers: If you're purchasing property, your stamp duty (7%) and registration fee (4%) are calculated on the guideline value or the sale agreement price — whichever is higher. So even if you agree to buy land for ₹40 lakhs, if the guideline value puts it at ₹50 lakhs, you pay stamp duty on ₹50 lakhs.
For sellers: If you sell below the guideline value, the transaction will be registered at the guideline value regardless. There's no legal way to register a property below its government-set floor price.
Two Ways to Search Guideline Value on TNREGINET
TNREGINET offers two search modes for guideline value. Which one you use depends on whether the property is urban or rural.
For Urban Properties — Search by Street Name
Used for properties in cities, towns, and municipalities where streets have names or numbers.
For Rural Properties — Search by Village Name
Used for agricultural land and properties in gramam (கிராமம் — village) areas, where properties are identified by survey numbers rather than street addresses.
Method 1: Guideline Value Search by Street Name (Urban)
Step 1 — Go to TNREGINET
Open tnreginet.gov.in in your browser. You don't need to log in to search guideline values — this is a free public service.
Step 2 — Navigate to Guideline Value
On the homepage, look for the "Guideline Value" option. It's either in the top navigation menu under "E-Services" or directly on the homepage as a quick-access link depending on the portal version.
Click on "Guideline Value".
Step 3 — Select "Street-wise Guideline Value"
You'll see options for different search types. Click on "Street-wise" or "Street Guideline Value".
Step 4 — Select Your Location
A series of dropdown menus will appear:
- Zone — Select the zone (Chennai Metro, North Zone, South Zone, etc.)
- District — Select the district where the property is located
- Registration District — This may differ from the administrative district; select accordingly
- SRO (Sub-Registrar Office) — Select the SRO that covers your area
- Village/Ward — Select the village or ward
- Street Name — Type the street name or select from the dropdown
Step 5 — Enter Street Name
This is where people often get confused. TNREGINET's street database uses the official name of the street, which may differ from what locals call it. For example, a street locally known as "Raja Street" might be listed as "Rajaji Street" or "Rajaji Salai" in the records.
Try entering just the first few letters of the street name and let the auto-suggest show matching names. If your street doesn't appear, try searching by the cross-street or the main road nearby.
Step 6 — Click "Search"
Complete the CAPTCHA and click "Search". The results will show a table with:
- Street Name
- Classification (Residential, Commercial, Industrial, etc.)
- Guideline Value per sq ft (for built-up plots)
- Guideline Value per sq ft (for open plots)
Method 2: Guideline Value Search by Village (Rural/Agricultural)
Step 1 — Go to Guideline Value Section
Same as before — navigate to the Guideline Value section on TNREGINET.
Step 2 — Select "Village-wise Guideline Value"
Choose the "Village-wise" or "Survey Number-wise" search option.
Step 3 — Select Location Details
- Zone — Select your zone
- District — Select district
- Taluk (taluk — தாலுகா) — Select the taluk
- Village (oor — ஊர்) — Select the village from the dropdown
Step 4 — Select Land Classification
For village/agricultural land, you'll also need to specify the land type:
- Nanjai (நஞ்சை) — Wet/irrigated land
- Punjai (புஞ்சை) — Dry/rainfed land
- Manavari — Land near river banks with seasonal irrigation
The guideline value differs significantly between these classifications. Nanjai land typically commands a higher guideline value than Punjai in the same village.
Step 5 — View Results
The search results for village-wise guideline values show:
- Survey Number / Sub-division (in some searches)
- Land Classification
- Guideline Value per acre or per cent (senta — சென்ட் — 1/100th of an acre, common unit in TN)
How to Read Guideline Value Results
The numbers in the search results can look confusing if you don't know what units are being used. Here's a quick breakdown:
For urban/residential plots: Guideline value is shown as ₹ per square foot. To get the total guideline value of a plot, multiply the guideline value per sq ft by the total area in sq ft.
Example: Plot of 1,200 sq ft on a street with guideline value of ₹3,500/sq ft = Total guideline value of ₹42,00,000
For agricultural/rural land: Guideline value is shown as ₹ per cent or ₹ per acre. One acre = 100 cents.
Example: Land of 50 cents with guideline value of ₹80,000 per cent = Total guideline value of ₹40,00,000
For apartments (Composite Value): As of 2026, TNREGINET has moved to a composite valuation system for flats and apartments in urban areas. This combines the land's Undivided Share (UDS) value and the building value into a single per-sq-ft rate. Check the "Composite Value" option in the guideline value section for apartments.
Guideline Value vs. Market Value — What's the Difference?
This confuses a lot of first-time buyers in Tamil Nadu.
Guideline value (vadikatti mathi) is the government-set minimum value. It's the floor. You cannot register a property below this number.
Market value (suzhal mathi — சுழல் மதிப்பு) is what the property actually sells for based on demand, location, development, and negotiation. In most urban areas, market value is significantly higher than guideline value — sometimes 2x to 4x higher in prime localities.
Your stamp duty is calculated on whichever is higher: the agreed sale price or the guideline value. There's no benefit to declaring a price below guideline value — the SRO will simply use the guideline value anyway.
Tips for Using Guideline Value Search Effectively
Search before finalising the deal. Check the guideline value before you agree on a sale price. It directly impacts how much you'll pay in stamp duty and registration fees, which should factor into your budget.
Search the exact SRO area. Guideline values are SRO-specific. Two streets in the same area but under different SROs can have different guideline values.
Check for recent revisions. Tamil Nadu revises guideline values periodically. The 2024 revision increased values in most urban areas. If you're using old information, the numbers may be outdated.
For agricultural land, verify with the VAO. While TNREGINET gives you the official guideline value, the Village Administrative Officer (Kira Nir Nirvaga Adigar — கிராம நிர்வாக அதிகாரி) can confirm if there have been any local reclassifications that aren't yet reflected in the online system.
Frequently Asked Questions
Is guideline value the same as circle rate?
Yes — guideline value in Tamil Nadu is the equivalent of what other states call "circle rate" or "ready reckoner rate." Different names, same concept.
Can guideline value be challenged?
If you believe the guideline value applied to your property is incorrect, you can appeal to the district registrar. However, this is a formal process and takes time. It's not something to attempt mid-transaction.
What if my street doesn't appear in the search?
Try searching with abbreviated names or just the first two or three letters. If it still doesn't appear, the street may be listed under a different ward or village grouping. Call the local SRO — they can tell you the exact name used in the records.
How often is guideline value updated?
The Tamil Nadu government revises guideline values periodically, typically every 1 to 3 years. The last revision was in July 2024. Changes are notified in the government gazette (arasu idhazh — அரசு இதழ்) and updated on TNREGINET.
Knowing the guideline value before a property deal isn't optional — it's just smart. It determines your actual cost of registration, and surprises at the SRO counter are never pleasant, especially when you've already signed the agreement.
Ready to get started? All steps described in this guide are performed on the official Tamil Nadu government portal.
Visit Official TNREGINET Portal →ⓘ This is an independent guide. We are not affiliated with the Tamil Nadu government or TNREGINET.
