Village record 02 / dhandhuka block

Transaction cost, Bhadiyad

Buying one acre of unirrigated farmland in Bhadiyad costs Rs. 24,593 in government charges on top of whatever you pay the seller. This page shows exactly how that figure is built.

The charge is Rs. 20,425 of stamp duty at 4.9 per cent plus Rs. 4,168 of registration fee at 1 per cent, both taken on a government valuation of Rs. 4,16,830 for the acre. That valuation is not the market price. It is the rate the state's own price list, the jantri, sets for the kind of land that covers most of this village. Bhadiyad has 30 different published farmland rates in all and they are all listed below, because which one applies to a particular plot depends on where the plot sits.

Village 02 of the Dhandhuka blockSIR notification 22 May 2009Valuation base ASR 2011Last verified: 4 August 2026

01The arithmetic

Total government charge, one acreRs. 24,593That is 5.9 per cent of the government valuation, made up of the 4.9 per cent stamp duty and the 1 per cent registration fee. The rate used covers 359 survey numbers across 9 printed rows, more of Bhadiyad than any other rate in the book.

Every line below can be checked against the printed rate book. The only two inputs are the government rate and the size of the parcel; the rest is multiplication.

Worked column, Bhadiyad, one acre, ASR 2011 source AHMEDABAD-AGRI.pdf p.469, p.470, p.471, p.473
	Line item	Input	Rate	Amount Rs.
01	Jantri rate, ASR 2011	Non-irrigated (Bin-Piyat) agricultural land		4,16,830
02	Road situation of the band	General		as printed
03	Parcel taken	1 acre, illustrative	x 1	4,16,830
04	Valuation base	4,16,830 x 1 acre	=	4,16,830
05	Stamp duty, Article 20(a)	on 4,16,830	4.9%	20,425
06	Registration fee, Article 20(a)	on 4,16,830	1%	4,168
	Total statutory charge at registration		=	24,593

Figures are rounded to the nearest rupee for display. The unrounded values are in the JSON and CSV on the data page. The department's own rounding rule is not stated in any source examined.

02Farmland rates, cost on one acre

Every farmland rate the government publishes for Bhadiyad, with the charge worked out on one acre of each. Which one applies to a particular plot depends on whether the land is irrigated and what kind of road it sits on, so a plot on a highway is valued higher than the same land inland.

Source: AHMEDABAD-AGRI.pdf pages 467 to 474, ASR 2011 Final, taluka DHANDHUKA as printed. Rate in force from 18 April 2011. Data class OFFICIAL for the rates, COMPUTED for the last four columns. Road situation is abbreviated in this table. The rate book prints the three classes as General, On District Main / Other District Road, and On National / State Highway, shown here as General, District road and Highway.
Band	Land class	Road situation	Jantri Rs./acre	Rs./sq m	Survey nos.	Valuation base Rs.	Stamp duty 4.9% Rs.	Registration 1% Rs.	Total Rs.	ASR source
01	Non-irrigated	District road	5,78,710	143	10	5,78,710	28,357	5,787	34,144	p.468
02	Non-irrigated	Highway	5,78,710	143	1	5,78,710	28,357	5,787	34,144	p.467
03	Non-irrigated	Highway	5,58,470	138	2	5,58,470	27,365	5,585	32,950	p.467
04	Non-irrigated	General	5,38,240	133	22	5,38,240	26,374	5,382	31,756	p.469, p.470, p.471
05	Non-irrigated	District road	5,38,240	133	5	5,38,240	26,374	5,382	31,756	p.468
06	Non-irrigated	Highway	5,38,240	133	9	5,38,240	26,374	5,382	31,756	p.467
07	Non-irrigated	General	5,26,100	130	22	5,26,100	25,779	5,261	31,040	p.470, p.471
08	Non-irrigated	General	5,18,000	128	45	5,18,000	25,382	5,180	30,562	p.468, p.470, p.471, p.473
09	Non-irrigated	District road	5,18,000	128	1	5,18,000	25,382	5,180	30,562	p.468
10	Non-irrigated	Highway	5,18,000	128	2	5,18,000	25,382	5,180	30,562	p.467
11	Non-irrigated	General	5,05,860	125	18	5,05,860	24,787	5,059	29,846	p.469, p.470
12	Non-irrigated	General	4,97,770	123	96	4,97,770	24,391	4,978	29,368	p.470, p.471, p.473, p.474
13	Non-irrigated	District road	4,97,770	123	3	4,97,770	24,391	4,978	29,368	p.468
14	Non-irrigated	General	4,85,630	120	1	4,85,630	23,796	4,856	28,652	p.470
15	Non-irrigated	General	4,77,530	118	100	4,77,530	23,399	4,775	28,174	p.470, p.471, p.472, p.473, p.474
16	Non-irrigated	General	4,57,300	113	68	4,57,300	22,408	4,573	26,981	p.470, p.471, p.473
17	Non-irrigated	District road	4,57,300	113	16	4,57,300	22,408	4,573	26,981	p.467, p.468
18	Non-irrigated	Highway	4,57,300	113	16	4,57,300	22,408	4,573	26,981	p.467
19	Non-irrigated	General	4,45,160	110	6	4,45,160	21,813	4,452	26,264	p.471
20	Non-irrigated	General	4,37,070	108	42	4,37,070	21,416	4,371	25,787	p.469, p.473
21	Non-irrigated	District road	4,37,070	108	8	4,37,070	21,416	4,371	25,787	p.468
22	Non-irrigated	Highway	4,37,070	108	29	4,37,070	21,416	4,371	25,787	p.467
23	Non-irrigated	General	4,24,930	105	15	4,24,930	20,822	4,249	25,071	p.471, p.472
24	Non-irrigated	General	4,16,830	103	359	4,16,830	20,425	4,168	24,593	p.469, p.470, p.471, p.473
25	Non-irrigated	District road	4,16,830	103	1	4,16,830	20,425	4,168	24,593	p.468
26	Non-irrigated	General	4,04,690	100	73	4,04,690	19,830	4,047	23,877	p.469, p.472, p.473
27	Non-irrigated	General	3,96,600	98	348	3,96,600	19,433	3,966	23,399	p.471, p.472, p.473
28	Non-irrigated	General	3,76,360	93	102	3,76,360	18,442	3,764	22,205	p.469, p.471, p.474
29	Non-irrigated	General	3,56,130	88	76	3,56,130	17,450	3,561	21,012	p.473, p.474
30	Non-irrigated	General	3,15,660	78	21	3,15,660	15,467	3,157	18,624	p.473

03Built-land and gamtal rates, cost on 1,000 sq m

Rates for land in Bhadiyad that is not farmland, with the charge worked out on a 1,000 sq m plot of each. Gamtal means the old built-up core of the village, the houses and lanes rather than the fields, and it carries its own rate.

Source: AHMEDABAD-NA.pdf page 236, printed as BHADIYAD under taluka DHANDHUKA. Rate in force from 18 April 2011. Road situation is abbreviated in this table. The rate book prints the three classes as General, On District Main / Other District Road, and On National / State Highway, shown here as General, District road and Highway.
Band	Land class	Road zone	Jantri Rs./sq m	Valuation base Rs.	Stamp duty 4.9% Rs.	Registration 1% Rs.	Total Rs.	ASR source
01	Gamtal Residential	not stated	270	2,70,000	13,230	2,700	15,930	p.236
02	Gamtal Commercial	not stated	520	5,20,000	25,480	5,200	30,680	p.236

The non-agricultural rate table on this village's page is blank in the source. Only the gamtal, that is village site, rates are printed. No non-agricultural rate is available for Bhadiyad and none was inferred from a neighbour.

04The village as the register holds it

Gazette spelling, 2009

Bhadiyad

DSIRDA map spelling

Bhadiyad

Census 2011 spelling

Bhadiyad

Census 2011 village code

511926

Taluka at notification

Dhandhuka

Schedule serial number

Survey numbers in the Schedule

1,908

Area in the Schedule

49.7331 sq km

Town planning schemes

Draft TPS No. 1

Activation Area

Not a part village of the Activation Area

Source: The Gujarat Government Gazette, Vol. L No. 23, 4 June 2009, Part IV-B, printed pages 40 and 41, Industries and Mines Department notification GHU-14/SIR/112009/253/(1)/I dated 22 May 2009. Data class OFFICIAL. Census codes are 2011 codes and are not current Local Government Directory codes.

05What cannot be worked out for this village

The figure at the top of this page is not the whole cost of owning land here. Four further charges fall on a purchase and the government has never printed an amount for any of them, so they cannot honestly be added.

Mutation, the ferfar entry in the Record of Rights after purchase. Sections 135C and 135D of the Gujarat Land Revenue Code 1879 set the procedure and the three month and thirty day periods, and prescribe no fee. No official fee published.
Non-agricultural conversion under section 65. The 2008 resolution fixes the procedure and a Rs. 3 court fee stamp on the form. The conversion tax, the non-agricultural assessment and the land measurement fee carry no amount. No official fee published.
Premium on new tenure land under section 43 of the Tenancy Act. Fixed case by case by the Collector. No rate published.
Property tax inside the SIR. Section 29 of the Gujarat Special Investment Region Act 2009 makes the region a deemed industrial township and lets the development authority act as the taxing authority. No rate, formula, due date or payment portal was found on any government source. No official fee published.

The full charge register lists all thirty five steps with the gap marked on each one, and what is not public explains why these gaps exist.

Standing caveat

These figures are illustrative. They are computed on the ASR 2011 valuation base, which is the edition of the Annual Statement of Rates available as a published rate book, and on a declared parcel size. They are not a quotation and they are not the amount a Sub-Registrar will demand. Actual liability must be confirmed at the Sub-Registrar office having jurisdiction over the property.

Where to confirm

The jantri rate for a specific survey number is looked up on the Garvi portal under Jantry rate and Market value. Where the rate for a survey number is not shown, the department directs the citizen to the office of the Deputy Collector, Stamp Duty Valuation Organisation for the district.

For a promulgated, that is re-surveyed, village the department computes duty on the jantri rate of the survey number as it stood in the year the jantri was framed, not on the new survey number.

The words on this page, in plain English

Jantri: The government's own price list for land. It is printed village by village and it sets the value the tax is charged on, whatever price the buyer and seller agree between themselves.
Survey number: The number the revenue record uses to identify one piece of land, the way a house has a street number.
Rate band: One printed line in the jantri: a class of land, a road situation and one rate. A village usually has several, and which one applies depends on where the plot sits.
Principal band: The band the rate book applies to more survey numbers than any other in that village. It is the most representative rate, not an average and not a market price.
Gamtal: The old built-up core of a village, the houses and lanes rather than the fields around them. It carries its own rate in the jantri.