Village record 04 / dhandhuka block

Transaction cost, Bhimtalav

Registering one acre of non-irrigated agricultural land in Bhimtalav costs Rs. 29,368 in statutory charges at the band the rate book applies to more of the village than any other. That is Rs. 24,391 of stamp duty at 4.9 per cent and Rs. 4,978 of registration fee at 1 per cent, on an ASR 2011 valuation base of Rs. 4,97,770. The arithmetic follows.

Village 04 of the Dhandhuka blockSIR notification 22 May 2009Valuation base ASR 2011Last verified: 4 August 2026

01The arithmetic

Total statutory charge, one acre, principal bandRs. 29,368Effective rate 5.9 per cent of the valuation base. The band is applied to 51 survey numbers across 3 printed rate rows, more than any other band in Bhimtalav.

Worked column, Bhimtalav, one acre, ASR 2011 source AHMEDABAD-AGRI.pdf p.479
	Line item	Input	Rate	Amount Rs.
01	Jantri rate, ASR 2011	Non-irrigated (Bin-Piyat) agricultural land		4,97,770
02	Road situation of the band	General		as printed
03	Parcel taken	1 acre, illustrative	x 1	4,97,770
04	Valuation base	4,97,770 x 1 acre	=	4,97,770
05	Stamp duty, Article 20(a)	on 4,97,770	4.9%	24,391
06	Registration fee, Article 20(a)	on 4,97,770	1%	4,978
	Total statutory charge at registration		=	29,368

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.

02Agricultural bands, cost on one acre

Every distinct agricultural jantri band printed for Bhimtalav in ASR 2011 Final, with the statutory charge computed on one acre. Source: AHMEDABAD-AGRI.pdf pages 479 to 480, 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	6,11,080	151	1	6,11,080	29,943	6,111	36,054	p.479
02	Non-irrigated	General	5,70,610	141	6	5,70,610	27,960	5,706	33,666	p.479
03	Non-irrigated	General	5,50,380	136	1	5,50,380	26,969	5,504	32,472	p.479
04	Non-irrigated	District road	5,50,380	136	7	5,50,380	26,969	5,504	32,472	p.479
05	Non-irrigated	General	5,38,240	133	1	5,38,240	26,374	5,382	31,756	p.480
06	Non-irrigated	General	5,30,140	131	1	5,30,140	25,977	5,301	31,278	p.479
07	Non-irrigated	District road	5,30,140	131	2	5,30,140	25,977	5,301	31,278	p.479
08	Non-irrigated	General	5,18,000	128	39	5,18,000	25,382	5,180	30,562	p.479, p.480
09	Non-irrigated	General	4,97,770	123	51	4,97,770	24,391	4,978	29,368	p.479
10	Non-irrigated	General	4,81,580	119	42	4,81,580	23,597	4,816	28,413	p.479
11	Non-irrigated	General	4,77,530	118	4	4,77,530	23,399	4,775	28,174	p.480
12	Non-irrigated	General	3,48,030	86	5	3,48,030	17,053	3,480	20,534	p.479
13	Non-irrigated	District road	3,48,030	86	1	3,48,030	17,053	3,480	20,534	p.479
14	Non-irrigated	General	3,15,660	78	3	3,15,660	15,467	3,157	18,624	p.479
15	Non-irrigated	District road	2,67,100	66	1	2,67,100	13,088	2,671	15,759	p.479

03Non-agricultural and gamtal bands, cost on 1,000 sq m

Every distinct non-agricultural and gamtal jantri band printed for Bhimtalav in ASR 2011 Final, with the statutory charge computed on a 1,000 sq m parcel. Source: AHMEDABAD-NA.pdf page 239, printed as BHIMTALAV 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	150	1,50,000	7,350	1,500	8,850	p.239
02	Gamtal Commercial	not stated	300	3,00,000	14,700	3,000	17,700	p.239

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 Bhimtalav and none was inferred from a neighbour.

04The village as the register holds it

Gazette spelling, 2009

Bhimtalav

DSIRDA map spelling

Bhimtalav

Census 2011 spelling

Bhimtalav

Census 2011 village code

511930

Taluka at notification

Dhandhuka

Schedule serial number

Survey numbers in the Schedule

223

Area in the Schedule

7.4042 sq km

Town planning schemes

Preliminary TP 2A

Activation Area

Part village of the 22.54 sq km 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 computed for this village

Four charges that fall on a transaction here have no published amount, so no total on this page is a complete cost of ownership.

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.