35 steps / eight stages
Charge register
Of the 35 steps that make up a land transaction in Gujarat and inside the Dholera Special Investment Region, 17 carry a published fee and 18 carry none. This register lists all of them in sequence with the statutory basis on each, and prints the gap where the government has published no amount.
35 steps17 priced18 with no published feeLast verified: 4 August 2026
01Where the gaps fall
Just under half of the procedure carries a number. The gaps are not spread evenly: the registration stage is fully priced, because the department publishes calculators for it, and the revenue stages that follow a purchase are almost entirely unpriced.
| Stage | Fee published | No fee published | Steps |
|---|---|---|---|
| 1. Due diligence - land records | 0 | 4 | 4 |
| 1. Due diligence - title and encumbrance | 4 | 1 | 5 |
| 1. Due diligence - valuation | 0 | 1 | 1 |
| 2. Permission to buy | 1 | 3 | 4 |
| 3. Non-agricultural (NA) permission | 1 | 0 | 1 |
| 4. Sale deed and registration | 3 | 1 | 4 |
| 5. After purchase - record of rights | 0 | 3 | 3 |
| 5. After purchase - urban property | 0 | 1 | 1 |
| 5. After purchase - certificates | 0 | 1 | 1 |
| 5. After purchase - property tax | 0 | 1 | 1 |
| 6. RERA - buyer remedies | 3 | 0 | 3 |
| 6. RERA - project verification | 1 | 0 | 1 |
| 7. Dholera SIR - land allotment | 2 | 0 | 2 |
| 7. Dholera SIR - transfer of allotted plot | 1 | 0 | 1 |
| 8. Dholera SIR - development permission | 0 | 1 | 1 |
| 8. Dholera SIR - building use permission | 1 | 0 | 1 |
| 8. Dholera SIR - single window | 0 | 1 | 1 |
| All stages | 17 | 18 | 35 |
02The register
| Record | Stage | Step | Published fee | Statutory basis | Class |
|---|---|---|---|---|---|
| GJ-DD-01 | 1. Due diligence - land records | View Village Form 7 (VF-7 / 7-12) survey number details online | no official fee published | Record of Rights maintained under Chapter X-A, section 135B, Gujarat Land Revenue Code, 1879 | OFFICIAL |
| GJ-DD-02 | 1. Due diligence - land records | View Village Form 8-A (VF-8A) khata details online | no official fee published | Record of Rights maintained under Chapter X-A, section 135B, Gujarat Land Revenue Code, 1879 | OFFICIAL |
| GJ-DD-03 | 1. Due diligence - land records | View VF-6 mutation entries and the 135-D mutation notice online | no official fee published | Sections 135C and 135D, Gujarat Land Revenue Code, 1879 | OFFICIAL |
| GJ-DD-04 | 1. Due diligence - land records | Obtain a digitally signed Village Form (digitally signed RoR / 7-12 and 8-A) | no official fee published | Gujarat Land Revenue Code, 1879, Chapter X-A (Record of Rights) | OFFICIAL |
| GJ-DD-05 | 1. Due diligence - title and encumbrance | Take a record search of Book No. 1 and Book No. 2 at the Sub-Registrar office (title search) | Court fee ticket of Rs. 5/- affixed on Form No. 3, PLUS search fee of Rs. 20/- for the first year and Rs. 10/- for each subsequent year. Worked example given in the source: searching... | The Registration Act, 1908 (Part XII, of searches and copies) | OFFICIAL |
| GJ-DD-06 | 1. Due diligence - title and encumbrance | Obtain an Encumbrance Certificate (EC) from the Sub-Registrar office (offline) | Rs. 100 (source states, in Gujarati: 'જેની ફી 100 રૂપિયા છે') | The Registration Act, 1908 | OFFICIAL |
| GJ-DD-07 | 1. Due diligence - title and encumbrance | Obtain a certified Encumbrance Certificate online | no official fee published | The Registration Act, 1908 | OFFICIAL |
| GJ-DD-08 | 1. Due diligence - title and encumbrance | Obtain a certified copy of Index-2 (Anukramanika-2) | OFFLINE (stated): court fee ticket of Rs. 3/- affixed on Form No. 3, PLUS copy fee of Rs. 20/-, PLUS a court fee ticket (stamp duty) of Rs. 300/- submitted with the form. ONLINE:... | The Registration Act, 1908, section 55 (indexes) read with the certified-copy provisions | OFFICIAL |
| GJ-DD-09 | 1. Due diligence - title and encumbrance | Obtain a certified copy of a registered document (sale deed, mortgage, etc.) | Court fee ticket of Rs. 3/- affixed on Form No. 3, PLUS a per-page copy fee that varies with page size: 18.5 cm x 11.4 cm = Rs. 10/- per page; 25.4 cm x 15.2 cm = Rs. 15/- per page; 30.5... | The Registration Act, 1908 | OFFICIAL |
| GJ-DD-10 | 1. Due diligence - valuation | Check the Jantri (Annual Statement of Rates) and the approximate market value before agreeing a price | no official fee published | Gujarat Stamp Act, 1958 read with the Rules for market value calculation, 1984 (published on garvi.gujarat.gov.in as 'Rules for market value calculation-1984') | OFFICIAL |
| GJ-PERM-01 | 2. Permission to buy | Confirm agriculturist status, or obtain permission to purchase agricultural land as a non-agriculturist (section 63) | no official fee published | Section 63, The Gujarat Tenancy and Agricultural Lands Act, 1948 (Bombay Act No. LXVII of 1948) | OFFICIAL |
| GJ-PERM-02 | 2. Permission to buy | Buy agricultural land for a bona fide industrial purpose under section 63AA and file the 30-day notice | No application fee is stated. A PENALTY is stated: failure to send the notice within 30 days makes the purchaser liable, in addition to the non-agricultural assessment, to a fine not... | Section 63AA, The Gujarat Tenancy and Agricultural Lands Act, 1948 | OFFICIAL |
| GJ-PERM-03 | 2. Permission to buy | Pay premium and convert new-tenure / restricted-tenure land to old tenure | no official fee published | Section 43, The Gujarat Tenancy and Agricultural Lands Act, 1948 | OFFICIAL |
| GJ-PERM-04 | 2. Permission to buy | Obtain section 73AA permission where the seller belongs to a Scheduled Tribe | no official fee published | Section 73AA, Bombay / Gujarat Land Revenue Code, 1879 | OFFICIAL |
| GJ-NA-01 | 3. Non-agricultural (NA) permission | Obtain Non-Agricultural (NA) permission under section 65 of the Land Revenue Code | A Rs. 3-00 court fee stamp is prescribed on the application form itself. A challan for the LAND MEASUREMENT FEE must be enclosed (amount not specified in the resolution). NA conversion... | Section 65, Gujarat (Bombay) Land Revenue Code, 1879 | OFFICIAL |
| GJ-REG-01 | 4. Sale deed and registration | Draft the sale deed with the particulars the Registration department requires | no official fee published | The Registration Act, 1908, sections 17 and 49 | OFFICIAL |
| GJ-REG-02 | 4. Sale deed and registration | Pay stamp duty on the sale deed / conveyance | Article 20(a) Conveyance - Immovable Property: (a) AGRICULTURAL LAND - 4.9% of the consideration value or the market value, whichever is higher; (b) NON-AGRICULTURAL LAND - 4.9% of the... | Gujarat Stamp Act, 1958, Schedule I | OFFICIAL |
| GJ-REG-03 | 4. Sale deed and registration | Pay the registration fee on the sale deed / conveyance | Article 20(a) Conveyance: 1% of the consideration amount. Same 1% applies to Article 17 Certificate of Sale, Article 20(b) conveyance related to Co-operative Societies Act, Article 20(c)... | The Registration Act, 1908 | OFFICIAL |
| GJ-REG-04 | 4. Sale deed and registration | Present the sale deed for registration at the Sub-Registrar office | Stamp duty per GJ-REG-02 plus registration fee per GJ-REG-03. If registration is done at a private residence, an ADDITIONAL fee applies: Ahmedabad Rs. 200; all district headquarters Rs.... | The Registration Act, 1908, sections 23, 28, 32, 32A | OFFICIAL |
| GJ-POST-01 | 5. After purchase - record of rights | Get the mutation (ferfar) entered and certified in the Record of Rights | no official fee published | Sections 135C and 135D, Gujarat Land Revenue Code, 1879 | OFFICIAL |
| GJ-POST-02 | 5. After purchase - record of rights | Apply for a varsai (inheritance) entry in the Record of Rights | no official fee published | Sections 135C and 135D, Gujarat Land Revenue Code, 1879 (succession and inheritance are named grounds of acquisition in s.135C) | OFFICIAL |
| GJ-POST-03 | 5. After purchase - record of rights | Apply for measurement / demarcation of the survey number, hissa or part | no official fee published | Gujarat Land Revenue Code, 1879 (survey provisions, Chapters VIII and IX) | OFFICIAL |
| GJ-POST-04 | 5. After purchase - urban property | Obtain a copy of the Property Card (city survey / urban property) | no official fee published | Chapter X, Gujarat Land Revenue Code, 1879 (lands within the sites of villages, towns and cities) | OFFICIAL |
| GJ-POST-05 | 5. After purchase - certificates | Obtain a Revenue Title and Legal Possessor certificate | no official fee published | not stated | OFFICIAL |
| SIR-TAX-01 | 5. After purchase - property tax | Property tax inside Dholera SIR | no official fee published | Section 29, The Gujarat Special Investment Region Act, 2009 (Gujarat Act No. 2 of 2009) | OFFICIAL |
| RERA-01 | 6. RERA - buyer remedies | File a complaint with the Gujarat Real Estate Regulatory Authority (GujRERA) | Rs. 1,000 (rupees one thousand). Rule 11(1) prescribes it 'in the form of demand draft'; the GujRERA website user manual for online complaint registration states 'Proceed filling form... | Section 31, Real Estate (Regulation and Development) Act, 2016 | OFFICIAL |
| RERA-02 | 6. RERA - buyer remedies | File a complaint for compensation or interest before the RERA Adjudicating Officer | Rs. 1,000 (rupees one thousand) in the form of demand draft | Sections 12, 14, 18 and 19, Real Estate (Regulation and Development) Act, 2016 | OFFICIAL |
| RERA-03 | 6. RERA - buyer remedies | Appeal to the Gujarat Real Estate Appellate Tribunal | Rs. 1,000 (rupees one thousand) by demand draft | Rule 3, Gujarat Real Estate (Regulation and Development) (Matters Relating to the Gujarat Real Estate Appellate Tribunal) Rules, 2016 | OFFICIAL |
| RERA-04 | 6. RERA - project verification | Verify the project's RERA registration before paying (and understand the promoter's registration obligations) | Project registration fee under Rule 3(3), payable by demand draft: Group Housing - Rs. 5 per sq. m. if the project land is less than 1000 sq. m. and Rs. 10 per sq. m. if it exceeds 1000... | Sections 3, 4 and 9, Real Estate (Regulation and Development) Act, 2016 | OFFICIAL |
| SIR-ALLOT-01 | 7. Dholera SIR - land allotment | Apply to DICDL for allotment of land on First-Come First-Served (FCFS) basis | Processing fee INR 20,000 (Rupees Twenty thousand only) by DD or banker's cheque in favour of Dholera Industrial City Development Limited, PLUS Earnest Money Deposit (EMD) of 5% of the... | Gujarat Special Investment Region Act, 2009 | OFFICIAL |
| SIR-ALLOT-02 | 7. Dholera SIR - land allotment | Bid for DICDL land at public auction / e-auction or by tender | Processing fee INR 20,000 to DICDL along with the tender package submission or auction registration, PLUS EMD of 5% of the reserve price of each plot put up for auction. If the... | DICDL Land Allotment Policy, 2016 as amended 16-02-2019, sections 2.6 to 2.8 | OFFICIAL |
| SIR-ALLOT-03 | 7. Dholera SIR - transfer of allotted plot | Transfer or sub-transfer an allotted DICDL plot | Transfer fee by period of usage of the property: less than 5 years - 20% of the market value; more than 5 years but less than 15 years - 10% of the market value; more than 15 years - 5%... | DICDL Land Allotment Policy, 2016 as amended 16-02-2019, section 2.10 and Table 6 | OFFICIAL |
| SIR-DEV-01 | 8. Dholera SIR - development permission | Apply to DSIRDA for development permission (Form C) | no official fee published | Sections 8, 15 and 16, Gujarat Special Investment Region Act, 2009 | OFFICIAL |
| SIR-DEV-02 | 8. Dholera SIR - building use permission | Obtain Building Use (BU) / occupancy permission from DSIRDA | A scrutiny fee is required - the checklist has a line for the fee amount deposited with a receipt number and date - but THE AMOUNT IS BLANK on the published form. | Section 15(4)(b), Gujarat Special Investment Region Act, 2009 | OFFICIAL |
| SIR-DEV-03 | 8. Dholera SIR - single window | Route a new unit or economic activity through the Apex Authority single point of contact | no official fee published | Section 18, Gujarat Special Investment Region Act, 2009 | OFFICIAL |
03Reading a null
Every row marked as having no official fee published was checked against the source that would carry it. The mutation and inheritance entries were checked against sections 135C and 135D of the Gujarat Land Revenue Code 1879, which prescribe the procedure and the three month and thirty day periods and prescribe no fee, and against the Revenue Department service table, which lists the services without amounts.
The non-agricultural conversion tax and assessment were checked against Revenue Department Resolution NAP/1006/425/K of 1 July 2008, which fixes the procedure, the Rs. 3 court fee stamp on the form and the timelines, and states neither amount. The land measurement fee is required as a challan by the Annexure 3 checklist without an amount.
Property tax inside the region is the largest gap in the whole table. Section 29 of the Gujarat Special Investment Region Act 2009 makes the region a deemed industrial township under article 243Q and lets the development authority act as the taxing authority with prior State Government permission. No rate, no assessment formula, no due date and no payment portal were found on any government source.
What is not public works through every one of these gaps and what would close it.