The register / edition 2026-08-04
What it costs to complete the transfer
Buying land in Dholera costs 5.9 per cent more than the price you agree with the seller, and that 5.9 per cent is charged on a government valuation rather than on your price. This site works out what that comes to, village by village, and shows every step of the arithmetic.
The 5.9 per cent is made up of two separate charges under two separate laws: stamp duty at 4.9 per cent and a registration fee at 1 per cent. Both are calculated on the value the state's own price list puts on that land, which is usually not what you paid. Every one of the 472 rates the government publishes for these twenty two villages has been worked out here, and every figure names the page of the rate book it came from.
472 jantri bands computed22 notified villages17 of 35 charges have a published amountLast verified: 4 August 2026
01The two rates that decide the bill
Stamp duty is the tax on the document that transfers the land, and it is 4.9 per cent. On farmland it is charged on the price written into the deed or on the government's own valuation of that land, whichever of the two is higher, so a low price in the deed does not lower the tax. On land that has already been converted for building, the price in the deed does not count at all and the tax is charged on the government valuation outright. The registration fee is a separate charge of 1 per cent for putting the deed into the public record, and it is worked out on the same figure.
Those two percentages are the whole of what can be computed with confidence. Every other charge in a Gujarat land transaction is either a small fixed court fee, or an amount the government has not published. This site keeps the two apart.
02One worked example
Here is the whole thing on one acre in Dholera village, the village that gives the region its name. The land is ordinary unirrigated farmland away from any main road, which is the description that fits more of that village than any other.
| Line item | Input | Rate | Amount Rs. | |
|---|---|---|---|---|
| 01 | Jantri rate, ASR 2011 | Non-irrigated, general situation | 6,11,080 | |
| 02 | Parcel taken | 1 acre, illustrative | x 1 | 6,11,080 |
| 03 | Valuation base | 6,11,080 x 1 acre | = | 6,11,080 |
| 04 | Stamp duty, Article 20(a) | on 6,11,080 | 4.9% | 29,943 |
| 05 | Registration fee, Article 20(a) | on 6,11,080 | 1% | 6,111 |
| Total statutory charge at registration | = | 36,054 | ||
Every figure above is derivable from the two inputs. The jantri rate is printed in the rate book, the parcel is declared, the percentages are statutory. Nothing is estimated.
The full Dholera record carries all 31 agricultural bands and 5 non-agricultural bands.
03The dearest bands in the region
| Village | Principal band Rs./acre | Stamp duty 4.9% Rs. | Registration 1% Rs. | Total Rs. |
|---|---|---|---|---|
| Kadipur | 9,26,740 | 45,410 | 9,267 | 54,678 |
| Mundi | 6,59,640 | 32,322 | 6,596 | 38,919 |
| Dholera | 6,11,080 | 29,943 | 6,111 | 36,054 |
| Gorasu | 5,30,140 | 25,977 | 5,301 | 31,278 |
| Bhimtalav | 4,97,770 | 24,391 | 4,978 | 29,368 |
| Sandhida | 4,89,680 | 23,994 | 4,897 | 28,891 |
| Cher | 4,57,300 | 22,408 | 4,573 | 26,981 |
| Zankhi | 4,24,930 | 20,822 | 4,249 | 25,071 |
04What this record does not have
It does not have sale prices. Gujarat does keep them, one document at a time, behind a name, a mobile number, an image challenge and a one time password, with a date filter that takes a single day rather than a range. There is no lawful way to get them in bulk, so this site does not pretend to have them.
What it publishes instead is the part that is knowable and checkable: what the government charges to complete the transfer, on the valuation the government itself uses. Where a number has never been published, the gap is printed in place of a guess.
What is not public, and why sets out every declared gap in the data behind this site.
05Everything in this record
Every page on this site answers one question and no two pages answer the same one. Here they all are, with the question each one takes.
Start here
The two charges
What each kind of document costs
- A gift deedWhat does it cost to gift land instead of selling it?
- A partition of family landWhat does it cost to divide family land between heirs?
- A mortgageWhat stamp duty is charged when land is mortgaged?
- A power of attorneyWhat does a power of attorney over land cost?
- A leaseWhat does registering a lease of land cost?
- An exchange of plotsWhat does swapping one plot for another cost?
- A development agreementWhat does signing land over to a builder cost?
- The flat fee documentsWhich documents cost a flat fee rather than a percentage?
Comparing land across the region
- Cheapest village per acreWhich village is cheapest to register an acre in?
- Cost of a 1,000 sq m plotWhat does a 1,000 square metre building plot cost to register?
- The dearest and cheapest landWhich land in the region has the highest and lowest rate?
- Highway frontageDoes frontage on a highway raise the rate?
- Irrigated landDoes irrigated farmland carry a higher rate?
- Commercial against residentialHow much more is commercial land valued at than residential?
- Industrial landWhat does industrial land cost to register?
- The old village coreWhat is the old village core worth and what does it cost?
- The activation areaDoes land in the activation area cost more to register?
- The three villages with no rateWhy do three villages have no published rate?
- Farmland against converted landWhat does converting farmland to building land do to the charge?
- Scaling to a bigger plotWhat does the charge come to on a bigger plot?
The steps around the sale
- Charges before registrationWhat do the checks before a purchase cost?
- The charge registerWhich steps of the whole procedure have a published price?
- Permission to buy farmlandMay a non-farmer buy agricultural land, and what does permission cost?
- Converting farmlandWhat does converting farmland to building land cost?
- Getting the land into your nameWhat does putting the land into your name cost?
- Permission to buildWhat does permission to build inside the region cost?
- Property tax in the regionWhat property tax is charged on land inside the region?
- A government allotmentWhat does a plot allotted by the government cost?
- Selling an allotted plotWhat does selling on a government allotted plot cost?
- Complaining about a developerWhat does complaining about a developer cost?
Limits, method and sources
All twenty two village records
- AmbliOne acre costs Rs. 14,087
- BavaliyariOne acre costs Rs. 8,835
- BhadiyadOne acre costs Rs. 24,593
- BhangadhOne acre costs Rs. 10,267
- BhimtalavOne acre costs Rs. 29,368
- CherOne acre costs Rs. 26,981
- DholeraOne acre costs Rs. 36,054
- GoglaOne acre costs Rs. 16,952
- GorasuOne acre costs Rs. 31,278
- HebatpurNo published rate for this village
- KadipurOne acre costs Rs. 54,678
- KhunOne acre costs Rs. 16,475
- MahadevpuraOne acre costs Rs. 9,551
- MingalpurOne acre costs Rs. 17,191
- MundiOne acre costs Rs. 38,919
- OtariyaOne acre costs Rs. 8,835
- PanchiOne acre costs Rs. 19,579
- RahatalavOne acre costs Rs. 10,744
- SandhidaOne acre costs Rs. 28,891
- SangasarNo published rate for this village
- SodhiNo published rate for this village
- ZankhiOne acre costs Rs. 25,071
The words this site uses, in plain English
- Jantri
- The government's own price list for land. It is printed village by village and it sets the value the tax is charged on, whatever price the buyer and seller agree between themselves.
- Stamp duty
- A tax on the document that transfers the land. In Gujarat it is 4.9 per cent of the value the government puts on the property.
- Registration fee
- A separate 1 per cent charge for entering the deed in the public record, paid to the Registration department rather than as tax on the document.
- Market value
- Not the price on the street. In this context it is the value the government calculates from the jantri, and it is what the tax is charged on.
- Consideration
- The price actually written into the deed.
- Non-agricultural land, NA land
- Farmland that has been legally converted to building use by an order under section 65 of the Gujarat Land Revenue Code. Until that order exists the land is still farmland in law, whatever is standing on it.
- Sub-Registrar
- The local government office where the deed is presented, the duty is checked and the document is entered in the public record.