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

This page tells you the typical official land rate in each of the fifty villages beside Dholera SIR, using the middle value of every rate row the government printed for that village. It matters because one expensive roadside strip can make a whole village look dear, and the middle value strips that effect out.

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

Kotda has the highest single rate in the whole set and only the second highest typical rate. Kamiyala has a lower peak and a much higher middle. In plain terms, Kotda has one very valuable corner and Kamiyala is uniformly valuable. That distinction is invisible if you only read the top rate, and it is exactly the sort of thing a seller is quoting when they cite a village rate at you.

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.

The median is the middle of the rate rows the book prints for that village. Villages with few rows have a less meaningful median, so the rate row count is printed for every village.

How to use this without being misled

When somebody quotes a rate for a village, ask whether it is the top rate or the typical one. If they cannot tell you, they are reading a number off a page they have not understood. Then ask for the survey number, because the rate book prices land by survey number and our village records print every row.