Odisha Land Valuation: Benchmark Value on IGR Odisha

Before you check: get these from the RoR

The IGR form asks for land details that are printed on the Khatiyan (ଖତିୟାନ). Open the record on Bhulekh first (see viewing the RoR) and note:

• Village and Thana: the RoR header shows ମୌଜା (Mouza) and ଥାନା (Thana). The IGR dropdown is labelled "Village - Thana".
• Plot No.: from the RoR Back Page.
• Kisam (କିସମ): the land class written against the plot. The IGR form asks for it; our Kisam guide explains common classes.
• Area (ରକବା): shown in Acre (ଏକର), Decimal (ଡି.) and Hectare (ହେକ୍ଟର).

You also need the Registration Office (Sub-Registrar office) that covers the village. IGR's site has a "Know your SRO" link if you are unsure.

Step by step: benchmark value on IGR Odisha

1. Open igrodisha.gov.in and look for "BenchMark Valuation", or go straight to the valuation page.
2. Select the District.
3. Select the Registration Office.
4. Select the Village - Thana.
5. Choose the Kisam of the land.
6. Enter the Plot No.
7. Enter the Area and pick the Unit carefully (see the next section).
8. Click "Show".

The page then shows the Areawise Benchmark Value, the unit-wise benchmark value, and the highest transaction value with its date for that reference. If a dropdown is empty or the village is missing, try another time, check the SRO, or ask the Sub-Registrar office. Labels may change as the portal is updated.

The decimal trap: 100D vs 1000D

The IGR tool offers two different "decimal" units, and picking the wrong one changes the answer by ten times:

The usual decimal is the one with 100 to the acre. For example, 0.05 acre is 5 decimals in the 100D form but 50 units in the 1000D form. When unsure, enter the area in Acre exactly as printed on the RoR. A quick check: 1 acre is 100 decimals (100D), so compare the area you entered with the acre figure on the RoR before reading the value. For more conversions, use the Odisha land units converter.

Note: guntha is not a unit used on any official Odisha page we checked, so do not convert to it for Odisha records.

Benchmark value vs market price

• Benchmark value is the government's reference figure on IGR. It is the official reference figure for registration.
• Market price is what a buyer actually pays. It can be higher or lower.
• The IGR result also shows the highest transaction value recorded for that reference, with a date. It is a useful reference, but one past deal is not a fair price for every plot.

The IGR page does not say how often benchmark values are revised, so check the tool close to the date you plan to register.

Working out stamp duty and fees

For the sale of immovable property, IGR Odisha's fee table lists stamp duty of 5% and a registration fee of 2%. The same table includes a Rs 80 per khata RoR user fee, Rs 20 per plot demarcation and Rs 40 RoR postal delivery, consistent with mutation following registration.

For your own deed, use IGR's "Regd. & Stamp Duty Calculator" rather than doing it by hand, because the charges depend on the details of your deed. The IGR fee page does not say how current its figures are, so confirm with the Sub-Registrar before you pay. Stamp duty can be paid through "Online Payment of Stamp Duty" (SHCIL e-stamp) on IGR.

Using the value safely when buying land

A benchmark value tells you nothing about whether the seller has a clean title. Before paying an advance:

• Match the seller's name, plot and area on the RoR.
• Get an encumbrance certificate from IGR; it is digitally signed by the DSR/SR.
• Check that the Kisam permits your planned use. Changing agricultural land to non-agricultural use needs conversion under Section 8(A) of the OLR Act, applied for on Odisha Revenue Services (see Tahasil services).
• Get a certified RoR copy for legal use; the online RoR is information only.

For registration questions, IGR Odisha lists its office at 0671-2507344 and the email igr@odisha.gov.in.