Average Jantri rate for a flat in Bhestan area
₹2,694 per sq ft
₹29,000 per sq m
- Range by zone
- ₹1,858–₹2,991
- Zones
- 45
- Applicable from
- 15 Apr 2023
Bhestan Jantri rate per sq ft by property type
Residential (flat)
₹2,694 per sq ft
₹29,000 per sq m
Range by zone ₹1,858–₹2,991
Open land (plot)
₹1,765 per sq ft
₹19,000 per sq m₹15,886 per sq yd
Range by zone ₹836–₹1,858
Office
₹3,463 per sq ft
₹37,275 per sq m
Range by zone ₹2,759–₹3,953
Shops
₹3,763 per sq ft
₹40,500 per sq m
Range by zone ₹2,787–₹4,436
Industrial (open plot)
₹1,672 per sq ft
₹18,000 per sq m
Range by zone ₹836–₹2,415
Flat rates in the Bhestan locality range from ₹1,858 to ₹2,991 per sq ft (₹20,000 to ₹32,200 per sq m), depending on the zone. The highest is zone 11/43; the lowest is zone 11/36. Shops are rated about 1.4 times flats, so use the shop column for a ground-floor shop.
Zone wise Jantri rate in Bhestan area
Jantri for Bhestan area has 45 zones, and each zone covers a set of final plot (FP) numbers and survey numbers. Your FP number is on your sale deed (dastavej) or TP scheme allotment letter; 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.
If your house is inside the old village settlement (gamtal), use the gamtal row.
Still not sure? The Surat City 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. If you think the value is too high, you can ask for it to be fixed under section 31 of the Gujarat Stamp Act before you register. If the deed is later sent to the Deputy Collector (Stamp Duty Valuation) under section 32A, you can appeal the order under section 32B.
This number is listed in more than one zone because more than one town planning (TP) scheme covers Bhestan, and each scheme numbers its final plots from 1. Your sale deed shows the TP scheme number. Ask the Sub-Registrar office which of these zones applies to your plot.
No zone here lists that number. Check it against your sale deed. Not every plot is printed in the schedule, so the Sub-Registrar office can tell you the zone for a missing one.
| Zone | FP / Survey numbers covered | Flat₹/sq m | Open plot₹/sq m | Office₹/sq m | Shop₹/sq m | Industrial (open plot)₹/sq m |
|---|---|---|---|---|---|---|
| 11/1 | FP nos. 8–17, 20–24, 30 | 26,000 | 16,000 | 33,800 | 39,000 | 16,000 |
| 11/2 | FP nos. 3–7, 18, 19, 25, 53–55 | 30,000 | 20,000 | 39,000 | 45,000 | 20,000 |
| 11/3 | FP nos. 1, 2, 49, 50, 56–66 | 30,000 | 20,000 | 39,000 | 45,000 | 20,000 |
| 11/4 | FP nos. 26–29, 31–33, 37, 38, 42, 51, 52, 67 | 27,000 | 17,000 | 35,100 | 40,500 | 17,000 |
| 11/5 | FP nos. 34–36, 39–41, 43–48 | 27,000 | 17,000 | 36,850 | 41,250 | 17,000 |
| 11/6 | FP nos. 19, 20, 22–26, 68–70 | 29,000 | 19,000 | 37,700 | 43,500 | 19,000 |
| 11/7 | FP nos. 32–37, 42–44, 72, 74–78 | 27,000 | 17,000 | 35,100 | 40,500 | 17,000 |
| 11/8 | FP nos. 16–18, 38–41, 46, 49–51, 53, 60, 63–65, 79, 81 | 28,500 | 17,000 | 35,100 | 40,500 | 17,000 |
| 11/9 | FP nos. 29, 45, 47, 48, 59, 73, 80 | 27,000 | 17,000 | 35,100 | 40,500 | 17,000 |
| 11/10 | FP nos. 27, 28, 30, 31, 71 | 27,000 | 17,000 | 35,100 | 40,500 | 17,000 |
| 11/11 | FP nos. 1–3, 56–58, 61, 84 | 30,000 | 20,000 | 39,000 | 45,000 | 20,000 |
| 11/12 | FP nos. 4–11, 52, 54, 55, 62, 82, 83 | 30,000 | 20,000 | 39,000 | 45,000 | 20,000 |
| 11/13 | FP nos. 12–15, 21, 66, 67 | 29,000 | 19,000 | 37,700 | 43,500 | 19,000 |
| 11/14 | FP nos. -/R/13, 27/A, 27/B, 29 | 26,000 | 16,000 | 33,800 | 39,000 | 16,000 |
| 11/15 | FP nos. 34 | 26,000 | 16,000 | 33,800 | 39,000 | 16,000 |
| 11/16 | FP nos. -/R/8, 30/B | 30,000 | 20,000 | 39,000 | 45,000 | 20,000 |
| 11/17 | FP nos. -/R/8, 10/A, 10/B, 11, 12 | 29,000 | 19,000 | 37,700 | 43,500 | 19,000 |
| 11/18 | FP nos. -/R/2, -/R/18, 1, 2, 7/A, 7/B, 8, 9 | 29,000 | 19,000 | 37,700 | 43,500 | 19,000 |
| 11/19 | FP nos. -/R/1, -/R/4, -/R/5, -/R/7, 3, 4, 5/A, 5/B, 6, 8/B, 13, 14, 15/B, 20, 21, 35/B, 39–42 | 30,000 | 20,000 | 39,000 | 45,000 | 20,000 |
| 11/20 | FP nos. -/R/3, 15/A, 16/B, 17, 18/A, 19 | 29,000 | 19,000 | 37,700 | 43,500 | 19,000 |
| 11/21 | FP nos. -/R/6, -/R/9, -/R/10, -/R/11, -/R/12, -/R/15, -/R/16, -/R/17, 22, 23/A, 23/B, 23/C, 24–26, 27/C, 28/A, 28/B, 30/A/1, 30/A/2, 30/A/3, 30/C, 31–33, 35/A, 36, 37/A, 37/B, 38, 43 | 26,000 | 16,500 | 33,800 | 39,000 | 16,500 |
| 11/22 | Village settlement (gamtal) | 29,000 | 19,000 | 37,700 | 43,500 | 19,000 |
| 11/23 | FP nos. 13, 15, 16, 75, 91 | 30,000 | 20,000 | 37,850 | 44,750 | 20,000 |
| 11/24 | FP nos. 2–9, 12, 66–72 | 29,000 | 19,000 | — | — | 19,000 |
| 11/25 | FP nos. 17–19, 50, 76, 89 | 30,000 | 20,000 | — | — | — |
| 11/26 | FP nos. 14, 22–26, 28, 34–36, 43, 44, 77, 78, 82–84, 90 | — | 20,000 | 39,000 | — | 20,000 |
| 11/27 | FP nos. 40–42, 51–63 | 30,000 | 20,000 | 39,000 | — | 20,000 |
| 11/28 | FP nos. 20, 21, 45–49, 85–88, 93 | — | 20,000 | 39,000 | — | 20,000 |
| 11/29 | FP nos. 1, 10, 11, 64, 65, 73, 74, 92 | 30,000 | 20,000 | 39,000 | — | 20,000 |
| 11/30 | FP nos. 27, 29–33, 37–39, 79–81 | — | 20,000 | — | — | 20,000 |
| 11/31 | FP nos. 12/(177/1), 14, 15/A, 16/(193/1), 17/(205/1), 18/(205/2), 19/(206) | 23,500 | 13,000 | 35,450 | 40,250 | 13,000 |
| 11/32 | FP nos. -/R/2, -/R/3, 4/(167), 5/(168), 6/(169), 55, 56 | 28,500 | 13,000 | 32,950 | 36,250 | 13,000 |
| 11/33 | FP nos. -/R/1, -/R/8(61), 1/A(165/A), 26, 27/(217), 54 | 22,000 | 12,000 | 29,700 | 35,500 | 12,000 |
| 11/34 | FP nos. -/R/6(59), -/R/9(62), -/R/70(60), 15/B(176/P), 20/(203), 21/(208), 24/A, 24/B(224/2), 25/(216), 28, 28/A(215/1), 28/B, 30, 35, 36/(210), 37 | 22,000 | 12,000 | 30,300 | 33,000 | 12,000 |
| 11/35 | FP nos. -/R/4(57), -/R/5(58), 1/B, 2, 7, 8/A, 8/B, 9–11, 13, 22, 23, 34, 39/(193/2), 40/(204) | 22,900 | 10,000 | 32,000 | 37,700 | 10,000 |
| 11/36 | FP nos. -/31R/3(66), -/52/1 TO 52/21, -/R/10(63), -/R/14(67), -/R/15(68), -/R/16(69), 29/(213), 32/A, 32/B, 33/(211), 38, 41/(194/2), 42/(194/1), 43/(195/1), 44/(195/2), 45/(199), 46/(198), 47/(195/3), 48/(196), 49/(197), 50/(220/2), 51/E, 53/(220/4), 64, 65, 68 | 20,000 | 10,000 | 30,000 | 30,000 | 10,000 |
| 11/37 | FP nos. -/R/14(43), 3/(159/P), 3/B(159), 29/(166/2/P) | 25,000 | 10,000 | 33,700 | 38,000 | 10,000 |
| 11/38 | FP nos. -/R/3(32), -/R/4(33), -/R/5(34), -/R/7(36), 1/A, 1/B(150/P), 2/A(149), 2/B(149/1), 4/(148/2), 5/(147), 6, 7, 8/(213), 9/(215), 10/(216), 11/(218), 14/(153), 15/(252), 16, 17/(154), 18 | 24,200 | 9,000 | 32,750 | 36,550 | 9,000 |
| 11/39 | FP nos. -/R/6(35), -/R/8(37), -/R/9(38), -/R/11(40)(158/3), -/R/12(41), -/R/12(41)(161), -/R/13(42), 10/(39), 12/(158/2), 13, 19/(156), 20/(157), 21/A, 21/B(162), 22/(160), 23/(163), 24/(164), 25, 42 | 21,500 | 9,000 | 34,350 | 39,550 | 9,000 |
| 11/40 | Survey nos. 49–51, 59–62 | 31,200 | 19,000 | 42,550 | 47,750 | 26,000 |
| 11/41 | Survey nos. 52–54, 56–58 | 29,500 | 19,000 | 38,850 | 43,500 | 26,000 |
| 11/42 | Survey nos. 241, 245, 246, 249, 256, 258 | 28,000 | 12,000 | 32,300 | 35,500 | 12,500 |
| 11/43 | Survey nos. 30–35, 37–42, 55 | 32,200 | 19,000 | 41,250 | 47,750 | 26,000 |
| 11/44 | Survey nos. 13, 20, 23, 30, 43–46, 48 | 32,000 | 16,000 | 36,350 | 40,500 | 17,000 |
| 11/45 | Survey nos. 7, 8, 14, 24, 27–29 | 31,200 | 16,000 | 39,850 | 47,650 | 17,000 |
— means the schedule publishes no rate for that zone.
Old and current Jantri rates
On 15 April 2023, Gujarat doubled every 2011 Jantri rate. So the average flat rate here went from ₹1,347 to ₹2,694 per sq ft (₹14,500 to ₹29,000 per sq m). If an old sale deed, loan file or Jantri PDF shows the 2011 figure, double it to get today's rate.
| Property type | 2011 rate₹ per sq m | Current rate₹ per sq m | Current rate₹ per sq ft |
|---|---|---|---|
| Flat | 14,500 | 29,000 | 2,694 |
| Open plot | 9,500 | 19,000 | 1,765 |
| Office | 18,637.5 | 37,275 | 3,463 |
| Shop | 20,250 | 40,500 | 3,763 |
| Industrial (open plot) | 9,000 | 18,000 | 1,672 |
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 flat
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 1,000 sq ft flat at this area's average flat rate.
- Jantri value
- ₹26.9 lakh
- 1,000 sq ft × ₹2,694 per sq ft
- Stamp duty (4.9%)
- ₹1,32,006
- 3.5% duty + 40% surcharge
- Registration fee (1%)
- ₹26,940
- On the same value
- Minimum you pay
- ₹1,58,946
- If your price is higher, you pay more
- If the property is registered only in the name of a woman, there is no registration fee.
If your agreed price is more than ₹26.9 lakh, use the stamp duty calculator for Bhestan area to see what you will pay on your actual price.
Buying a resale flat
New and resale flats in the same zone have the same Jantri rate. At the average ₹2,694 per sq ft here, a 1,000 sq ft resale flat has a Jantri value of about ₹26.9 lakh, the least the government accepts when the sale is registered. The price you agree with the seller is often higher, and banks lend on their own valuer's report, not on Jantri rate.
Bhestan Jantri rate FAQs
What is Jantri rate in Bhestan per sq ft?
About ₹2,694 per sq ft (₹29,000 per sq m) for a flat in Bhestan on average. Zone rates run from ₹1,858 to ₹2,991 per sq ft, so use the rate for your own zone.
What is the gamtal Jantri rate in Bhestan?
₹29,000 per sq m, about ₹2,694 per sq ft. Houses inside the old village settlement use this row. Land on survey numbers outside it uses the other zones.
My property in Bhestan is in a TP scheme. Which Jantri zone applies?
Go by the final plot (FP) number, not the old survey number. It is on your sale deed or TP scheme allotment letter. Type it in the box above the zone table, for example 91.
Which part of Bhestan has the highest Jantri rate?
Zone 11/43 at ₹32,200 per sq m (about ₹2,991 per sq ft). The lowest is zone 11/36 at ₹20,000 per sq m.
Is stamp duty in Bhestan charged on Jantri rate or my agreement price?
On your agreement price, unless Jantri value is higher. A 1,000 sq ft flat at Bhestan's average flat rate has a Jantri value of about ₹26.9 lakh. If you pay more than that, duty is on your price.
Has Jantri rate in Bhestan changed in 2026?
No, not as of our last check on 4 October 2026. The rates from 15 April 2023 still apply, so Bhestan's average flat rate is ₹29,000 per sq m, double its 2011 figure of ₹14,500. A draft revised Jantri was published on 20 November 2024 but has not been notified.
Jantri rates in other Surat City taluka areas
Katargam
Surat City · flat ₹4,204/sq ft, 56% higher than Bhestan
Adajan
Surat City · flat ₹3,716/sq ft, 38% higher than Bhestan
Dumbhal
Surat City · flat ₹2,648/sq ft, similar rate
Jahangirabad
Surat City · flat ₹2,741/sq ft, similar rate
Sultanabad
Surat City · flat ₹2,601/sq ft, similar rate
Bhedwad
Surat City · flat ₹2,787/sq ft, similar rate
See all 238 areas on the Surat Jantri rate page, or compare Bhestan with another area side by side.
Source: Annual Statement of Rates (Jantri) for Surat, Government of Gujarat. garvi.gujarat.gov.in