Odisha Land Value: Benchmark Value and Circle Rate Explained

See a plot's benchmark value: the land value shows IGR Odisha's benchmark value for a plot and the prices nearby plots were registered at, per acre, decimal or square foot. Free with an account.

What the benchmark value is

Odisha's name for the circle rate is the benchmark value. It is the market value the Stamp Rules fix for a plot, and it decides the stamp duty: the duty is on the higher of the price in the deed and this value. A sale deed pays 5% stamp duty (4% for a woman buyer) and a 2% registration fee, so a price written below the benchmark does not lower the duty (stamp duty and registration fees in Odisha).

A deed that sets the value lower is stopped before registration. Where the market value "has not been rightly set forth in the instrument or is less than the minimum value determined in accordance with the rules", the registering officer "shall, before registering such instrument, refer the matter to the Collector" (Section 47-A(1), Indian Stamp (Odisha Amendment) Act).

Who sets it, and when it changes

The values are "revised biennially from the 1st of April". In an urban area they rise by 5% after the first year of a revision, and if the committee does not revise them, the Collector raises the last values by 10% (Rule 40, Odisha Stamp (Amendment) Rules, 2025).

So a benchmark has a date. IGR Odisha's search prints, beside a plot's value, the day it was last revised; on many plots that line is blank. Compare a sale only with the benchmark it was registered against: a sale from before the last revision can sit below today's value.

It is set plot by plot

IGR Odisha's benchmark value search takes the district, the registration office, the village, the kisam, the plot number and the area, and shows the value per acre, decimal, square metre and square foot. The value belongs to the plot, not to the village:

• Within one village, plots of one kind of land can carry different values. In BhoomiScan's read of IGR Odisha's valuation service on 5 October 2026, 8,614 plots in 53 Khordha villages, 15 of 119 village land classes held more than one value.
• Farm land is classed by its distance from the road, each class with its own value: within 50 metres, 50 to 200 metres, and beyond 200 metres, of a National Highway, a State Highway or expressway, or another major road. The benchmark value search names one of them "AGRICULTURAL LAND ROAD SIDE PLOT NATIONAL HIGHWAY ZONE I UPTO 50 METERS FROM THE ROAD".
• Search by the plot number the Record of Rights prints. A plot the service does not list returns no value.

What a registered sale shows, and what it does not

With a plot's benchmark, IGR Odisha's search can show the plot's highest registered sale, with its date and its price per acre. A registered price is the price declared in the sale deed.

• In BhoomiScan's read of IGR Odisha's valuation service (5 October 2026), about 20% of the 8,614 plots carried a registered sale, and 4% one from the last 18 months.
• In the same read, of the 66 sales registered after their plot's last revision, 40 were declared at the benchmark (BhoomiScan's read of IGR Odisha's valuation service, 5 October 2026).

A registered price shows what a buyer declared, not what changed hands: a payment outside the deed is in no public record. Read it as the paper price, beside the benchmark, never as a quote for your plot.

Acre, decimal and square foot

Odisha's records count land in acres and decimals: one acre is 100 decimals, and a decimal is 435.6 square feet. IGR Odisha prints the benchmark in each of these, so read the unit before comparing two figures.

Before money moves

A value says nothing about who holds the land or whether it is in court. Open the plot's Record of Rights by plot or khatiyan, see it on the plot map, and check the seller's name in the courts.