The 50 Villages Beside Dholera SIR, Ranked by Their Highest Official Land Rate

This page tells you the highest official land rate the government recorded in each of the fifty villages that sit beside Dholera SIR without being inside it. It matters because these are the villages where land is most often sold as Dholera land when it legally is not.

What this ranking is

What jantri means. Jantri is the Gujarati name for the Annual Statement of Rates, the government's own table of what land is worth for the purpose of charging stamp duty. When you register a sale, the duty is calculated on the higher of what you actually paid and the jantri rate. It is a floor set by the state, not a valuation of your plot, and the edition here is the one that came into force on 18 April 2011.

It is still worth reading fifteen years later for one reason: it is the only rate for this land that a government ever published and made free to check. Everything else you will be quoted is a seller's number.

Why only these 50 villages. The development authority publishes a boundary list of 22 villages that are inside Dholera SIR. The 50 villages ranked here are the neighbours that are not on it. That negative fact is the most commercially useful thing on this site, because the single most documented mis selling pattern in this area is land outside the notified boundary being marketed as Dholera SIR land. The rates for the 22 inside villages are published by dholera-property.com and we do not restate them here.

What the rate book says

The top of this ranking is not random. Kotda and Vasana are also the two densest villages in the Census, and Kamiyala is one of the closest to Ahmedabad. The rate book was pricing settled, connected land higher than empty land fifteen years ago, and the ordering it produced still reads as sensible today.

The full ranking, all 50 villages

ASR-2011 is the stamp duty valuation floor set by the Superintendent of Stamps on 18 April 2011. It is not a market price, not an asking price and not a transaction price, and it is not the 2023 revision. Every row below carries the page of the rate book it was read from.

A maximum is one row of the rate book, usually the best situated survey numbers in the village. It is not what the village as a whole was valued at. The median column beside it is the fairer summary and has its own ranking.

How to use this without being misled

The number you want from this page is a ratio, not a rupee figure. If two villages were priced eight to one apart by the state in 2011, and a seller quotes you the same price per square yard in both today, ask what changed. Sometimes the honest answer is the expressway. Sometimes there is no answer.

Then do the check that actually protects you: confirm whether the village is on the 22 village boundary list at all. Every village on this page is not.