PANAJI: The revenue department has revamped its land valuation methodology, transitioning from a uniform rate system to a category-based approach. This new system assigns distinct values to various areas within a village, depending on location and available amenities, starting with Taleigao as a pilot project.
Previously, the revenue department set a minimum land rate for the entirety of a village. The new approach enables the department to assess individual plot values based on their distance to amenities and services.
The department stated that categorizing villages into smaller subdivisions with varying land valuation rates represents a “more practical, rational, and effective” method for determining minimum land rates.
According to revenue under secretary Vrushika Kauthankar, Taleigao has been divided into five categories—A, B, C, D, and E—each with its own minimum land rates for 2026-27.
The revised rates will form the basis for stamp duty calculations and will differ based on the zone and size of the plot, Kauthankar explained.
Plots in category A will have the highest base rate at Rs 30,000 per sqm, with rates decreasing for lower categories. Category B plots will be valued at Rs 25,000 per sqm, while category D plots will have a base rate of Rs 7,000 per sqm. Land in category E will be valued at 20% of the lowest minimum rate specified for categories A to D.
This decision marks a significant shift from the previous practice of applying a single rate to entire villages, a system that the government acknowledged led to widespread valuation inconsistencies and revenue loss. Officials noted that uniform rates overlooked variations in proximity to the coast, sea views, urban centers, road connectivity, civic amenities, and local commercial activity.
“Fixing a uniform rate leads to overvaluation or undervaluation in some areas, resulting in inconsistencies in valuation, diminished transparency, and increased grievances,” the notification stated.
The base rate will apply to properties in the S1 zone measuring up to 1,000 sqm, with variations across zones and plot sizes detailed in an appendix of the order. Properties up to 500 sqm in zones S1 to S4 will receive a 30% reduction from the base rate, except those in category E.
This revision updates a previous order from October 30, 2024, which had set revised minimum land rates for the Tiswadi, Salcete, and Mormugao talukas.
