The difference that costs people money
Is the jantri rate the price you will actually pay?
No, and the gap is not small. The jantri is a tax floor: the lowest value the government will let a sale be registered at, so that nobody can dodge stamp duty by writing a low price on the paperwork. It was never meant to track the market and it does not. Understanding what it is for is the difference between using it well and being misled by it.
The question this page answersIs the Dholera jantri rate the same as the market price of land?
No. A jantri rate sets the minimum value stamp duty is charged on, and duty is charged on whichever is higher, the price you actually paid or this figure. The edition on this site dates from 18 April 2011, before the first phase of Dholera was built, so it reflects farm land values of that year. Market asking prices today are set by sellers and are not published in any government document we hold.
Every rate here comes from one rate book, headed ASR - 2011 Final, which has been in force since 18 April 2011. These are 2011 figures. A revision was proposed later and then held back after objections, and we hold no government document for it, so we print no figure for it. Check the rate in force today with the Gujarat Revenue Department before you sign anything, and never read a 2011 figure as a 2026 market price.
What the jantri is genuinely useful for
Three real uses, none of which is predicting what you will pay.
Working out your stamp duty base
When a sale is registered, duty is calculated on the higher of the price on the deed and the jantri value of the land. So the jantri sets a floor under your tax bill even if you negotiate a lower price. Knowing it before you agree a figure is worth doing.
Catching a quote that came from nowhere
If a seller cites an official rate for a village, you can check whether that figure appears in the book at all. Several numbers in circulation for Dholera do not, usually because they treat a village figure as a taluka figure, or quote a 2011 rate as if it were current. The rate bands page lets you place a quoted number in seconds.
Comparing villages honestly
Because every village was valued by the same department on the same date, the relative order tells you something real about how the state saw the land in 2011, even though the absolute figures are old. The ranking is here.
Four reasons the two numbers drift apart
Age, purpose, what has been built, and who is doing the quoting.
- Age. This edition has been in force since 18 April 2011. A revision was proposed later and then held back after objections, and no document for it is held here, so this register prints nothing for it. Fifteen years of anything will separate a fixed figure from a moving one.
- Purpose. A tax floor is deliberately conservative. Set it too high and ordinary sales become unaffordable to register, so it tends to sit below the market by design rather than by accident.
- What changed here. The region was notified in 2009 and the first phase built after this book was printed. The book prices farm land, because in 2011 that is what almost all of it was.
- Who sets the other number. Asking prices are set by whoever is selling. For the same first phase land they have appeared weeks apart at figures several times each other, with no method and often no date. The three ladders page sets out what is published and what is not.
What to ask for instead
Four questions that move the conversation from a brochure to a document.
Ask the seller for the survey number, then look the number up yourself rather than accept a village figure. Ask which document any quoted official rate comes from and what date it carries. Ask whether the land has been converted out of farming, because that changes which rate book applies. And confirm the rate currently in force with the Gujarat Revenue Department before you sign, since this register holds one edition and does not claim to hold the latest.
The lookup method is here, and it takes about a minute.