Average Jantri rate for a plot in Bhatlai area
₹497 per sq ft
₹5,350 per sq m · ₹4,473 per sq yd
- Range by zone
- ₹488–₹506
- Zones
- 2
- Applicable from
- 15 Apr 2023
Plot (open land) rates in the Bhatlai locality range from ₹488 to ₹506 per sq ft (₹5,250 to ₹5,450 per sq m), depending on the zone. The highest is zone 1/2; the lowest is zone 1/1.
Zone wise Jantri rate in Bhatlai area
Jantri for Bhatlai area has 2 zones, and each zone covers a set of survey numbers. Your survey number is on your 7/12 extract (7/12 utara). Type that number in the box below, including any sub-division, because 21/1 and 21/2 can be different plots.
Still not sure? The Choryasi Sub-Registrar office can confirm which zone it will use for your property. Our guide on finding Jantri rate by survey number shows how to match your documents to a zone.
| Zone | Survey numbers covered | Open plot₹/sq m |
|---|---|---|
| 1/1 | Survey nos. 3–5, 7–16, 17/1, 18–26, 28, 30, 32–35, 38–40, 42, 44–48, 50–57, 60–62, 64–67, 70–74, 76–92 | 5,250 |
| 1/2 | Survey nos. 93–111, 116 | 5,450 |
Old and current Jantri rates
On 15 April 2023, Gujarat doubled every 2011 Jantri rate. So the average plot (open land) rate here went from ₹249 to ₹497 per sq ft (₹2,675 to ₹5,350 per sq m). If an old sale deed, loan file or Jantri PDF shows the 2011 figure, double it to get today's rate.
Figures are average (median) rates across this area's zones. A draft of new Jantri rates came out on 20 November 2024, but it has not come into effect yet, so the current rates above still apply.
Stamp duty and registration charges for a plot
In Gujarat you pay 4.9% stamp duty and a 1% registration fee on your agreed price or Jantri value, whichever is higher. Here is the minimum for a 200 sq yd plot at this area's average plot rate.
- Jantri value
- ₹8.95 lakh
- 200 sq yd × ₹4,473 per sq yd
- Stamp duty (4.9%)
- ₹43,840
- 3.5% duty + 40% surcharge
- Registration fee (1%)
- ₹8,947
- On the same value
- Minimum you pay
- ₹52,787
- If your price is higher, you pay more
- This uses the open-land rate for a vacant plot. A building on it is valued separately.
If your agreed price is more than ₹8.95 lakh, use the stamp duty calculator for Bhatlai area to see what you will pay on your actual price.
Bhatlai Jantri rate FAQs
What is Jantri rate in Bhatlai per sq ft?
About ₹497 per sq ft (₹5,350 per sq m) for a plot in Bhatlai on average. Zone rates run from ₹488 to ₹506 per sq ft, so use the rate for your own zone.
How do I find Jantri for my survey number in Bhatlai?
Type the number in the box above the zone table, sub-division included (for example 21/1). It is on your 7/12 extract. If it isn't printed, ask the Choryasi Sub-Registrar office which zone applies.
Which part of Bhatlai has the highest Jantri rate?
Zone 1/2 at ₹5,450 per sq m (about ₹506 per sq ft). The lowest is zone 1/1 at ₹5,250 per sq m.
Is stamp duty in Bhatlai charged on Jantri rate or my agreement price?
On your agreement price, unless Jantri value is higher. A 200 sq yd plot at Bhatlai's average plot rate has a Jantri value of about ₹8.95 lakh. If you pay more than that, duty is on your price.
Has Jantri rate in Bhatlai changed in 2026?
No, not as of our last check on 4 October 2026. The rates from 15 April 2023 still apply, so Bhatlai's average plot (open land) rate is ₹5,350 per sq m, double its 2011 figure of ₹2,675. A draft revised Jantri was published on 20 November 2024 but has not been notified.
Can I register a plot in Bhatlai below Jantri rate?
Yes. Stamp duty is still charged on Jantri value, not your lower price. The Sub-Registrar can also refer the deed to the Deputy Collector (Stamp Duty Valuation) under section 32A. If Jantri value is more than 110% of the price, the seller is taxed as if they sold at that value (section 50C, now section 78 of the Income-tax Act, 2025).
Jantri rates in other Choryasi taluka areas
Sachin
Choryasi · plot ₹574/sq ft, 15% higher than Bhatlai
Lajpor
Choryasi · plot ₹223/sq ft, 55% lower than Bhatlai
Kansad
Choryasi · plot ₹483/sq ft, similar rate
Bharthana Kosad
Choryasi · plot ₹502/sq ft, about the same
Limla
Choryasi · plot ₹474/sq ft, similar rate
Ichchhapor
Choryasi · plot ₹511/sq ft, similar rate
See all 238 areas on the Surat Jantri rate page, or compare Bhatlai with another area side by side.
Source: Annual Statement of Rates (Jantri) for Surat, Government of Gujarat. garvi.gujarat.gov.in