Whether it's for a home loan, a capital gains filing, a visa application, or an inheritance settlement, a property valuation follows the same underlying process. Here's exactly what happens at each stage, what you need to provide, and what a registered valuer checks, from the first document to the signed report.
Start with the sale deed or title document, the Patta or Chitta, the latest property tax receipt, and the approved building plan if the property is constructed. Sharing these upfront, by WhatsApp or email, is what lets the rest of the process move quickly.
The Patta is checked on the Tamil Nadu e-Services portal, and the FMB (Field Measurement Book) sketch is obtained. These are independent revenue and survey records, so they're checked separately from the sale deed to confirm the survey number, extent, and configuration actually match.
The valuer visits the property in person, measures the land and, floor by floor, any built structure, and checks those measurements against the documents and the approved plan. For larger parcels, GPS coordinates are also recorded.
An EC is obtained for the property, and its registered transaction history is reviewed as documentary evidence of prior sales and transfers on that survey number. This is also what surfaces an existing loan, a lien, or a competing claim registered against the property, the kind of issue you want flagged in the valuation report, not discovered after a sale or loan is already underway.
The government Guideline Value is downloaded from TNREGINET for the relevant survey number and date. On its own, this is a stamp-duty floor, not a market valuation, so it's checked against real registered transactions and comparable sales before arriving at a figure.
Recent registered transactions on the same street, nearby streets, and comparable survey numbers are gathered, along with online listings and direct market enquiries, to build a realistic picture of what similar properties are actually selling for.
The applicable CMDA land-use classification is verified. Zoning affects development potential directly, and it also determines which nearby properties are valid comparables in the first place: a residential-zoned plot and a commercial-zoned plot on the same street can carry meaningfully different values, so comparables are matched by zoning, not just proximity.
For constructed property, built-up area, age, quality, and condition are assessed, and construction cost is worked out using the Tamil Nadu PWD Schedule of Rates for the relevant year, with depreciation applied for age and remaining useful life.
Everything above (documents, photographs, measurement sheets, land records, and transaction evidence) is annexed to the report, and the signed valuation is delivered, typically within 2 to 3 working days of the site visit.
For a capital gains valuation as of a historical date, such as 01-04-2001, steps 5 and 6 are repeated for that specific year rather than today, using the closest available Guideline Value and the transactions closest to that date. See the verification checklist guide for how that's handled in detail.
You can get a rough sense of value from the guideline value and recent local sales on your own. What you can't do is produce a report a bank, the Income Tax Department, a visa officer, or a court will accept. That requires a registered valuer's inspection, documentation, and signature, which is what the nine steps above are actually building toward.
Share your documents and I'll walk you through the next step, whether it's for a home loan, a capital gains filing, a visa application, or an inheritance matter.