FBR Valuation Table Larkana 2026: All 4 Categories, Shahi Bazar, Station Road and Every Muhalla Rate per Sq Ft (Full List)
FBR valuation table Larkana 2026: residential and commercial rates per sq ft for all 4 categories, with every muhalla, colony and bazaar placed in its category.
Larkana's FBR valuation table is SRO 1700(I)/2024, in force since 1 November 2024, and FBR lists no change to it in 2026. It puts every area into one of four categories and values property per square foot. A Category I residential plot, such as Lahori Muhalla or Pakistan Chowk, is Rs 896 a square foot, and a Category I commercial plot, such as Shahi Bazar or Station Road, is Rs 3,360.
FBR uses these values to charge advance income tax when a property is sold or bought, if they are higher than the deed price. We downloaded the Larkana notification from FBR's site and read the table and both area lists on 2 November 2026. Below are the four category rates, every muhalla, colony and road in the lists, and a worked example.
Larkana FBR rates for Categories I to IV, per square foot
Category I residential is Rs 896 a square foot for an open plot and Rs 1,344 built-up. Category I commercial is Rs 3,360 open and Rs 5,040 built-up. Category IV residential is the lowest at Rs 157 open and Rs 336 built-up. Industrial values and flats appear only in Category I.
| Category | Residential open plot | Residential built-up | Commercial open plot | Commercial built-up |
|---|---|---|---|---|
| I | 896 | 1,344 | 3,360 | 5,040 |
| II | 739 | 1,008 | 2,240 | 3,360 |
| III | 493 | 739 | 1,344 | 2,016 |
| IV | 157 | 336 | 896 | 1,344 |
Category I also lists industrial values of Rs 111 a square foot for an open plot and Rs 1,000 built-up, and flats or apartments at Rs 1,250 a square foot. The other categories show dashes in those columns. All values are in rupees per square foot.
Residential areas of Larkana by FBR category
Appendix-I sorts 83 residential areas. Category I holds 18 older muhallas in the city centre. Category II holds 16, Category III 19, and Category IV the largest group, 30, mostly newer colonies.
| Category | Residential areas named in Appendix-I |
|---|---|
| I (18) | Dari, Garal Shah, Qafla Sirai, Karman Bagh, Lahori, Muhammadpur, New Lahori, Nawa Tak, Riyali Bagh, Suriya Padhar, Sami Abad, Suko Tala and Tolani Bunglow Muhallas, Wagan Colony, Ansari Mohallah, Rasham Gali Mohallah, Pakistan Chowk, Jaral Shah Mohallah |
| II (16) | Ali Gohar Abad, Azeem Shah, Ghalib Nagar, Gajan Pur, Kasai, Laila Abad, Mero Dero, Qadri and Shaikh Muhallas, Peoples Colony, Shaikh Zaid Colony, Professor Colony, Shahbaz Colony, Vakeel Colony, Qambar Road, Shewa Mandeli Mohallah |
| III (19) | Faisal Colony, Ghous Pur, Hamal Muhalla, Khuda Abad, Muazam Colony, Nango Khan, Nazar Muhalla, Rehmat Pur, Siddiqi Colony, Mehran Colony, Anwar Colony, Latif Colony, Noor Colony Rato Dero Road, Gulshan Faiz Colony, Hussain Abad Colony, New Shahbaz Colony, Ahsan Colony, Wagan Road, OPF Colony |
| IV (30) | Allah Abad, Ayoub Colony, Bazigar, Bhens Colony, Channa Muhalla, Shah Bharo Colony, Gharibabad, Gulshan Madina, Indus Valley Colony, Labour Colony, Lehar Colony, Mirani Colony, Madina Colony, New Defense City Colony, Sachal Colony and 15 more |
Spellings follow the notification. If your muhalla is spelt a little differently on your deed, match it by location rather than by letter.
Commercial roads and bazaars of Larkana by FBR category
Appendix-II sorts 41 commercial areas. Category I covers the main bazaars: old Anaj Mandi, Bank Square, Bunder Road, Jales Bazar, Jinnah Bagh, Pakistani Chowk, Resham Gali, Raza Shah Kabeer Road, Shahi Bazar, Siddiqi Bazar, Station Road and Shewa Mandli.
- Category II (12): Bakrani Road, Civil Hospital Road, District Jail Road, Empire Road, Jamia Masjid, Municipal Road, Rice Canal Road, Qambar Road, Lahori Mohallah Road, VIP Road, Fish Market, Bahar Pur Road.
- Category III (10): New Bus Stand, Gajan Pur Chowk and Road, Mero Khan Road, Old Bus Stand, Rato Dero Road, Tank Chowk, Faiz Auto Mobile Project, new Anaj Mandi, Wagan Road, Naudero Road.
- Category IV (7): Airport Road, Pir Shair Road, Nishtar Road, Kilu Patra Cinema, Aqil Road, Phull Road, Areja Ferho and Central Jail Road.
Qambar Road (Category II) and Wagan Road (Category III) appear in both lists, as residential areas and as commercial roads. Use the column that matches how your property is used.
How to work out the FBR value of a Larkana plot
Find your area's category in the residential or commercial list, pick the open plot or built-up column, and multiply by the area in square feet. Compare the result with the deed price and use the higher figure.
- Decide whether the property is residential or commercial.
- Find the area in Appendix-I (residential) or Appendix-II (commercial).
- Choose the open plot or built-up value for that category.
- Multiply by the area in square feet.
- Compare with the deed price and use the higher figure.
Example: a 900 square foot (100 square yard) open plot in Lahori Muhalla, Category I. The value is 900 times Rs 896, which is Rs 806,400. The same size commercial plot on Station Road is 900 times Rs 3,360, which is Rs 3,024,000. That is our arithmetic. The notification does not say whether the built-up rate applies to the plot or the covered area, so confirm that with the registrar.
Under the Finance Act 2026 a buyer pays advance tax of 1.25% of the fair market value, about Rs 37,800 on the Station Road plot. Sindh's provincial property tax is separate, explained in what Sindh property tax costs. Sukkur, the nearest big city, has its own rates in the FBR valuation table for Sukkur.
Common questions
What is the FBR value of Shahi Bazar Larkana?
Shahi Bazar is commercial Category I: Rs 3,360 a square foot for an open plot and Rs 5,040 built-up.
Which Larkana areas are Category I residential?
Eighteen central muhallas, including Lahori Muhalla, Karman Bagh, Riyali Bagh, Wagan Colony and Pakistan Chowk.
What is the lowest FBR rate in Larkana?
Rs 157 a square foot for a Category IV residential open plot, in areas such as Allah Abad and Sachal Colony.
Has FBR changed the Larkana table in 2026?
Not as of 2 November 2026. FBR's Larkana page lists only SRO 1700(I)/2024.
Is my Larkana scheme approved if it is in the FBR list?
No. The FBR list only sets a tax value. Check title and approval separately, starting with Sindh land records online.
How we verified this
What we checked, where we read it, and what we could not confirm.
Last checked 2 November 2026. We opened FBR's Valuation of Immovable Properties list and the Larkana page, and read SRO 1700(I)/2024 in full as text, including both appendices. Examples are our arithmetic. The notification has no notes on how built-up area is measured, so we could not confirm that point.
About the author
Global Affairs & Political Economy Writer
Muhammad Hatim is a book lover who started writing because he enjoys it. At Pakistan Era he writes about international relations, geopolitics and the global economy, with a particular interest in South Asia and the forces behind current events.
