The 50 Villages Beside Dholera SIR, Ranked by the Widest Gap Inside One Village

This page tells you how far apart the highest and lowest official rates are inside a single village, widest first. It matters because a wide gap means the village name tells you almost nothing about the value of a plot in it, and the survey number tells you everything.

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

A wide gap inside one village is not a quality judgement. The rate book sets rates by land situation and by survey number, so a village split by a highway will show a large gap and a village of uniform interior farmland will show a small one. What the gap tells you is how much the phrase land in this village is worth as information, which in the top few cases is almost nothing.

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 gap is driven by land situation and by survey number, never by any judgement of quality. The survey numbers behind every row are printed on each village record page.

How to use this without being misled

If you are being sold land in a village near the top of this list, the price should be justified by the survey number, not by the village name. Open that village's record on this site, find the survey number in the rate table, and see which band the state itself put it in. If the seller will not give you a survey number, that is your answer.