Comparison / road class
Whether a highway raises the rate on your land
The government rate book does classify land by whether it sits on a highway, a district road or nothing in particular. The surprise is how little difference it makes, and that in some villages the highway rate is lower than the best ordinary rate.
Where the highway rate is the higher one, the margin runs to a few per cent rather than a multiple. That is far smaller than the gap between one village and the next. Anybody quoting a fixed percentage uplift for highway frontage in this region is quoting something the published data does not contain.
50 highway rates published7 of 9 pairs show a premiumMargin in single digit per centLast verified: 4 August 2026
01The book does record a road split
The farmland rate book classifies every rate by road situation. There are three classes: general, meaning nothing in particular; on a district main or other district road; and on a national or state highway. So the government does treat frontage as something that changes the value of land.
Across the whole region 50 of the published rates carry the highway class. The question worth asking is how much difference it actually makes.
02How much it is worth, village by village
These are the villages where the rate book prints both an ordinary rate and a highway rate for the same class of land, so the two can be compared without leaving the village.
| Village | Lowest general rate Rs./acre | Highest general rate Rs./acre | Highway rate Rs./acre | Highway against highest general |
|---|---|---|---|---|
| Ambli | 2,18,540 | 4,41,110 | 4,89,680 | 1.11x |
| Bavaliyari | 1,13,320 | 8,13,420 | 5,98,940 | 0.74x |
| Bhadiyad | 3,15,660 | 5,38,240 | 5,78,710 | 1.08x |
| Dholera | 5,22,050 | 7,24,390 | 7,52,720 | 1.04x |
| Kadipur | 1,05,220 | 13,27,380 | 13,67,840 | 1.03x |
| Mundi | 3,43,990 | 7,60,810 | 8,49,850 | 1.12x |
| Mundi | 6,39,410 | 7,60,810 | 8,49,850 | 1.12x |
| Panchi | 1,29,500 | 3,76,360 | 4,24,930 | 1.13x |
| Sandhida | 2,34,720 | 6,11,080 | 5,78,710 | 0.95x |
The answer is: less than most people assume, and not always upward. Of the 9 village and land class pairs where both rates exist, 7 put the highway rate above the highest ordinary rate in that village and 2 do not.
Where the highway rate is higher, the margin is in the range of a few per cent rather than a multiple. That is a much smaller effect than the difference between one village and the next, and a far smaller effect than the difference between farmland and land converted for building.
03Why the comparison is harder than it looks
A village does not have one ordinary rate. It has several, applying to different sets of survey numbers, and they can differ widely inside the same village. That is why the table above prints the lowest and the highest ordinary rate as well as the highway rate. Compared with the lowest ordinary rate in the same village, a highway rate often looks like a substantial premium. Compared with the highest, it often does not.
The honest conclusion is that the road class is one input among several into how the rate book values a particular survey number, and it cannot be read on its own as a frontage premium. Anybody quoting a fixed percentage uplift for highway frontage in this region is quoting something that is not in the published data.
The words on this page, 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.
- Rate band
- One printed line in the jantri: a class of land, a road situation and one rate. A village usually has several, and which one applies depends on where the plot sits.
- Survey number
- The number the revenue record uses to identify one piece of land, the way a house has a street number.
- Principal band
- The band the rate book applies to more survey numbers than any other in that village. It is the most representative rate, not an average and not a market price.