Pahadi Zameen

Circle rate in Bari, Manali (2026-27)

For 2026-27, land in Bari (Manali) within 100 m of an other road has a circle rate of ₹48.1 lakh per bigha (₹2,40,626 per biswa).

Road and distancePer bighaPer biswaPer sq ftPer sq m
National Highway, within 100 m₹50.5 lakh₹2,52,484₹580₹6,239
National Highway, beyond 100 m₹24.6 lakh₹1,23,186₹283₹3,044
Other road, within 100 m₹48.1 lakh₹2,40,626₹552₹5,946
Other road, beyond 100 m₹24.1 lakh₹1,20,596₹277₹2,980

Source: NGDRS Manali CircleRatesManali26.pdf, 2026-27, page 2 · checked by Pahadi Zameen 2026-09-30.

What is the circle rate in Bari?

For 2026-27, land in Bari (Manali) within 100 m of an other road has a circle rate of ₹48.1 lakh per bigha (₹2,40,626 per biswa).

How is stamp duty worked out?

Duty is charged on the higher of the deal price and the circle value. 1 bigha here has a circle value of ₹48.1 lakh; stamp duty and registration on that come to about ₹3.1 lakh for a man and ₹2.2 lakh for a woman buyer.

Is the circle rate the market price?

No. It is the government’s minimum value. In many parts of Himachal, especially near towns, land sells for several times the circle rate; the real price depends on road access, water, the view and clean records.

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