Semra Mu0 Chikhri circle rate: land, plot and commercial rates
सेमरा मु0 चिखड़ी
Semra Mu0 Chikhri (सेमरा मु0 चिखड़ी) is in Milkipur tehsil of Ayodhya district. The government circle rate for a plot here starts at ₹13,000 per sq m on a road under 9 metres wide.
MilkipurRuralSerial 257 · V-code 1257
Circle rates
It is classed as rural (ग्रामीण), a revenue village outside town limits where most land changing hands is still agricultural. Plots are valued on the non-agricultural rate only once the land is used or recorded as non-agricultural.
Road width matters here. A plot on a road 9 to 18 metres wide is valued at ₹15,000 per sq m, and one on a road wider than 18 metres at ₹17,000, 31% above the narrow-road rate.
That is 44% above the median for Milkipur tehsil (₹9,000), ranked 21 of 280 for the base plot rate, where rates run from ₹6,000 to ₹15,000.
Land · per sq m
| Under 9 m | ₹13,000 |
|---|---|
| 9–18 m | ₹15,000 |
| 18 m and over | ₹17,000 |
Commercial · per sq m
| Shop | ₹44,000 |
|---|---|
| Office | ₹41,000 |
| Godown | ₹39,000 |
Agricultural · ₹ lakh / hectare
| National highway | — |
|---|---|
| State or district road | 90 |
| Link road | 80 |
| Chakmarg | 75 |
| Adjoining abadi | 100 |
| General | 40 |
General ≈ ₹400 per sq m ≈ ₹10,11,714 per bigha
Shops in Semra Mu0 Chikhri are valued at ₹44,000 per sq m of carpet area, offices at ₹41,000 and godowns at ₹39,000. These apply to commercial property other than a standalone single shop.
Agricultural land in Semra Mu0 Chikhri is valued at ₹40 lakh per hectare for general farmland (about ₹16.2 lakh per acre), ₹100 lakh per hectare where it adjoins the abadi (inhabited area), and up to ₹90 lakh per hectare where it fronts a national, state or district road. The general farmland rate is 18% above the Milkipur median of ₹34 lakh per hectare.
IGRSUP list, Sub-Registrar, Milkipur, effective 7 Jun 2025, printed page 58
What this means for a plot
| Plot size | Under 9 m | 18 m and over |
|---|---|---|
| 100 gaj (83.6 sq m) plot | ₹10.9 lakh | ₹14.2 lakh |
| 1,000 sq ft (92.9 sq m) plot | ₹12.1 lakh | ₹15.8 lakh |
| 2,000 sq ft (185.8 sq m) plot | ₹24.2 lakh | ₹31.6 lakh |
Circle value only, on a road under 9 m and on a road over 18 m. Stamp duty and registration are charged on this value or the sale price, whichever is higher; the calculator on this page works them out.
What this means for a plot
A 1,000 sq ft plot fronting a road under 9 m, at this village's rate.
- Circle value
- ₹12,07,740
- Stamp duty, male buyer
- ₹84,542
- Stamp duty, female buyer
- ₹72,464
Estimate only. The sub-registrar's valuation is final.
Rules that apply here
- Farmland within 200 metres of residential or commercial activity is valued 30% higher (instruction 22). Road-stretch rates never apply to agricultural land (instruction 24).
- For a non-agricultural plot larger than 1,000 sq m, the area above 1,000 sq m is valued at 75% of the rate (instruction 26).
Stamp duty estimate
- Base value
- ₹12,07,740
- Circle value
- ₹12,07,740
- Stamp duty (7%)
- ₹84,542
- Registration fee (1%)
- ₹12,077
- Total payable at registry
- ₹96,619
- No percentage adjustment applied.
Estimate only. The sub-registrar's valuation is final.
Questions people ask
- What is the circle rate in Semra Mu0 Chikhri, Ayodhya?
- For non-agricultural land, ₹13,000 per sq m on a road under 9 m, ₹15,000 on a 9 to 18 m road and ₹17,000 on a road over 18 m. These rates took effect on 7 June 2025.
- What is the value of a 100 gaj plot in Semra Mu0 Chikhri at circle rate?
- About ₹10.9 lakh on a road under 9 m and ₹14.2 lakh on a road over 18 m. Stamp duty is calculated on this or the agreed price, whichever is higher.
- Which tehsil is Semra Mu0 Chikhri in?
- Milkipur tehsil, Ayodhya district. Registry is done at the Milkipur sub-registrar office.
- What is the rate of agricultural land in Semra Mu0 Chikhri?
- ₹40 lakh per hectare for general farmland, about ₹16.2 lakh per acre. Land adjoining the abadi or a main road is valued higher.
- What is the commercial circle rate in Semra Mu0 Chikhri?
- ₹44,000 per sq m for shops, ₹41,000 for offices and ₹39,000 for godowns, measured on carpet area.
Compared with the tehsil
Semra Mu0 Chikhri's base rate is ₹13,000 per sq m. The Milkipur tehsil median is ₹9,000 — this village is 44% above the tehsil median.
Villages at a similar rate
- Ghorwal₹13,000
- Baraipara₹13,000
- Milkipur₹13,000
- Marema₹13,000
- Sagar Patti Pandhila₹13,000
- Amawansufi₹12,100
Source: IGRSUP मूल्यांकन सूची, Ayodhya district, effective 2025-06-07 (Collector order 2025-06-06) · effective · Page updated
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