Village record 01 / barwala block

Transaction cost, Hebatpur

No farmland rate is published for Hebatpur, so the figures here start from the built-land side of the government price list. A 1,000 sq m plot at the village's highest published rate carries Rs. 15,930 in government charges.

That is Rs. 13,230 of stamp duty and Rs. 2,700 of registration fee on a government valuation of Rs. 2,70,000. The reason the farmland book skips this village is explained below, and it is a records problem rather than anything to do with the land itself.

Village 01 of the Barwala blockSIR notification 22 May 2009Valuation base ASR 2011Last verified: 4 August 2026

01The arithmetic

Total government charge, 1,000 sq mRs. 15,930That 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.

A 1,000 sq m plot is used here because the built-land book prices land by the square metre. Scale the answer up or down for a plot of a different size.

Worked column, Hebatpur, 1,000 sq m, ASR 2011 source AHMEDABAD-NA.pdf p.7
	Line item	Input	Rate	Amount Rs.
01	Jantri rate, ASR 2011	Non-agricultural land - Commercial		270
02	Zone of the band	General (Samanya)		as printed
03	Parcel taken	1,000 sq m, illustrative	x 1000	2,70,000
04	Valuation base	270 x 1,000 sq m	=	2,70,000
05	Stamp duty, Article 20(a)	on 2,70,000	4.9%	13,230
06	Registration fee, Article 20(a)	on 2,70,000	1%	2,700
	Total statutory charge at registration		=	15,930

02Built-land and gamtal rates, cost on 1,000 sq m

Rates for land in Hebatpur 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 7, printed as HEBATPUR(DEVPARA) under taluka BARWALA. 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	NA Residential	Highway	315	3,15,000	15,435	3,150	18,585	p.7
02	NA Residential	General	245	2,45,000	12,005	2,450	14,455	p.7
03	NA Residential	Highway	240	2,40,000	11,760	2,400	14,160	p.7
04	NA Residential	General	240	2,40,000	11,760	2,400	14,160	p.7
05	NA Residential	Highway	235	2,35,000	11,515	2,350	13,865	p.7
06	NA Residential	Highway	230	2,30,000	11,270	2,300	13,570	p.7
07	NA Residential	District road	225	2,25,000	11,025	2,250	13,275	p.7
08	NA Residential	District road	220	2,20,000	10,780	2,200	12,980	p.7
09	NA Residential	General	215	2,15,000	10,535	2,150	12,685	p.7
10	NA Residential	General	210	2,10,000	10,290	2,100	12,390	p.7
11	NA Residential	General	205	2,05,000	10,045	2,050	12,095	p.7
12	NA Commercial	Highway	385	3,85,000	18,865	3,850	22,715	p.7
13	NA Commercial	General	335	3,35,000	16,415	3,350	19,765	p.7
14	NA Commercial	General	325	3,25,000	15,925	3,250	19,175	p.7
15	NA Commercial	Highway	310	3,10,000	15,190	3,100	18,290	p.7
16	NA Commercial	Highway	305	3,05,000	14,945	3,050	17,995	p.7
17	NA Commercial	Highway	300	3,00,000	14,700	3,000	17,700	p.7
18	NA Commercial	District road	295	2,95,000	14,455	2,950	17,405	p.7
19	NA Commercial	District road	290	2,90,000	14,210	2,900	17,110	p.7
20	NA Commercial	District road	285	2,85,000	13,965	2,850	16,815	p.7
21	NA Commercial	General	270	2,70,000	13,230	2,700	15,930	p.7
22	NA Industrial	Highway	343	3,43,000	16,807	3,430	20,237	p.7
23	NA Industrial	General	303	3,03,000	14,847	3,030	17,877	p.7
24	NA Industrial	General	293	2,93,000	14,357	2,930	17,287	p.7
25	NA Industrial	Highway	288	2,88,000	14,112	2,880	16,992	p.7
26	NA Industrial	Highway	283	2,83,000	13,867	2,830	16,697	p.7
27	NA Industrial	Highway	278	2,78,000	13,622	2,780	16,402	p.7
28	NA Industrial	District road	273	2,73,000	13,377	2,730	16,107	p.7
29	NA Industrial	District road	268	2,68,000	13,132	2,680	15,812	p.7
30	NA Industrial	General	248	2,48,000	12,152	2,480	14,632	p.7
31	NA Industrial	General	243	2,43,000	11,907	2,430	14,337	p.7
32	NA Industrial	General	238	2,38,000	11,662	2,380	14,042	p.7
33	Gamtal Residential	not stated	345	3,45,000	16,905	3,450	20,355	p.7
34	Gamtal Commercial	not stated	405	4,05,000	19,845	4,050	23,895	p.7

03The village as the register holds it

Gazette spelling, 2009

Hebatpur

DSIRDA map spelling

Hebatpur

Census 2011 spelling

Hebatpur

Census 2011 village code

511872

Taluka at notification

Barwala

Schedule serial number

Survey numbers in the Schedule

1,086

Area in the Schedule

72.6594 sq km

Town planning schemes

none recorded in the available maps

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.

04What 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.