Transaction cost, Dholera

01The arithmetic

Total government charge, one acreRs. 36,054That 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 114 survey numbers across 7 printed rows, more of Dholera 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.

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 Dholera, 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.

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

Rates for land in Dholera 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.

04The village as the register holds it

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.