What Is MVR? How to Check Patna MVR Rate Online (2026)

How to check MVR online in Patna (step by step)

The MVR search is on the Bhumijankari portal of the registration department: bhumijankari.bihar.gov.in → View Land MVR. No login is needed. The site is slow, so wait after each choice.

1. Registration Office: pick the sub-registry office that covers your land. For Patna district the list has Patna (2800), Patna City (2801), Danapur (2802), Barh (2803), Bikram (2804), Masaurhi (2805), Phulwarisharif (2806), Bihta (2808), Fatuha (2809) and Sampatchak (2810).
2. Circle Name: the anchal. For example, the Patna office shows Patna and Phulwari Sharif; the Bihta office shows Maner, Bihta and Bihta (Bikram).
3. Thana Code: your mauza or mohalla with its thana number. In Patna town the list has mohalla and road names, for example "Anisa Bad/099", "Boring Road/573", "Kankarbag Part-1/359". Match the thana number with your khatiyan or deed.
4. Land Type: choose the category that fits your plot, such as Residential, Res. Branch Road, Res. Main Road, Comm. Principal Road, Agriculture or Developing Land.
5. The table shows Unit (Decimal), Minimum Value, Reg. Fee, SD (stamp duty) and ASD. The portal itself says these fee and duty figures are only indicative.

The category (main or branch road, residential or agricultural) changes the rate a lot. Unsure? Ask the deed writer or the sub-registry office. A wrong category can lead to an undervaluation case later.

Is the MVR on the portal the latest 2026 rate?

Not when we checked. On 24 October 2026 we looked up several Patna mohallas. Two things showed that the portal still had the old, pre-June figures:

• The stamp duty column was 6% of the MVR value (for example ₹66,000 on ₹11,00,000). Stamp duty has been 7% since 18 June 2026.
• The Boring Road, Kankarbagh, Patliputra Colony and Lalji Tola figures were exactly half of the new rates. The press reported those after 19 June 2026.

After the revision, the press reported ₹2.50 crore per kattha for Boring Road. For Kankarbagh, Patliputra Colony and Lalji Tola it reported ₹2.18 crore. The portal shows ₹35,00,000 per decimal for principal-road commercial land in all three. So the "× 2" figures match. So for land in Patna town, double the portal figure for a working estimate. For a rural mauza use 1.6 times. Before paying a token, ask the sub-registry office two things. Is the mauza urban, peripheral or rural? And what is the exact figure? The portal may be updated any time.

How to work out your registry cost from the MVR

1. Find the MVR per decimal for your mohalla/mauza and land type. Update it for 2026 (× 2 urban/peripheral, × 1.6 rural, or the office figure).
2. Convert your area to decimal: kattha × 3.125. Use the kattha converter.
3. MVR value = rate × area. Take the deed price or this value, whichever is higher.
4. Add 7% stamp duty + 2% registration fee = 9%. When a man sells to a woman: 6.6% + 1.9% = 8.5%.

Illustration (estimate, not an official rate): a 2-kattha residential plot on a branch road in Anisabad is 6.25 decimal. At ₹22,00,000 per decimal the MVR value is ₹1,37,50,000. If the deed price is lower than that, stamp duty and fee are charged on ₹1,37,50,000: about ₹12,37,500 at 9%. Check your own numbers in our registry charges calculator. The full cost list is in registry charges in Patna 2026.

What happens if the deed price is below MVR?

• Stamp duty is still charged on the MVR. A lower price does not save duty.
• Undervaluation case: since the August 2026 amendment, a deed that understates the value or the land's category can be sent to the Collector. It can be reopened within 4 years. Deliberate misstatement draws a penalty of 100% of the short duty.
• Income tax: the seller's capital gain can be worked out on the stamp duty value, and the buyer can be taxed on the gap. Details in capital gains tax on selling land.

What changed in Bihar MVR in 2026?

A notification of 18 June 2026 (Bihar Gazette, 19 June 2026) changed the MVR rules across Bihar.

What is MVR? (full form and meaning)

• Full form: Minimum Value Register. In everyday talk people call it the circle rate or "sarkari rate".
• What it is: a register of minimum land values for every mauza (village) or ward/mohalla, for each land category. It is made under the Bihar Stamp (Prevention of Under-Valuation of Instruments) Rules, 1995.
• Why it exists: so that a deed cannot show a very low price to save stamp duty.
• Unit: rates are per decimal, while Patna plots are quoted in kattha.

What should you do? (Our advice)

• Look up the portal figure yourself for your mohalla/mauza and land type, then update it for 2026 (× 2 urban, × 1.6 rural).
• Get the exact figure from the sub-registry office or the deed writer before you agree the price or pay a token.
• Check the land category against the real road in front of the plot. A wrong category is a common reason for an undervaluation notice.
• Write the full price in the deed and pay by bank. Below-MVR deeds hurt both buyer and seller.
• Plan around April: MVR rises 5% at the start of each financial year.

MVR in Patna: frequently asked questions

1. Who decides the MVR in Patna?

   The District Valuation Committee, in a full revision every three years. Its approval is taken in November of the revision year. Sub-registry offices give it the average of the ten highest-value deeds for each land category in every village and mohalla. These are deeds registered from January to December of the previous year, placed before the committee by 31 January. So MVR follows the prices people actually write in deeds.

2. Is MVR the market price of land?

   No. MVR is a floor for stamp duty. Many deals in Patna happen above it. How to set a fair selling price: how to price land in Patna.

3. How do I convert MVR per decimal to per kattha?

   Multiply by 3.125, because 1 kattha = 3.125 decimal (1,361.25 sq ft, 20 dhur). For example, ₹10,00,000 per decimal is ₹31,25,000 per kattha.

4. Can I check the MVR of a flat online?

   The portal has a "View Flat MVR" link, but it gave an error when we tried it on 24 October 2026. For a flat, ask the deed writer or the sub-registry office for the value.

Written on 24 October 2026 from Bihar Gazette notifications No. 635 and 636 (June 2026) and No. 1017 (August 2026), and our own lookup on the Bhumijankari MVR portal on 24 October 2026. Rates in the table are portal figures and simple estimates, not official current MVR; confirm at the sub-registry office.