Bihar Circle Rate: District-Wise List, How to Check, Latest Updates 2026

Buying or selling land in Bihar? Then the circle rate is one number you’ll want to know first. It’s the lowest value at which the government lets you register a property. Officially, it’s called the Minimum Value Register (MVR). You may also hear it called the collector rate, the ready reckoner rate, the government rate of land or simply the sarkari rate.

Here’s why it matters. Your stamp duty and registration fee are worked out on the circle rate or your deal price, whichever is higher. So the circle rate decides the least you’ll pay to register.

Big update: Bihar revised its circle rates on 18 June 2026. Urban rates have doubled, rural rates are up 60%, and rates will now rise by 5% every year. The details are in the “Recent Changes” section below.

What is the Bihar Circle Rate?

The circle rate in Bihar is the minimum value the government sets for land and property. You can’t register a deal below it. It covers:

• Residential land
• Commercial property
• Agricultural land

So even if you agree on a lower price, you’ll still pay the charges on the circle rate.

The state government sets these rates with the district authorities. They change with:

• Location (urban vs rural)
• Road type (main road vs internal road)
• Property usage (residential, commercial, agricultural)

District-Wise Bihar Circle Rate

The circle rate of land in Bihar changes from district to district, and even from one thana to the next. Big towns, busy markets and well-connected areas have higher rates. The land type matters too, as commercial land costs more than residential, and farmland costs the least. A plot on a main road is also valued higher than one on an inner road.

Official MVR Examples (October 2026)

To show how much rates differ, here are real figures from the official MVR page for a few areas. They were checked on 26 October 2026. Notice the unit: some areas list rates per katha and others per decimal.

Patna 

Gaya, Darbhanga, Muzaffarpur and Lakhisarai

Source: MVR Details page, bhumijankari.bihar.gov.in, checked on 26 October 2026.

What These Rates Show

A few things stand out. The circle rate of land in Patna is far ahead of the rest. On a main road in Boring Road or Kankarbagh, the government values residential land at ₹22–23 lakh per decimal. That works out to roughly ₹69–72 lakh per katha. Next, the same town can have very different rates, depending on the road. In Darbhanga’s Mirzapur area, a plot on the main road is valued at almost twice one on a lane road. And commercial land is always valued above residential land in the same area.

The MVR page doesn’t show when each figure was last updated. So if you’re registering soon, confirm the rate for your exact thana at the Sub-Registry Office, especially after the June 2026 revision.

The pattern is easy to see. Patna leads because it has the best roads, the most business and the highest demand. Smaller towns and rural areas, such as much of Nalanda or the outskirts of Darbhanga, have lower rates. And within any district, land near a highway, railway station or market is valued higher than land in an interior village.

How Bihar Circle Rate is Determined

Bihar’s Prohibition, Excise and Registration Department sets the circle rate, working with each district administration. On the ground, Sub-Registry Offices and local revenue staff gather the data that goes into the Minimum Value Register (MVR).

Process of evaluation and revision

Officials look at recent sale deeds, actual deal prices and local market trends. They also take inputs from local bodies. Then a district committee reviews the draft rates before the state government approves and notifies them.

Rates are set for each mouza (village or locality), and then split by road type and land use. The way they’re revised has also changed. Under the June 2026 rules, the rates now go up by 5% every year on their own. On top of that, each district’s District Valuation Committee does a full review every three years, in November.

Key criteria used for valuation

A few things decide how high the rate is:

• Location: Towns like Patna have much higher rates than villages, because more people want to buy there.
• Roads and services: Land close to highways, markets, schools and transport gets a higher rate.
• Demand: Areas that are growing fast, with new projects and buyers, tend to get higher rates.
• Land type: Commercial land usually has the highest rate, then residential, then agricultural.

Circle Rate vs Market Value in Bihar

The circle rate is the government’s minimum value. The market value is what buyers actually pay. In most of Bihar, the market value is higher, because it moves with demand, new roads and how popular an area is, while official rates change more slowly.

Here’s a simple way to see the gap. Market prices in a busy town area can be several times the circle rate, because buyers pay for the location, the road and the demand. The circle rate only sets the lowest value the government accepts for registration. Until June 2026, Bihar’s circle rates hadn’t changed for years, so this gap became very wide. The revision, which doubled urban rates and raised rural rates by 60%, narrows it, and the yearly 5% rise will keep narrowing it.

To compare for your own plot, check the MVR for your thana on the official page. Then look at recent asking prices for similar plots nearby. If the deal price is lower than the MVR, you’ll still pay stamp duty on the MVR.

Impact of Circle Rate on Registration Charges in Bihar

The rule is simple: you pay stamp duty and the registration fee on the circle rate or your deal price, whichever is higher. For the full list of charges by deed type, see our guide to stamp duty and registration charges in Bihar. So if you buy below the circle rate, you still pay on the circle rate. And if you pay more than the circle rate, the charges go by your price.

Stamp Duty and Registration Fee After June 2026

Before June 2026, stamp duty in Bihar was 6%, and women buying from a male seller paid 5.7%. The registration fee was 2%. With the June 2026 revision, the general stamp duty went up by 1 percentage point. Women now get a slightly bigger break: the stamp duty concession rose from 0.3% to 0.4%, while the 0.1% concession on the registration fee stays the same.

One thing to watch: reports of the exact new rate differ, and the official MVR page still shows its indicative figures at 6% stamp duty and 2% registration fee. The page itself says these are only indicative. So confirm the final rate at your Sub-Registry Office before you plan your budget.

For example, if a property has a circle rate of ₹50 lakh but is purchased for ₹60 lakh, the higher transaction value will be used in the calculation. At the rates the MVR page shows now, stamp duty at 6% is ₹3.6 lakh. The 2% registration fee adds ₹1.2 lakh, so the total is ₹4.8 lakh. If the new 1 percentage point increase applies to your deal, add about ₹60,000 more. Conversely, if the same property is purchased at ₹45 lakh, the charges would still be calculated on ₹50 lakh, increasing the payable amount.

In short, a lower deal price won’t cut your registration cost if the circle rate is higher. So when you plan your budget, check the circle rate first.

How to Check Bihar Land Circle Rate?

You can check the circle rate for free on the Bihar Bhumi Jankari portal, run by the Prohibition, Excise and Registration Department. Here’s how to check CRC Bihar online:

1.  Visit the official Bihar Bhumi Jankari portal and open the MVR Details page.
2. Choose your Registration Office from the dropdown. The Circle Name, Thana Code and Land Type lists then fill in one after another, so pick each in turn.
3. Once you choose the Land Type, the result shows up right away. You’ll see the Land Code, Land Name, Unit, Minimum Value, Reg. Fee, SD (stamp duty) and ASD (additional stamp duty).

In big cities, one locality is often split into several thanas. Patna, for example, has Kankarbagh Part-1, Part-2, Part-3 and Part-4, each with its own code. So pick the thana shown on your sale deed or land papers, not just the locality name. You can also find your land details online through Bihar land records. If your area isn’t listed by its popular name, it’s usually under the nearby thana’s name.

Check the Unit column carefully. The minimum value is for one unit of land, and the unit can be a decimal or a katha depending on the area. For example, in one Halsi (Lakhisarai) thana, industrial land shows a minimum value of ₹69,000 per decimal, with a registration fee of ₹1,380 and stamp duty of ₹4,140 per decimal. The page also notes that these fees are indicative, and the final amount is worked out at the District Sub-Registry Office.

Bihar Circle Rate Calculator

Want the total cost for your own plot, based on its size and your deal price? Use the calculator on the same page:

1. On the MVR form, select the Advanced Calculation option.
2. In the new form, choose the Registration Office, Circle Name, Thana Code and Land Type again.
3. Next, choose the Land Transaction Type and enter the total land cost and land area.
4. On clicking ‘View Calculation,’ you will get the complete cost details of the property.

MVR Rate Bihar 2026: What It Means and How to Read It

MVR stands for Minimum Value Register. It’s Bihar’s official name for the circle rate, so “MVR rate Bihar” and “Bihar circle rate” mean the same thing. People also call it the sarkari rate, or jamin ka sarkari rate.

When you check the MVR for your area, the result has seven columns. Here’s what each one means:

So if a residential plot shows ₹1,36,000 per decimal, and your plot is 5 decimals, its minimum value is ₹6.8 lakh. Stamp duty and the registration fee are then worked out on ₹6.8 lakh or your deal price, whichever is higher.

Bihar MVR List PDF: Can You Download It?

Many people search for a “Bihar MVR rate 2026 PDF” or a full district list. However, the official MVR page doesn’t offer a PDF or a statewide list to download. It shows the rates one thana at a time.

If you want a copy for your records, open the result for your thana and save the page as a PDF from your browser’s print option. On a phone, tap Share or Print and choose “Save as PDF”. Be careful with websites that offer “free Bihar MVR PDF downloads”. They aren’t official, and many still carry the old, pre-2026 rates.

Price of 1 Katha Land in Bihar

There’s no single price for 1 katha of land in Bihar. The government value depends on the district, the thana and the road, while the market price depends on demand.

To find the government value of 1 katha in your area, check the MVR for your thana. If the rate is shown per katha, that’s your answer. If it’s shown per decimal, you’ll need to convert it. 1 decimal is 435.6 sq ft, and 1 katha is about 1,361 sq ft in many parts of Bihar, which is roughly 3.1 decimals. So multiply the rate per decimal by about 3.1 to get the rate per katha.

Keep in mind that the size of a katha differs in some districts. If you’re unsure, ask the local Sub-Registry Office or a surveyor before you compare prices.

Recent Changes in Bihar Circle Rates

Bihar’s new circle rates are now in force. The Prohibition, Excise and Registration Department issued the notification on 18 June 2026, and the revised rates came into effect immediately.

Here’s what changed:

This was the first big revision in about a decade, and it brings official values much closer to market prices. So if you agreed on a deal before June 2026 but are registering it now, check the new MVR first, as your stamp duty may be higher than you planned.

The effect is strongest in cities like Patna, Muzaffarpur and Gaya, where market prices had moved far above the old rates. In Patna, prime areas such as Boring Road, Patliputra Colony and Kankarbagh, along with fast-growing pockets like Danapur and Bailey Road, now carry much higher values. Urban areas in other districts, such as Bodh Gaya, Mithanpura and Laheriasarai, have seen the same doubling.

Other Cities Circle Rate

Factors Affecting Property Valuation in Bihar

The circle rate only sets the floor. The actual land rate in Bihar, meaning what a property sells for, depends on a few more things.

Location comes first. Areas like Boring Road, Kankarbagh and Bailey Road sell high because offices, schools and transport are close by. Danapur’s prices have also risen as roads to central Patna improved.

New projects matter too. Wider roads, flyovers and other works can push prices up quickly. Around Bodh Gaya, tourism has lifted values, while in Muzaffarpur, areas like Mithanpura have gained from better civic services.

The type of property also changes the price. Shops on Fraser Road are worth far more than homes, because of the business there. Homes in areas like Patliputra Colony are valued for comfort, while farmland in rural Nalanda or Aurangabad costs much less, as you can’t freely build on it.

Finally, demand and government rules play a part. A change in land-use or zoning rules, or a new circle rate, can move prices up or down.

Contact Details for Bihar Circle Rate Queries

If you have a question about the MVR for your land, your local Sub-Registry Office is the quickest place to ask. For department-level queries, here are the official contacts:

The Bottom Line

The circle rate sets the least value at which you can register a property in Bihar, and it decides your stamp duty and registration fee. Since the June 2026 revision, most rates are much higher than before, so old figures won’t help you plan. Before you sign anything, check the MVR for your exact thana on the Bhumi Jankari portal, and confirm the final charges at the Sub-Registry Office. A five-minute check now can save you a nasty surprise on registration day. And if you’re buying, a title search can confirm the seller’s ownership and any old loans on the land.