Register §5 § Three ladders § ASR 2011 Final
Three price ladders for the same land
This page sets the three Dholera land prices side by side so you can tell which one you are being quoted. One is the government's stamp duty floor, one is what the development authority charges for its own plots, and one is what a broker is asking. They are not versions of the same number and they are not close to each other. Only the first arrives with a document you can check, and that is why the other two are shown here as gaps rather than as figures.
The question this page answersWhy do three different prices exist for the same piece of Dholera land?
Dholera land is quoted on three separate ladders and they are constantly mixed up: the official jantri, which is the legal stamp duty floor, the government allotment rate, and the private asking price. This register holds a government document for the first and none for the other two, so it prints figures for the first and prints the gap for the rest.
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.
The legal minimum value for stamp duty, set by the Revenue Department and printed in the Annual Statement of Rates. It applies to named survey numbers. It is the only one of the three with a document behind it in this register, and that document is dated 18 April 2011.
ASR - 2011 Final
Read row by row
Page number on every row
The price at which the development authority allots its own land to an applicant. It is set by policy rather than by the stamp duty schedule, it moves with the policy, and it is not the same number as the jantri. No document setting it is held by this register, so this register prints no figure for it.
None
Figure printed
None
What a seller asks. It carries no method, usually no date, and no statement of which survey numbers it covers. The same area has been advertised at figures a multiple apart within weeks. An asking price is not a transaction price and it is not evidence of one.
None
Figure printed
None
The Activation Area, in the unit sellers quote
The Activation Area is quoted in rupees per square yard more often than in any other unit, so the floor is stated in that unit here as well.
| # | Village | Rowsprinted | Jantri floorINR per sq m | Jantri floorINR per sq yd | Jantri floorINR per acre | Allotment or asking rate |
|---|---|---|---|---|---|---|
| 1 | Bhimtalav | 23 | 66 to 151 | 55.2 to 126.3† | 267,100 to 611,080 | no document |
| 2 | Dholera | 72 | 129 to 186 | 107.9 to 155.5† | 522,050 to 752,720 | no document |
| 3 | Mundi | 105 | 85 to 210 | 71.1 to 175.6† | 343,990 to 849,850 | no document |
| 4 | Rahatalav | 44 | 43 to 123 | 36.0 to 102.8† | 174,020 to 497,770 | no document |
| Four part villages of the Activation Area | 244 | 43 to 210 | 36.0 to 175.6 | 174,020 to 849,850 | Ladders two and three are empty |
Source Annual Statement of Rates, edition ASR 2011 Final, agricultural land, Ahmedabad district. Issued by the Superintendent of Stamps, Gandhinagar, Gujarat State. In force under the Revenue Department resolution dated 18 April 2011. Read positionally from the rate book AHMEDABAD-AGRI.pdf, 1,431 pages; the ASR page number is printed on every row. Activation Area membership from the preliminary town planning scheme sheets 2A and 4A, which declare their part villages in the title block.
Status OFFICIAL. Last verified: 2026-08-04.
- The per square yard column is † derived by this register at 0.83612736 square metres to the square yard, applied to the printed per square metre figure. Nothing is rounded up.
- These are part villages. Only a portion of each village lies inside the Activation Area, and no source in this register states which survey numbers or how many hectares. A village on this list is not a village wholly inside the scheme.
- The last column is empty because no document setting an allotment rate or an asking price is held by this register. An empty cell here is the honest answer, not an omission.
- This is the minimum value stamp duty is charged on. It is a tax floor set by the state, not the price a plot changes hands at, and not a valuation of anybody's land.
Why the three get confused
One unit, three meanings, no dates attached.
The three ladders share a unit and nothing else. All of them are quoted in rupees for a piece of land, so a number lifted from one ladder reads as though it belongs on another. That is how a stamp duty floor from 2011 ends up in a sentence about what land costs today, and how an asking price ends up in a sentence about what the government charges.
The test is simple and it takes one question. Which document is this figure from, and what date is on it. A jantri figure can answer that question. An asking price usually cannot. Where this register cannot answer it either, it prints the gap and leaves the cell empty.
What would have to exist for the other two ladders to be printed here
The empty cells are a standing request for the documents that would fill them.
- For the allotment ladder: the development authority's own allotment or land pricing policy, with the rate, the date it took effect, and the land it applies to. Until that document is in hand, this register prints no allotment figure.
- For the asking ladder: a dated listing that states the survey numbers, the area, the asking rate and the party asking. A screenshot of a price with no survey number and no date is not evidence, and reproducing one would only launder it.
- For a current jantri: the revised edition of the rate book itself. A revision was proposed and then deferred, and this register holds no copy of any later edition, so it prints the 2011 edition and labels it on every page.
Each of those would be published here the same way this edition is, with the page number on every row and the gaps stated. Corrections and documents are welcome at the address in the footer.