Quickly estimate a realistic market value for any Indian property using official circle rates and adjustable premiums, amenities, depreciation and advanced analytics (rental yield, appreciation, CAGR).
Property True Value Calculator (India)
Start with circle (guideline) rate, then adjust for market premium, amenities, depreciation and advanced factors.
What is the Property True Value Calculator?
This calculator estimates a realistic market value of a property in India by starting with the official circle (collector / guideline) rate and applying sensible adjustments such as market premium, amenities, floor/location advantage, age depreciation and advanced factors (construction quality, furnishing, parking, legal risk). It also provides rental yield, projected future value (using appreciation rate), and historical CAGR if purchase data is provided.
Why you need this calculator
Circle rates are often used for stamp duty and registration but may not reflect actual market prices. This tool helps buyers, sellers and investors understand the likely market price (fair market value) relative to the government rate so they can: negotiate better, plan loan/finance, estimate capital gains, or evaluate investment returns.
Key facts
• Circle rate vs market rate: circle rates are official guideline values and often lower than market prices in high-demand areas.
• Bank financing: banks may consider circle rate, agreement value, or a lower of both when deciding loan amounts.
• Use for decisions: useful for pricing, stamp-duty planning, due diligence and investment analysis.
Real-life examples
Example 1 (Buyer): A 1,000 sq ft flat with circle rate ₹5,000/sq ft has base circle value ₹50 lakh. With location premium (+20%) and amenities (+5%) minus depreciation (3%) the estimated market value becomes higher — this calculator produces the adjusted number and shows the range and yield if rented.
Example 2 (Investor): You entered purchase price ₹30 lakh in 2014. The calculator shows current estimated value and computes CAGR — helping you evaluate realised or potential returns.
How to use the calculator
1. Enter locality (optional) and property type.
2. Enter area and select correct unit (sq ft / sq yd / sqm).
3. Enter the official circle/collector rate (per unit) — this is the starting point.
4. Choose built-up vs carpet (calculator converts built/super built to approximate carpet area).
5. Enter age of property, market premium (approx % market over guideline), floor advantage and select applicable amenities.
6. Optionally expand advanced panels for construction quality, furnishing, parking, proximity to metro/schools, legal risk, rent, appreciation and purchase history.
7. Click Calculate — result shows base circle value, adjusted estimated market value, ±5% range, projected future value, rental yield and historical CAGR. You can export CSV or PDF.
Why this approach works
It combines the legally recognised circle rate (reliable base for official calculations) with market-driven adjustments that reflect actual buyer/seller behaviour. The combination helps bridge the gap between guideline values and real transaction prices while remaining transparent about the adjustments used.
Short history & notes
Circle rates (also called guidance or guideline values) are maintained by state revenue departments in India and updated periodically. They are primarily for stamp duty and registration — actual market prices can diverge significantly, especially in fast-growing urban localities. This calculator blends both official and market perspectives for a practical estimate.
Formulas used
Below are the main formulas the calculator uses (simplified):
- Convert area to carpet (sq ft):
if input is sq yd →sqft = area × 9
if input is sqm →sqft = area × 10.7639
if carpet selected →carpet = sqft
if built-up selected →carpet = sqft × 0.9
if super built-up selected →carpet = sqft × 0.7 - Base Circle Value:
baseValue = carpetArea × circleRate_per_sqft - Total Adjustment (%):
sum of: marketPremium + floorPremium + amenities% − ageDep + otherAdjust + construction/furnishing/parking + location bonuses − legal penalties - Estimated Market Value:
estimated = baseValue × (1 + totalAdjustment%/100) - Estimated Range (±5%):
low = estimated × 0.95andhigh = estimated × 1.05 - Projected Future Value (using appreciation):
if purchase year is provided and appreciation% entered:years = currentYear − purchaseYearfutureValue = estimated × (1 + appreciation/100) ^ years - Rental Yield:
if monthly rent entered:annualRent = monthlyRent × 12yield% = (annualRent / estimated) × 100 - Historical CAGR:
if purchasePrice and purchaseYear given and years > 0:cagr% = ( (estimated / purchasePrice) ^ (1/years) − 1 ) × 100
Some tips
• If you don't know the exact circle rate, check your state's revenue site or enter an approximate known local value.
* For apartments, use carpet or convert super built-up to carpet using the builder's factor.
* Market premium varies by locality—use 10–50% in hot micro-markets, 0–10% in stable areas.
* Use the rental yield output to compare investment returns vs alternate options (FDs, mutual funds).
FAQ
Q: What is the circle rate and where can I find it?
A: Circle rate (also called guidance value) is the minimum rate set by the state government for property registration and stamp duty. It is published by state revenue departments — many publish downloadable tables by locality or tehsil.
Q: Why is estimated market value different from circle rate?
A: Circle rate is a legal baseline. Market value reflects demand/supply, amenities, development, builder reputation, and other factors. The calculator adds sensible premiums and discounts to estimate market value.
Q: Can I use this for loan eligibility?
A: Banks use their own rules and often consider circle rate, agreement value, or lower of both. Use this estimate for planning but verify with your lender for exact loan calculations.
Q: How accurate is the calculator?
A: The calculator provides an informed estimate. Accuracy depends on input quality — correct circle rate, realistic market premium and amenities entries. Consider this as a decision-support estimate, not an official valuation report.
Disclaimer
This calculator provides approximate estimates for informational purposes only. It is not a professional valuation or a substitute for a registered valuer’s report. Always consult a qualified property valuer, legal expert or your bank for official valuations, due diligence and transaction-specific advice.