What this guide covers
If you are buying land, a plot or even a flat in Gujarat, Jantri rate is decided by one thing: the zone your survey number falls in. Get the zone right and the rest is simple. Get it wrong and you could end up paying more stamp duty than you need to, or less, which brings a notice later.
You don’t need to visit any office for this. With your survey number and village name, you can find Jantri rate yourself in about five minutes.
If you only want the general Jantri rate for your area and don’t have a survey number handy, start with our guide on how to check Jantri rate online instead.
Step 1: Find your number in your papers
Before you start, take out your property papers. The number you need is on one of these:
- Sale deed (dastavej) or index copy: shows the village, survey or FP number, and the area
- 7/12 utara: shows the survey number or block number of the land
- Property card: used in city areas, shows the city survey (CS) number and ward
- TP scheme papers: show the TP scheme number and the final plot (FP) number
Write the number down exactly as it is written, including anything after the slash. 21/1 is not the same as 21, and 1683/P is not the same as 1683. They can fall in different zones with different rates.
Step 2: Open your village or area
Go to Gujarat Jantri rates, choose your district and then your village or area.
One thing to watch out for here. The name in your papers is the official revenue village name, and it may not be the name people use day to day. A society everyone calls by a colony name may be on the land of a village with a completely different name. Always go by the name written in your 7/12 or sale deed. If you only know the local name, type it in the search box at the top and then match it with your papers.
Step 3: Look for your number in the zone list
Each village or area is divided into zones, and every zone has its own rates. On the area page you will see each zone with the list of survey or FP numbers it covers.
The quickest way to find yours is to press Ctrl+F on a computer, or use “Find in page” on your phone, and type your number.
Here is a real example from Aslali in Ahmedabad district. Zone 74/1 covers survey numbers 1683/P, 1684/P, 1685, 1686, 1688 to 1691 and 1701 to 1703. So if your plot is on survey number 1686, you are in zone 74/1. The open plot rate in this zone is ₹8,300 per sq m, which is about ₹771 per sq ft. You can see all the zones on the Aslali Jantri rate page.
City areas work the same way, only with FP numbers. In Ambawadi, Ahmedabad, zone 21/1 covers final plots 1, 2, 3, 5, 6 and more. The open plot rate there is ₹70,000 per sq m and the shop rate is ₹1,15,000 per sq m. See the Ambawadi Jantri rate page.
Step 4: Pick the right rate for your property
Every zone has separate rates for different kinds of property. Use the one that matches what you are buying or selling:
- Flat or apartment: residential rate
- Plot or open land: open plot rate
- Shop: shop rate
- Office: office rate
- Industrial shed or plot: industrial rate
The government fixes Jantri rates per square metre. On CircleRate you will also see the rate per sq ft next to it, so you don’t have to do the conversion yourself.
Can’t find your survey number? Check these
This is where most people get stuck. Usually it is one of these reasons.
Your number has /P after it. The P stands for part. When a big survey number is split between two zones, for example the road facing part in one zone and the back portion in another, both zones show it with /P. The zone that applies to you depends on where your plot sits within that survey number.
There is an “all other” zone. Some villages have a zone that covers every survey number not listed anywhere else. If your number is not in any list, this is most likely your zone.
Your house is in the gamtal. Gamtal is the old village settlement area. Most villages have a separate gamtal zone with its own rates, and houses in the old village part usually fall here.
Your village uses block numbers. Villages that went through a re-survey replaced old survey numbers with block numbers. If your 7/12 shows a block number, search for that.
Your survey number has changed. When land comes under a TP scheme, the old survey number becomes an FP number. Search for the new FP number, and keep the paper that links your old number to the new one.
The same FP number shows up twice. FP numbers start again from 1 in every TP scheme. So check the TP scheme number on your sale deed and pick the zone for that scheme.
Step 5: Calculate Jantri value
Once you have the rate, the maths is easy:
Jantri value = Jantri rate × area of your property
For example, you are buying a 120 sq m plot in Ambawadi zone 21/1:
- Jantri value: ₹70,000 × 120 = ₹84,00,000, or ₹84 lakh
- If your deal price is ₹90 lakh, stamp duty is charged on ₹90 lakh because it is the higher of the two
- Stamp duty at 4.9%: ₹4,41,000
- Registration fee at 1%: ₹90,000
If your plot is measured in var, convert it to sq m first with the area converter. The Gujarat stamp duty calculator will then calculate your duty and registration fee in one go.
Want to know more about how duty is charged? Read our guide on stamp duty and registration charges in Gujarat.
Jantri rate by survey number: common questions
Can I find Jantri rate with only my survey number?
No, you also need the village or area name. The same survey number exists in many villages, so the number alone doesn't tell you anything. Open your area first, then look for the number.
What is the difference between a survey number and an FP number?
A survey number comes from the village land record, the 7/12 utara. When land comes under a Town Planning (TP) scheme, it is re-plotted and each plot gets a final plot (FP) number. In cities Jantri usually goes by FP number, in villages by survey or block number.
My FP number is in two zones. Which one is mine?
FP numbers start again from 1 in every TP scheme, so FP 3 of one scheme and FP 3 of another are different plots. Check the TP scheme number on your sale deed. If the same plot is split between two zones, the part you own decides your zone.
For a flat, whose survey number do I use?
The survey or FP number of the land the building stands on. It is written in your sale deed, usually in the property description.
Who can confirm my zone if I still can't find it?
The Sub-Registrar office where the property will be registered. They check the zone when they calculate your stamp duty, so their answer is final.