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

Short answer: MVR (Minimum Value Register), also called the circle rate, is the minimum value the Bihar government fixes for land in each mauza or mohalla, by land category, per decimal. Stamp duty and registration fee are charged on the deed price or the MVR value, whichever is higher. You can see the MVR for any Patna mohalla or village online on the Bhumijankari portal in four drop-downs. But when we checked on 24 October 2026, the portal still showed the old, pre-June 2026 rates. Since 19 June 2026 MVR is 2 times the old figure in urban and peripheral areas and 1.6 times in rural areas, so use the portal figure only as a starting point and confirm today's rate at the sub-registry office.

Buyers in Patna hear "MVR" first when the deed writer works out the registry cost, and sellers hear it when a buyer says "MVR se zyada nahi dunga". This guide explains what MVR is, how it is set, how to look it up yourself, and how to read the number correctly in 2026.

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 kept for every mauza (village) or ward/mohalla, for each category of land. 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. Duty is charged on the deed price or the MVR value, whichever is higher.
• Unit: rates are per decimal. Patna plots are quoted in kattha, and 1 kattha = 3.125 decimal = 20 dhur.

MVR is a floor for duty, not the market price. Many deals in Patna happen above MVR. How to set a fair selling price is covered in how to price land in Patna.

What changed in Bihar MVR in 2026?

A notification of 18 June 2026, published in Bihar Gazette No. 635 on 19 June 2026, changed the MVR rules across Bihar:

How is the MVR of an area decided?

Under the amended Rule 6, the District Sub-Registrar gets the District Valuation Committee's approval in November of the revision year. Then, for every category of land in every village and urban mohalla, the sub-registry offices collect the average of the ten deeds with the highest values registered from January of the previous year to December, and place these figures before the committee by 31 January. In short: MVR follows the prices people actually write in deeds in that area.

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.

Which category your plot falls in (main road or branch road, residential or agricultural) changes the rate a lot. If you are unsure, ask the deed writer or the sub-registry office. Writing the wrong category can lead to a Section 47A 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 reported in the press after 19 June 2026.

The press reported ₹2.50 crore per kattha for Boring Road and ₹2.18 crore per kattha for Kankarbagh, Patliputra Colony and Lalji Tola after the revision. The portal shows ₹35,00,000 per decimal for the principal-road commercial category in all three of those mohallas, 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. Whether a particular mauza counts as urban, peripheral or rural, and the exact current figure, should be confirmed at the sub-registry office before you pay a token. The portal may be updated at any time, and the rates will rise by 5% at the start of each financial year.

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

How to work out your registry cost from the MVR

1. Find the MVR per decimal for your mohalla/mauza and land type, and 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, and see the full cost list 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.
• Section 47A: under the August 2026 amendment, a deed that understates the value or the land's category can be sent to the Collector, can be reopened within 4 years, and 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 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 a 47A 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. What is the full form of MVR?

   Minimum Value Register. It is the register of minimum land values for each mauza or mohalla and land category in Bihar, also called the circle rate. Stamp duty is charged on the deed price or the MVR value, whichever is higher.

2. How can I check the MVR rate of Patna online?

   Open Bhumijankari's "View Land MVR" page, choose the Registration Office, Circle Name, Thana Code (your mauza or mohalla) and Land Type. The table shows the minimum value per decimal. When we checked on 24 October 2026 it still showed pre-June 2026 rates, so double it for Patna town (1.6 times for rural areas) and confirm at the sub-registry office.

3. Is MVR the same as circle rate?

   Yes. In Bihar the official name is MVR (Minimum Value Register); people commonly call it the circle rate or government rate.

4. How much did MVR increase in Bihar in 2026?

   From 19 June 2026, existing MVR rates went up 2 times in urban and peripheral areas and 1.6 times in rural areas (Bihar Gazette No. 635). After that, MVR rises 5% at the start of every financial year, with a full revision every 3 years.

5. 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.

6. Can I register land below MVR in Bihar?

   You can write any agreed price, but stamp duty and fee are charged on the MVR value if it is higher. Understating the value or category can lead to a Section 47A case within 4 years with a 100% penalty, and to income tax on the difference.

7. Who decides the MVR in Patna?

   The District Valuation Committee. Every three years it revises MVR using the average of the ten highest-value deeds registered in each mauza or mohalla and land category; in between, rates rise 5% each financial year.

This article was 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. This is general information, not legal, tax or valuation advice.