FBR Valuation Table Mirpurkhas 2026: All 6 Categories, Satellite Town, New Town and Housing Scheme Rates per Square Yard (Full List)
FBR valuation table Mirpurkhas 2026: residential, commercial and flat rates per square yard for all 6 categories, which colony is where, and the 25% floor rule.
Mirpurkhas's FBR valuation table is SRO 1716(I)/2024, in force since 1 November 2024, and FBR lists no change to it in 2026. It sorts every area into six categories and values property per square yard. Category I, which covers Station Road, New Town and Shahi Bazar, is Rs 26,400 a square yard for a residential plot and Rs 49,500 for a commercial one.
FBR uses this value to charge advance income tax when you buy or sell, if it is higher than the price in the deed. We downloaded the Mirpurkhas notification from FBR's site and read the table, all ten notes and the full area list on 2 November 2026. Below are the six category rates, which colony falls in which category, how extra floors are counted, and a worked example.
Mirpurkhas FBR rates for all six categories, per square yard
Each category has a value for residential and commercial open plots, built-up property and flats. Category I residential built-up is Rs 33,000 a square yard and commercial built-up Rs 55,000. At the bottom, Category VI residential is Rs 2,750 for an open plot. Only Category V lists industrial values.
| Category | Residential open plot | Residential built-up | Commercial open plot | Commercial built-up | Flats |
|---|---|---|---|---|---|
| I | 26,400 | 33,000 | 49,500 | 55,000 | 19,800 |
| II | 19,800 | 25,300 | 44,000 | 49,500 | 17,820 |
| III | 16,500 | 19,800 | 35,200 | 41,800 | 15,840 |
| IV | 11,000 | 13,200 | 22,000 | 27,500 | 13,860 |
| V | 4,400 | 6,600 | 13,200 | 22,000 | 12,870 |
| VI | 2,750 | 2,970 | 3,850 | 3,300 | 7,920 |
All values are in rupees per square yard. Category V adds industrial values of Rs 2,200 for an open plot and Rs 9,900 built-up. One row looks odd: Category VI commercial built-up (Rs 3,300) is printed lower than its commercial open plot (Rs 3,850). Ask the registrar which they apply if your property is in Category VI.
Which Mirpurkhas areas fall in Category I, II and III
Category I is the city centre and the main road fronts: Station Road and M.A. Jinnah Road, New Town, Shahi Bazar, Hyderabad Main Road from State Life Building to the railway phatak, and Satellite Town A and B road facing from Chandani Chowk to Jarwari.
| Category | Areas named in the notification (selection) |
|---|---|
| I (13 areas) | Station Road / M.A. Jinnah Road, New Town, Dholanabad, Lal Para, Lal Chand Garden, Khisak Pura, Khari Quarter, Pehloomal Colony / Moti Ram Colony, Noor Shah Colony, Shahi Bazar, bypass road facing Jarwari Chowk to Mirchi 360 |
| II (7 areas) | Tourabad, Adam Town, Muslimabad, rest of Satellite Town A and B, Hyderabad Main Road from the phatak to Jamaro, Noor Shah, Pir Colony |
| III (31 areas) | Ghreebabad, Kahu Bazar, Hirabad, Mir Nagar, Satellite Town C and D, Gulshan Colony, Noman Town, Liaquat Town, Al Rehman, Mustafa Town and other named schemes |
Check the exact spelling of your colony against the notification. If it is not listed anywhere, note (vi) says it falls in "the adjacent lowest category". New colonies are also named as a group in Categories V and VI.
Categories IV, V and VI cover the newer housing schemes
Category IV has 23 areas, mostly housing schemes in Deh Khuth and Panhwarki and on Hyderabad Road and Mirwah Road. Category V has 95 entries and Category VI 66, including "All New Colonies" in each. Many of the named housing schemes sit in these three groups.
- Category IV: Gulshan e Mustafa, Hashim Nagar, Samanabad, Al Kareem City, Gulberg Town, Ring Road facing KFC to Tableegi Markaz, Paradise City and GM Town on Hyderabad Road, Hyder City and Park View on Mirwah Road.
- Category V: Shah Town, Gulshan e Fatima, S.M City, Model Town, Shadman City, Sindhi Muslim Housing Society, Jinnah Town, Madina Town and all new colonies in Deh Khuth and Panhwarki.
- Category VI: in Taluka Hussain Bux Mari, Green Town, Golden Town, New Mirpurkhas City, Margalla Town, Qasimabad, Bhitai Town, Zameen City and all new colonies.
An FBR category is only a tax value. It does not mean a scheme is approved, so check the layout plan and title before you pay, using the steps to verify a property's title before you buy and check Sindh land records online.
How to work out the FBR value of a Mirpurkhas house
Multiply the ground floor covered area in square yards by the built-up rate for your category. For each extra floor, the notes add 25% of the ground floor value. For a bare plot, multiply the plot size by the open plot rate.
- Find your colony in the area list and note its category.
- Choose the right column: residential or commercial, open plot or built-up, or flat.
- Multiply the ground floor covered area in square yards by that rate.
- Add 25% of the ground floor value for each additional storey.
- Compare with the deed price and use the higher figure.
Example: a two storey house in New Town (Category I) with 100 square yards covered on each floor. The ground floor is 100 times Rs 33,000, which is Rs 3,300,000. The first floor adds 25% of that, Rs 825,000. The FBR value is Rs 4,125,000, by our reading of notes (ii) and (v).
Under the Finance Act 2026 the buyer pays advance tax of 1.25% of the fair market value, about Rs 51,563 here. Sindh's own property tax works differently, as explained in what Sindh property tax costs. Nearby Hyderabad has its own rates in the FBR valuation table for Hyderabad.
Common questions
What is the FBR value of Satellite Town Mirpurkhas?
Road facing plots in Satellite Town A and B are Category I, Rs 26,400 a square yard residential. The rest of A and B is Category II, Rs 19,800. Satellite Town C and D is Category III, Rs 16,500.
What if my colony is not in the Mirpurkhas list?
Note (vi) puts it in the adjacent lowest category of the area list.
How are extra floors valued?
Each storey above the ground floor is valued at 25% of the ground floor value, for both homes and commercial buildings.
What if a plot is for mixed use?
Note (vii) says the value is the average of the prescribed residential, commercial and industrial values.
Has FBR changed the Mirpurkhas table in 2026?
Not as of 2 November 2026. FBR's Mirpurkhas page lists only SRO 1716(I)/2024.
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 Mirpurkhas page, and read SRO 1716(I)/2024 in full as text: the table, notes (i) to (x) and Appendix-I. The example is our reading of the notes, and we could not confirm the Category VI commercial figures with FBR.
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.
