Limits / and why they are limits
What is not public
Gujarat publishes ownership, tenure, mutation history and the government valuation of almost every survey number in the state, free and online. It does not publish transacted prices as a series. Registered sale particulars exist in Index-2 and are obtainable one document at a time behind identity checks. That single distinction shapes everything on this site.
49 declared gaps18 steps with no published feeNo bulk price route foundLast verified: 4 August 2026
01The one thing everybody asks for
Transacted prices. What the land next door actually sold for, last month, per square metre. That figure exists in the Gujarat record. Every registered sale is indexed in Index-2, which carries the parties, the property and the stated consideration, and Index-2 is available to the public through the Garvi portal.
It is available one document at a time. There is no bulk route, no dump, no search by village and date range that returns a set of prices.
02What is public, precisely
Gujarat publishes a great deal about land. Almost all of it concerns title and valuation rather than price.
| What | What it gives | Where | Cost or status |
|---|---|---|---|
| Record of Rights, the 7-12 and 8-A village forms | Ownership, area, tenure and crop entries for a survey number | AnyROR, Revenue Department | free to view |
| Mutation entries, village form 6 | The chain of entries and the 135-D notice on a survey number | AnyROR, Revenue Department | free to view |
| Jantri, the Annual Statement of Rates | The government valuation rate for a survey number | Garvi, Inspector General of Registration | free to view |
| Index-2 of a registered document | The particulars of one registered transaction, including its stated consideration | Garvi, per document | gated |
| Encumbrance certificate | Registered charges on one property over a stated period | Sub-Registrar office, or Garvi | Rs. 100 offline |
| Certified copy of a registered deed | The full text of one registered instrument | Sub-Registrar office, or Garvi | Rs. 603 for 20 pages |
| The SIR notification schedule | The twenty two villages, their survey number counts and their areas | Gujarat Government Gazette, 4 June 2009 | free |
| Bulk registered sale prices, any village, any period | What land actually changed hands for | no route found | not available |
The distinction matters. Ownership is transparent, tenure is transparent, the government valuation is transparent, and the amount money changed hands for is retail rather than wholesale: obtainable for a single property by a person with a reason to ask, not obtainable as a series.
03The fees the government has not published
Roughly half the procedure has no price on it. Not hidden, not withheld on request, simply never printed in the resolution, the rule or the service table that would carry it. 18 of the 35 steps in the register are in that position.
| Step | Record | Fee | Statutory basis |
|---|---|---|---|
| View Village Form 7 (VF-7 / 7-12) survey number details online | GJ-DD-01 | no official fee published | Record of Rights maintained under Chapter X-A, section 135B, Gujarat Land Revenue Code, 1879 |
| View Village Form 8-A (VF-8A) khata details online | GJ-DD-02 | no official fee published | Record of Rights maintained under Chapter X-A, section 135B, Gujarat Land Revenue Code, 1879 |
| View VF-6 mutation entries and the 135-D mutation notice online | GJ-DD-03 | no official fee published | Sections 135C and 135D, Gujarat Land Revenue Code, 1879 |
| Obtain a digitally signed Village Form (digitally signed RoR / 7-12 and 8-A) | GJ-DD-04 | no official fee published | Gujarat Land Revenue Code, 1879, Chapter X-A (Record of Rights) |
| Obtain a certified Encumbrance Certificate online | GJ-DD-07 | no official fee published | The Registration Act, 1908 |
| Check the Jantri (Annual Statement of Rates) and the approximate market value before agreeing a price | GJ-DD-10 | 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') |
| Confirm agriculturist status, or obtain permission to purchase agricultural land as a non-agriculturist (section 63) | GJ-PERM-01 | no official fee published | Section 63, The Gujarat Tenancy and Agricultural Lands Act, 1948 (Bombay Act No. LXVII of 1948) |
| Pay premium and convert new-tenure / restricted-tenure land to old tenure | GJ-PERM-03 | no official fee published | Section 43, The Gujarat Tenancy and Agricultural Lands Act, 1948 |
| Obtain section 73AA permission where the seller belongs to a Scheduled Tribe | GJ-PERM-04 | no official fee published | Section 73AA, Bombay / Gujarat Land Revenue Code, 1879 |
| Draft the sale deed with the particulars the Registration department requires | GJ-REG-01 | no official fee published | The Registration Act, 1908, sections 17 and 49 |
| Get the mutation (ferfar) entered and certified in the Record of Rights | GJ-POST-01 | no official fee published | Sections 135C and 135D, Gujarat Land Revenue Code, 1879 |
| Apply for a varsai (inheritance) entry in the Record of Rights | GJ-POST-02 | no official fee published | Sections 135C and 135D, Gujarat Land Revenue Code, 1879 (succession and inheritance are named grounds of acquisition in s.135C) |
| Apply for measurement / demarcation of the survey number, hissa or part | GJ-POST-03 | no official fee published | Gujarat Land Revenue Code, 1879 (survey provisions, Chapters VIII and IX) |
| Obtain a copy of the Property Card (city survey / urban property) | GJ-POST-04 | no official fee published | Chapter X, Gujarat Land Revenue Code, 1879 (lands within the sites of villages, towns and cities) |
| Obtain a Revenue Title and Legal Possessor certificate | GJ-POST-05 | no official fee published | no statutory basis recorded |
| Property tax inside Dholera SIR | SIR-TAX-01 | no official fee published | Section 29, The Gujarat Special Investment Region Act, 2009 (Gujarat Act No. 2 of 2009) |
| Apply to DSIRDA for development permission (Form C) | SIR-DEV-01 | no official fee published | Sections 8, 15 and 16, Gujarat Special Investment Region Act, 2009 |
| Route a new unit or economic activity through the Apex Authority single point of contact | SIR-DEV-03 | no official fee published | Section 18, Gujarat Special Investment Region Act, 2009 |
Three of these deserve naming. The premium for converting new tenure land to old tenure is fixed case by case by the Collector, and the Revenue Department's own subject page links only a bundle of circulars from 1947 to 2008 rather than a rate. The non-agricultural conversion tax appears nowhere in the resolution that governs the procedure. Property tax inside the region has no rate, no formula, no due date and no payment portal on any government source examined, which for a region planned around a city is the single most consequential blank in the whole table.
04The dates that exist but cannot be read
A later jantri revision than the 2011 edition exists. Its effective date is not printed anywhere on this site.
The reason is mechanical. The government resolution announcing it embeds its Gujarati text in a legacy non-Unicode font. Extracted as characters it comes out as sequences like ;FDFgI, which is what the Gujarati word for the general road situation becomes when a modern reader is pointed at a legacy encoding. Every Gujarati string in the underlying rate data was transcribed by rendering the page to an image at five to seven times scale and reading the glyphs, and the raw extraction was kept alongside so any transcription can be rechecked.
That method works for a label. It is not good enough for a date that decides which rate book is in force, so no revision date is asserted.
05The list that does not exist
There is no published enumeration of the villages of Dholera taluka.
Dholera taluka postdates the 2011 Census, which carries no Dholera sub-district under Ahmedabad district at all. The lease template in the development authority's own allotment policy uses Taluka: Dholera, so the unit plainly exists in current official use, and the national corridor development body describes the twenty two region villages as villages of Dholera taluka. Neither of those is an enumeration, and neither excludes the taluka containing further villages.
So this site works from the list that does exist: the twenty two revenue villages named in column 4 of the Schedule to the 2009 notification, published in the Gujarat Government Gazette of 4 June 2009. That list is legal, dated and countable. Its survey number column sums to exactly the printed total of 14,574. Its area column sums to 879.3379 sq km against a printed total of 879.3377, a difference of two ten thousandths of a square kilometre, which is an inconsistency in the gazette itself and is reproduced rather than corrected.
The region's current publicity says about 920 sq km. The 2009 notification says 879.3377. Both are printed here as published. Nothing reconciles them, so nothing here pretends to.
06Every declared gap, in full
The four datasets behind this site each declare their own gaps. They are reproduced here in full rather than summarised, because a limitation that only the compiler can see is not a limitation, it is a trap.
| Dataset | Declared gap |
|---|---|
| procedures | BLOG-SOURCE FLAG - NO record in this dataset rests on a blog. Three local artifacts that LOOK official are in fact blog pages from dholerasmartcityinfo.com and were deliberately excluded: lap.html (titled 'Dholera Land Allotment Policy'), fh.html... |
| procedures | Digitally signed RoR (7/12, 8-A) fee: NOT PUBLISHED. Neither anyror.gujarat.gov.in nor the Revenue Department IORA service table states an amount, and iora.gujarat.gov.in returned HTTP 503 (Retry-After 3600) on every attempt on 2026-08-04, so the in-portal... |
| procedures | Online Encumbrance Certificate fee: NOT PUBLISHED. The official ec_help.pdf says only that 'the required fee must be paid online' with no figure. The offline EC fee of Rs. 100 IS sourced (gARVI_FAQ.pdf p.4). Recorded as null for the online route. |
| procedures | Online Index-2 certified copy fee: NOT PUBLISHED as a number. gARVI_online_index2_help_file.pdf states the application fee, Index-2 fee and copy fee are auto-computed from the number of copies. Only the offline figures (Rs. 3 court fee + Rs. 20 copy fee +... |
| procedures | Encumbrance Certificate offline application FORM NUMBER: not stated in gARVI_FAQ.pdf. Recorded as null. |
| procedures | Section 63 permission (non-agriculturist buying agricultural land): NO FEE AND NO STATUTORY TIMELINE published on the Revenue Department iORA service table or in the Act text. Recorded as null. |
| procedures | Premium rate for converting new-tenure / impartible land to old tenure (section 43 Tenancy Act, section 65 route): NOT PUBLISHED as a rate. It is fixed case by case by the Collector. The Revenue Department subject page links only 'Government Circulars /... |
| procedures | NA permission: the CONVERSION TAX and NA ASSESSMENT amounts are not in Resolution NAP/1006/425/K dated 1-7-2008, which fixes only the procedure, the Rs. 3-00 court fee stamp on the application form, and the timelines. The land MEASUREMENT FEE is required... |
| procedures | Mutation (ferfar) and varsai fees: NOT PUBLISHED. Sections 135C and 135D of the Gujarat Land Revenue Code prescribe the procedure and the three-month / thirty-day periods but no fee; the Revenue Department IORA service table lists the services without... |
| procedures | Property tax inside Dholera SIR: NO RATE, ASSESSMENT FORMULA, DUE DATE OR PAYMENT PORTAL FOUND ON ANY GOVERNMENT SOURCE. Section 29 of the GSIR Act 2009 makes the SIR a deemed industrial township under article 243Q and lets DSIRDA act as the taxing... |
| procedures | DSIRDA development permission (Form C) fee and BU scrutiny fee: NOT PUBLISHED. Form No. C carries no fee clause and the BU checklist has a blank line for the scrutiny fee amount. The DSIRDA General Development Control Regulations (DP Report 2 / GDCR) at... |
| procedures | Apex Authority (GIDB) single-window proposal fee under section 18(2) of the GSIR Act 2009: left to Apex Authority regulations, which were not found published. Recorded as null. |
| procedures | Current Jantri (Annual Statement of Rates) EFFECTIVE DATE deliberately omitted. The local artifact jantri_gr.pdf embeds its Gujarati text, including its dates, in a legacy non-Unicode font that extracts as unusable characters, so no revision date could be... |
| procedures | Stamp duty rate composition: the official Garvi calculator help file states 4.9% for Article 20(a) conveyance but does NOT break it into basic duty plus surcharge, and states NO concession for women buyers. Neither the breakdown nor any women's concession... |
| procedures | Garvi stamp duty and registration fee help files carry NO publication or revision date. Their date field is recorded as 'downloaded from garvi.gujarat.gov.in on 2026-08-04' rather than a claimed effective date. |
| procedures | manual13.pdf, one of the named local inputs, contains only the words 'Manual 13 - Particulars of Recipients of Concessions, Permits or Authorities Granted By It - NIL'. It yielded no procedural data. |
| procedures | tenancy1948.pdf, another named local input, is not a PDF at all: it is a saved HTML error page titled 'India Code: Invalid URL or Argument(s).' The Gujarat Tenancy and Agricultural Lands Act, 1948 was instead read from gujact_19092023.pdf, which is the... |
| procedures | gARVI_FAQ.pdf carries no date of issue and names no circular number, so its fee figures (search, copy, Index-2, EC, private-residence registration) are recorded with the honest date qualifier 'undated departmental citizen charter'. They should be... |
| procedures | Registration department SLA / turnaround times for issuing a certified copy, Index-2, EC or a completed registration are NOT PUBLISHED in any source examined. All stated_timeline values for those steps are null; only the statutory presentation window (four... |
| procedures | GujRERA complaint disposal timeline: section 29 of the RERA Act contemplates disposal within sixty days, but the GujRERA FAQ item on 'Time prescribed for disposal of Complaint for compensation' was not legible as a number in the extracted text, so no... |
| jantri-agricultural | DHOLERA TALUKA IS NOT IN THIS DOCUMENT. ASR-2011 lists only 10 Ahmedabad talukas (Barwala, Bavla, Daskroi, Detroj-Rampura, Dhandhuka, Dholka, Mandal, Ranpur, Sanand, Viramgam). Dholera taluka was constituted after this rate book was issued, so no... |
| jantri-agricultural | No current-year jantri here. Every rate is the 18/04/2011 ASR and nothing in this file reflects the 2023 revision (jantri_gr.pdf / GR_13042023.pdf in _source-artifacts) or any later revision. Rates for present-day transactions are NOT in this dataset. |
| jantri-agricultural | Columns 4 (બિનખેડાણપાત્ર ખરાબા, non-cultivable waste) and 5 (ખનિજ તત્વોવાળી, mineral-bearing waste) are printed but blank for every row in DHANDHUKA taluka, so no record carries a waste-land rate. Verified this is real and not a parser failure: the same... |
| jantri-agricultural | Column 3 (પિયત, irrigated) is blank for all 4 pages of DHOLERA village and for most of the taluka: 2,356 of 2,764 records are non-irrigated, only 408 irrigated. Village DHOLERA has non-irrigated rates only. |
| jantri-agricultural | The 6th column, which carries the road-situation class (સામાન્ય / રાષ્ટ્રીય-રાજ્ય ધોરીમાર્ગ ઉપર / જીલ્લા મુખ્ય-અન્ય જીલ્લા માર્ગ ઉપર), has NO printed header in the document. The field name "land_situation" is our label for an unlabelled column, not the... |
| jantri-agricultural | Gujarati text in this PDF is encoded in a legacy non-Unicode font and extracts as mojibake (e.g. ";FDFgI"). Every Gujarati string in this file was transcribed by rendering the PDF region to an image at 5-7x and reading the glyphs, not by character mapping.... |
| jantri-agricultural | Village-to-taluka mapping for TODAY is not in this dataset. Which of these 69 Dhandhuka villages now fall inside Dholera taluka or the Dholera SIR notified area is not stated anywhere in this rate book, and was not inferred. Take it from a separate... |
| jantri-agricultural | Survey-number strings are verbatim, including the "-/" prefix which the document footnote defines as "* Other Survey numbers if any." (e.g. "-/15TO19."). They are not normalised into individual survey numbers. |
| jantri-agricultural | A separate village named DEV DHOLERA exists in BAVLA taluka (PDF pages 106-107). It is a different place, unrelated to Dholera/Dholera SIR, and is deliberately NOT in this dataset. Guard against name-collision when matching. |
| jantri-nonagricultural | The book contains NO taluka named DHOLERA. Dholera appears only as a VILLAGE (page 247) under taluka DHANDHUKA. Dholera taluka was carved out of Dhandhuka after this edition ('ASR- 2011 Final', in force from 2011-04-18), so no Dholera-taluka-level jantri... |
| jantri-nonagricultural | Rates are the 2011 ASR (jantri) values and nothing later. This document does NOT contain the 2023 revised jantri; any post-2011 revision must come from a different source. Do not present these as current market or current jantri rates. |
| jantri-nonagricultural | DSIR village 'Sodhi' (listed on dsirda_villages_map.pdf p1) has NO page anywhere in AHMEDABAD-NA.pdf. No rate emitted; do not substitute a neighbouring village. |
| jantri-nonagricultural | Scope is all of taluka DHANDHUKA plus any page elsewhere in the book whose village name matches the DSIRDA map. Two SIR villages sit under taluka BARWALA in this book: Sangasar (p22) and Hebatpur(Devpara) (p7). Their identity with the DSIR villages is by... |
| jantri-nonagricultural | Six village names matched the DSIRDA map by spelling variant rather than exactly: OTTARIYA=Otariya, BAVLIYARAI=Bavaliyari, AAMBALI=Ambali, SANDHIDHA=Sandhida, MAHEDEVPURA=Mahadevpura, HEBATPUR(DEVPARA)=Hebatpur. Each record carries... |
| jantri-nonagricultural | The 'mineral_bearing' (khanij tatvovali) column is printed on every page of the book but is EMPTY on every page in scope. Zero records emitted for that category: that is the document's own blank, not a parse failure. |
| jantri-nonagricultural | Village names, taluka names and all rate figures are Latin script / Arabic numerals and extract cleanly. The surrounding Gujarati uses a legacy non-Unicode font and extracts as mojibake, so the three road-zone labels were identified by rendering pages to... |
| jantri-nonagricultural | 43 of 81 pages in scope print a non-agricultural rate table that is entirely blank (gamtal rates only). Of those, these DSIR villages have NO non-agricultural rate at all: Bhadiyad (p236, taluka DHANDHUKA); Bhangadh (p238, taluka DHANDHUKA); Bhimtalav... |
| jantri-nonagricultural | Some villages occupy multiple pages (FEDARA x3, GANF x3, PIMPALI x5, SANDHIDHA x2 in Dhandhuka). The document gives no sub-village label to tell them apart, so source_page is the only discriminator. Records from different pages of the same village must not... |
| jantri-nonagricultural | A rate row applies to the listed survey_numbers only, not to the whole village. Rows whose survey_numbers is null in a road-zone band carry no rate in the source and are not emitted. |
| jantri-nonagricultural | No date-of-survey, no plot area, no ownership and no transaction data exist in this book; those fields are absent from the source and are not emitted. |
| villages-canonical | name_gujarati is null for all 22 villages. No source document available to this extraction carries Unicode Gujarati village names. The DSIRDA map, the 2009 gazette schedule, the TP scheme maps and the census sheet are all Latin-script only. The jantri PDFs... |
| villages-canonical | The Dholera taluka village list could not be established. Dholera taluka postdates the 2011 Census (which has no Dholera sub-district under Ahmadabad district 474), and no post-2015 government taluka village directory is present in the source set. NICDC... |
| villages-canonical | Part-village land shares are unknown. Every TP/DTPS scheme declares "PART VILLAGES", meaning only a portion of each village falls inside. No source gives the hectares or percentage of each village inside each scheme, so no village can be described as... |
| villages-canonical | Draft TP Schemes 2, 4, 5 and 6 have no village list. Only dtps1.pdf and dtps3.pdf are present in the source set; the DSIRDA site nav lists DTPS No.1 to No.6 and preliminary schemes 1A1, 1A2, 2B1, 2B2, 2B3, 3A, 3B, 4B1, 5A, 5B, 6A, none of which were... |
| villages-canonical | notif_dtps1.pdf does not name the DTPS-1 villages. The captured gazette page (323-1) ends mid-sentence at "Apex Authority (GIDB) hereby." and the schedule page is not in the file. The four DTPS-1 part villages come from the dtps1.pdf map legend instead. |
| villages-canonical | The 2009 notified SIR area (879.3377 sq km) and the current DSIRDA/NICDC figure ("about 920 sq. kms") differ by roughly 41 sq km. No source document explains the difference and no boundary-variation notification was available, so it is flagged, not reconciled. |
| villages-canonical | The gazette area column sums to 879.3379 against a printed total of 879.3377, i.e. the 22 rows exceed the printed total by 0.0002 sq km. The discrepancy is in the source document itself. Every cell was re-read at 340-700 dpi and no misreading was found;... |
| villages-canonical | Village-level population, area and amenity data from the census sheet were not extracted; this dataset carries only codes, names and the SIR schedule figures. |
| villages-canonical | Census codes are Census of India 2011 codes. Village codes are re-issued between censuses, so these must not be presented as current LGD (Local Government Directory) codes. No LGD codes were available. |
07What would close these
- Transacted prices. A published Index-2 extract by village and period, or an ungated bulk search on the registration portal. Neither exists.
- The current jantri. A Unicode text release of the current Annual Statement of Rates, or the revision resolution issued as machine readable text rather than a legacy font scan.
- The unpriced steps. Amounts printed in the Revenue Department service table, which already lists the services without them.
- Property tax in the region. A published rate and assessment formula from the development authority under section 29 of the 2009 Act.
- The taluka list. A post-2015 taluka village directory, or current Local Government Directory codes for the twenty two villages, which would also replace the 2011 census codes used here.
- The development permission fees. The development control regulations, which were not among the documents available and may carry a fee schedule.
If any of these is published, or already is and was missed, write to corrections@dholerasir.estate with the document. Corrections are published, not argued.