1) if an industrial conversion order exists but the specific SR value is not officially published, the BDA will refer the case to the Sub-Registrar to derive an appropriate "Guidance Value."

2) The valuation is determined based on the potentiality of the land, its changed usage (non-agricultural/industrial), and nearby comparable land prices.

3)Because previous PRR compensation awards became legally contentious, the BDA and State Cabinet have been offering revised negotiated packages that can range from \(\text{Rs. } 3 \text{ Crore}\) to upwards of \(\text{Rs. } 15 \text{ Crore}\) per acre, depending on the specific village and location along the corridor

The Guidance Value (or Guidance/Sub-Registrar value) is the absolute baseline for BDA's calculation. If your land has been officially converted for industrial use through the Revenue Department (with a formal conversion order and payment of conversion conversion charges) before the final acquisition notification, the BDA cannot legally value it as raw agricultural land.

If a specific industrial Guidance Value for your exact survey number or village block isn't listed in the Sub-Registrar (SR) charts, the Land Acquisition Officer (LAO) is  required to look at the closest applicable industrial rate. They will use the baseline industrial SR value of the same village, or the immediate adjacent village block, to calculate your baseline value. If the land is still registered as agricultural in the revenue records even if you are using it for industrial purposes or it sits right next to factories the BDA will use the {Rs 2.80 Crore/acre} agricultural rate as the baseline.

Land acquisition laws state that properties within the same vicinity must be treated equitably, but they weigh infrastructure and access. If that nearby area is an established KIADB industrial layout with developed roads, utilities, and high accessibility, the BDA may state that  its guidance value is  higher than standalone converted land nearby.

Ensure your land conversion documents (DC conversion order) and e-Khata clearly reflect "Industrial" status. If it is still listed as agricultural, the BDA will map it to the $\text{Rs 2.80 Crore}$ baseline. Get a certified copy of the sales statistics and guidance values of that neighboring industrial pocket from the Sub-Registrar's office. You will need this as documentary evidence to present to the Land Acquisition Officer when you submit your petition for higher compensation.

Dear Client,

For BDA land acquisition in Bangalore (for PRR‑2/BBC), compensation is tied to the classification and guidance value (SR value) of your land at the time of acquisition, not just the type of conversion you have on paper, so if your land is officially notified as “agricultural” in the records, BDA will usually pay on the agricultural SR value + solatium (typically 2 times government value + 100% solatium, i.e., 1:3), even if you have converted it to industrial use. If the land is actually reconveyed and recognised as industrial in the revenue/registration records, then the compensation should be based on industrial‑guidance‑value, which is generally much higher (often several times the agricultural‑rate), but this depends on what BDA and the Revenue Department accept on the date of acquisition‑proposal.

You cannot automatically demand the same SR‑value as a nearby industrial area plot, because BDA uses village‑wise and type‑wise guidance‑values and negotiated award ranges for each project phase; however, you can (and should) argue for at least the industrial guidance value if your land is clearly converted and your area’s value is close to the nearby industrial‑zone, and you may also be eligible for negotiated‑compensation (cash, TDR, FAR or plots) instead of the traditional Land Acquisition Act 1894 award, which BDA is using for many BBC/PRR‑villages, giving up to several crores per acre where guidance‑values are high. Your practical next steps are: check your land’s current classification and SR value in the latest guidance‑value notifications, compare it with BDA’s published village‑wise negotiated cash compensation for other BBC/PRR villages, and, before giving consent, file a representation through a property lawyer asking BDA to consider your land as urban/industrial converted and to offer you compensation according to those higher SR values or negotiated package, rather than agricultural‑rates.

I hope this helps and if you have any further issues do not hesitate to contact us.

The compensation is decided by the government scheme and same you can get it by applying RTI

For acquisition by Bangalore Development Authority for the PRR2 / Bangalore Business Corridor project, compensation is generally governed by the principles under the RFCTLARR Act, 2013 as adapted/applicable, along with the acquisition notifications and methodology followed by BDA. In urban areas such as Bengaluru, compensation is usually calculated broadly on the basis of market value plus statutory additions such as solatium and other components. However, the actual compensation is not determined merely by the general “government guidance value” alone. The nature, classification, conversion status, surrounding development, comparable sales, and actual market potential of the land also become highly relevant.

In your case, if the land is still recorded and treated as agricultural land in revenue records, the authority may initially attempt to take the agricultural guidance value as the base benchmark. However, if the land has already been validly converted for industrial use prior to the acquisition notification, then you have a strong legal basis to contend that the land should not be valued merely as agricultural land because its character, permissible use, and market potential are materially different. Industrial conversion significantly enhances the utility and marketability of the property, and compensation should ideally reflect the real market potential of the converted land.

The fact that the Sub-Registrar guidance value specifically for your converted industrial land is not separately published does not automatically mean that compensation will revert to agricultural value. In acquisition proceedings, valuation authorities and courts can consider several indicators including:

• conversion orders,
• surrounding land use,
• nearby industrial layouts,
• comparable sale deeds,
• development potential,
• road access,
• infrastructure,
• and prevailing market transactions.

Therefore, if there is a nearby industrial area approximately 300 meters away where the guidance value is around ₹27,000 per sq. meter (approximately ₹11 crore per acre), you can certainly rely upon such comparable industrial valuations to argue that your land possesses similar market potential and should not be valued merely at agricultural rates. Whether the authority will immediately accept that valuation is another matter, but legally such comparable sales and surrounding industrial development are highly relevant evidence in compensation disputes.

In practice, acquisition authorities often initially award lower compensation based upon conservative valuation methods, after which landowners seek enhancement through objections, reference proceedings, or litigation before the competent civil court/referential authority. Courts while deciding enhancement matters frequently consider:

• comparable sale deeds of nearby lands,
• conversion status,
• industrial/commercial potential,
• proximity to developed layouts,
• future development potential,
• and actual market evidence.

Therefore, if your land has valid industrial conversion prior to acquisition and is situated near developed industrial zones, you likely possess substantial grounds to seek compensation higher than ordinary agricultural guidance value. The strongest evidence would usually include:

• industrial conversion order,
• approved land use records,
• nearby industrial sale deeds,
• industrial guidance values,
• master plan/zoning records,
• and evidence of comparable transactions.

You should also carefully verify:

• date of preliminary notification,
• date of final notification,
• date of conversion order,
• whether any development approvals existed,
• and whether the land falls within industrial zoning under the master plan.

These dates become extremely important because authorities often assess market status as on the notification date.

Accordingly, while the BDA may initially compute compensation using agricultural guidance benchmarks with statutory multipliers and solatium, you are legally entitled to argue for substantially enhanced compensation on the basis of industrial conversion, surrounding industrial development, and comparable market value evidence. If the awarded compensation is inadequate, you may challenge and seek enhancement before the competent forum.