Farmland India
Aerial view of cotton and groundnut fields, a village pond and a highway on the Gujarat plains

State guide

Gujarat

Farmer-status rule, tenure and NA permission, the fragmentation limit, Disturbed Areas Act checks, groundwater and what is reported on jantri and stamp duty.

  • 34

    Districts

  • 196,244 sq km

    Area

  • 60.4 million

    Population (Census 2011)

  • 54.21%

    Groundwater extraction (2024)

State land record — Gujarat

Rev. 2026 · Farmland India desk

Regions (informal)

North Gujarat, Central Gujarat, South Gujarat, Saurashtra and Kutch; a common grouping, not an administrative division

Total districts

34 (Vav-Tharad, announced as the 34th on 1 January 2025, AIR News, January 2025)

State area

196,244 sq km (Forest Survey of India, 2019)

Groundwater extraction

54.21% of recharge, 2024 (CGWB, December 2024)

Land records

7/12 extract through the Revenue Department’s AnyROR portal (portal page not opened for this review)

Governing acts

Gujarat Tenancy and Agricultural Lands Act 1948 · Gujarat Land Revenue Code 1879 · Agricultural Lands Ceiling Act 1960 · Fragmentation Act 1947 · Disturbed Areas Act 1991

Stamp duty (conveyance)

4.9% (CAG audit, 2017-18); registration fee rate not found

Jantri (guideline value)

Doubled from 15 April 2023, as reported (DeshGujarat, February 2023)

State overview

Gujarat — from Kutch to the Narmada canal belt

Gujarat has 34 districts, the latest being Vav-Tharad, cut out of Banaskantha and announced on 1 January 2025 (AIR News, January 2025). The state covers 196,244 sq km and had about 60.44 million people at the 2011 Census (Forest Survey of India, 2019).

Water decides much of the farming map. Statewide, groundwater extraction is 54.21% of recharge, with 22 of 252 assessment units over-exploited (CGWB, December 2024). The Narmada main canal is complete at 458.32 km (DeshGujarat, March 2025), and the Saurashtra pipeline links carry Narmada water to 115 reservoirs (SAUNI report, Ministry of Jal Shakti). Gujarat grew 85.6% of India’s castor in 2020-21 (DESAGRI), and Kesar mango from Talala Gir carries a Geographical Indication tag (ThePrint, July 2024). We have no sourced cotton, groundnut or cumin series.

For land buyers the state splits two ways: the farmer-status test of section 63, which applies in every district, and the corridor markets around Ahmedabad and Gandhinagar, Dholera, Vadodara and Surat, where NA permission and the fragmentation limit decide what a parcel can be used for.

  • Western India
  • Ahmedabad
  • Dholera
  • GIFT City
  • Saurashtra
  • Narmada Canal
Locator map of Gujarat showing Ahmedabad, Surat, Vadodara, Rajkot, Gandhinagar and Bhuj

Market bands

Reported valuation reference points — Gujarat

There is no sourced price series for Gujarat land, so no price bands are shown. The table lists the valuation reference points we could source; jantri is the government guideline value, not a market price.

Item Scope Reported figure* Source
Jantri revisionStatewideRates doubled, effective 15 April 2023, after about 12 yearsDeshGujarat, February 2023
Draft revised jantriStatewideRelease date not fixed in November 2024; no later notification foundThe Secretariat, November 2024
Fragmentation penaltyRural land below the standard areaEarlier 10% of jantri value; waived for violations from 1948 to 31 March 2026DeshGujarat, September 2026
Validation of past salesLast sale to an agriculturist on or before 30 June 201510% of jantri value (section 63AB)Gujarat High Court, September 2018
Industrial resale premiumLand bought for industry, section 63AA100% to 25% of jantri value by holding period (Bill text)PRS Legislative Research

*Reported figures, not market prices. The Revenue Department and registration portals could not be opened for this review, so no district or village jantri schedule is shown; the registration summary lists guideline values as available online (Inspector General of Registration summary). Check the jantri for the survey number with the Sub-Registrar.

Transaction costs

Stamp duty & registration in Gujarat

4.9%

Stamp duty on a conveyance deed

as stated in the 2017-18 audit report

Not found

Registration fee on a land sale deed

no sourced rate

2x

Jantri rates from 15 April 2023

as reported; first revision in about 12 years

The Comptroller and Auditor General’s audit of the year ended 31 March 2018 says stamp duty on a conveyance deed is 4.9 per cent of the greater of consideration and market value, and that registration fees are levied on the consideration without giving a rate for conveyances (CAG Report 3 of 2019, chapter 4). A 2025 amendment Bill to the Gujarat Stamp Act changes penalties, company-merger conveyances and several other schedule items; its summary shows no change to the land conveyance rate, but we have not seen the enacted schedule (Gujarat Bill 10 of 2025, PRS Legislative Research). Registration runs on the gARVI 2.0 system in 294 Sub-Registrar offices (Inspector General of Registration summary; CMO Gujarat, January 2023), and the gARVI portal is where fees are paid, though we could not open it. Ask the Sub-Registrar for the current duty and fee on your parcel.

Connectivity

How Gujarat connects — road, rail, air and the corridor itself

No drive times are given here because we found no sourced figures; the notes show which road, rail or air project serves each place.

🚗 By road

Surat, BharuchServed by the expressway section above and the high-speed rail corridor
GandhinagarGIFT City sits here; no sourced road time
Saurashtra and KutchNo sourced road projects checked for this page

✈️ By air

AhmedabadMain existing gateway; no airport page opened
Other airportsNot checked for this page

🛣 The corridor itself

About 426 km of the 1,386 km Delhi–Mumbai Expressway runs through Gujarat, and the Vadodara–Navsari stretch was open on a trial basis in January 2026 (DeshGujarat, January 2026). See the route and land-impact analysis in our Delhi–Mumbai Expressway wiki guide.

Growth catalysts

Upcoming infrastructure & developments

Status as of October 2026, maintained by the Farmland India research desk. Government-announced timelines are not guaranteed.

03Corridors

Expressways & rail

07Catalysts

Under construction · Surat–Vapi target Aug 2027 Mumbai–Ahmedabad High-Speed Rail
Operational on trial · Vadodara–Navsari Delhi–Mumbai Expressway (Gujarat section)
Open for public testing · Feb 2026 Ahmedabad–Dholera Expressway
Under construction · ~80% in July 2026 Dholera International Airport
Under construction · first chip targeted Dec 2026 Dholera SIR and semiconductor plant
Operational · expanding GIFT City, Gandhinagar
Operational network · Phase III ongoing SAUNI links and the Narmada canal
Under construction · Surat–Vapi target Aug 2027

Mumbai–Ahmedabad High-Speed Rail

A 22 July 2026 Railway Ministry update, reported by Business Today, puts piers at 452 km of the 508 km corridor, girders at 356 km and all 1,389.5 hectares of land as acquired. In Gujarat the 97 km Surat–Vapi section is reported civil-complete with about 87% of the track bed laid, structures at Ahmedabad and Bharuch stations are finished, and Sabarmati and Vadodara are in progress. The government expects the first high-speed service on Surat–Vapi in August 2027; the ministry says a date for the full corridor can be set only as civil, track, electrical and signalling work advances (Business Today, August 2026).

Source: Business Today, 16 Aug 2026

Corridor

508 km

Land acquired

All 1,389.5 ha

Surat–Vapi target

Aug 2027

Land markets in the blast radius

  • Ahmedabad
  • Vadodara
  • Bharuch
  • Surat
Operational on trial · Vadodara–Navsari

Delhi–Mumbai Expressway (Gujarat section)

Packages 1 to 7, from Vadodara to Kharel near Navsari, were reported open on 12 January 2026, with packages 5 and 7 on a trial basis for light vehicles only and tolls not yet collected. About 426 km of the 1,386 km expressway passes through Gujarat. The report does not cover any section beyond Navsari, so we state no status for it (DeshGujarat, January 2026).

Source: DeshGujarat, 12 Jan 2026

Total length

1,386 km

In Gujarat

~426 km

Vadodara–Navsari

Trial basis

Land markets in the blast radius

  • Vadodara
  • Bharuch
  • Ankleshwar
  • Surat
  • Navsari
Open for public testing · Feb 2026

Ahmedabad–Dholera Expressway

The 109.019 km, ₹5,800 crore expressway was announced as open to the public on a testing basis in February 2026, while operational readiness is checked before full commissioning. It links Ahmedabad and Bhavnagar districts and gives access to Dholera Special Investment Region and the airport under construction (Swarajya, February 2026).

Source: Swarajya, 27 Feb 2026

Length

109 km

Cost

₹5,800 cr

Status

Testing

Land markets in the blast radius

  • Dholera
  • Ahmedabad district
  • Bhavnagar district
Under construction · ~80% in July 2026

Dholera International Airport

On 14 July 2026 the Union Civil Aviation Minister said the airport would be operational within three months, with about 80% of project work complete, the runway, taxiway and air traffic control buildings finished and the passenger terminal 75% built. Remaining terminal work and licences were targeted before flights begin (AIR News, July 2026). We did not find confirmation that operations have started.

Source: AIR News, 14 Jul 2026

Project work

~80%

Terminal

75%

Minister’s target

Within 3 months

Land markets in the blast radius

  • Dholera
  • Ahmedabad district
  • Bhavnagar district
Under construction · first chip targeted Dec 2026

Dholera SIR and semiconductor plant

Business Standard reported in June 2025 that a ₹91,000 crore semiconductor fabrication plant at Dholera is planned for a peak of 50,000 wafers a month, with the first chip expected by December 2026 according to the Union IT Minister at the March 2024 groundbreaking. Gujarat was building 1,500 serviced apartments for staff and supplier workers nearby, with 275 available at that date (Business Standard, June 2025). Dates are as stated then; we did not find a later update.

Source: Business Standard, 16 Jun 2025

Investment

₹91,000 cr

Peak capacity

50,000 wafers/month

First chip (stated)

Dec 2026

Land markets in the blast radius

  • Dholera
  • Ahmedabad district
  • Bhavnagar district
Operational · expanding

GIFT City, Gandhinagar

The Press Information Bureau (28 November 2025) describes GIFT City as covering nearly 1,000 acres in Gandhinagar, to be expanded beyond 3,300 acres, with more than 1,034 registered entities under the International Financial Services Centres Authority, which has been operational since April 2020 (PIB, November 2025). Land inside the area is held on the authority’s terms, not as open-market agricultural land.

Source: PIB, 28 Nov 2025

Current area

~1,000 acres

Planned

3,300+ acres

Registered entities

1,034+

Land markets in the blast radius

  • Gandhinagar
  • Ahmedabad
Operational network · Phase III ongoing

SAUNI links and the Narmada canal

The Saurashtra Narmada Avtaran Irrigation scheme moves surplus Narmada flood water to 115 reservoirs in 11 districts through four pipeline links of 1,371 km; Phase I began in April 2014, Phase II was implemented in 2017 and Phase III is ongoing, and Narmada water reached Bor Talav in Bhavnagar in 2021 (Ministry of Jal Shakti report). The 458.32 km Narmada main canal is complete, and 63,908 km of a revised 69,830 km canal network was built by 31 January 2025 (DeshGujarat, March 2025).

Source: Ministry of Jal Shakti SAUNI report; DeshGujarat, 8 Mar 2025

Reservoirs linked

115

Pipeline links

1,371 km

Main canal

458.32 km

Land markets in the blast radius

  • Saurashtra
  • Bhavnagar district
  • Kutch

Agriculture & terrain

Soil, crops & water across Gujarat

Crop belts and groundwater. Water figures are from the Central Ground Water Board assessment for 2024.

🌱 North Gujarat and Kutch (castor, water stress)

Gujarat grew 85.6% of India’s castor in 2020-21, and the five districts with the largest castor area were Banaskantha, Kutch, Patan, Mehsana and Surendranagar (DESAGRI). A September 2026 report on 2025 data names Mehsana, Banaskantha, Patan, Gandhinagar, Ahmedabad and Kutch as under serious groundwater stress, with the deepest level at 168.29 m at Deodar Panthak in Banaskantha (Gujarat Samachar, September 2026). We have no sourced cumin figures.

  • Castor
  • Groundwater Watch

🥭 Saurashtra and Kutch (mango, pipeline irrigation)

Kesar mango from Talala Gir carries a Geographical Indication tag and is also grown in Kutch; Gujarat has 177,514 hectares under mango out of 449,389 hectares of fruit and flower crops (ThePrint, July 2024). Saurashtra farms draw on the pipeline links that feed 115 reservoirs (Ministry of Jal Shakti report). We have no sourced soil, cotton or groundnut series.

  • Kesar Mango
  • SAUNI Command

🌾 Narmada canal belt (Central and South Gujarat)

The Narmada project is reported to irrigate about 17.92 lakh hectares in Gujarat and 2.46 lakh hectares in Rajasthan, and to supply drinking water to 10,453 villages and 190 towns in Gujarat (IANS via India Tribune, March 2026). We have no sourced crop, soil or yield figures for these districts.

  • Canal Command

🌾 Mandi price reference

Mandi prices for cotton, groundnut, castor and cumin are published on Agmarknet; we did not open the portal, so check the nearest APMC market there.

💧 Water & rainfall

No rainfall figure is given here because we did not open an IMD page. In the 2024 assessment, 22 of 252 units are over-exploited (8.73%), 10 critical, 24 semi-critical, 184 safe and 12 saline, and statewide extraction is 54.21% of an annual extractable recharge of 25.58 bcm (CGWB, December 2024). The state average hides local depletion, so check block status and borewell depth for a specific parcel.

📐 Measurement units

Gujarat revenue records use hectare, are and square metre, and gunthas. The September 2026 fragmentation amendment puts 10 gunthas at 1,012 sq m (DeshGujarat, September 2026), so 1 guntha is about 101 sq m or 1,089 sq ft, and 40 gunthas make an acre. The vigha varies by region, and we found no official conversion table; ask which vigha a listing uses and compare parcels in gunthas or hectares.

At a glance

Gujarat’s regions side by side

RegionPrice seriesWater and irrigationNote
North GujaratNo sourced seriesMehsana, Patan and Banaskantha named in a 2025 groundwater stress reportCastor belt; farmer-status test applies
SaurashtraNo sourced seriesPipeline links to 115 reservoirs (SAUNI)Kesar mango around Talala Gir
KutchNo sourced seriesNamed in the same stress report; Kutch Branch Canal planned worksAmong top five castor districts
Central and South GujaratNo sourced seriesNarmada main canal; Navsari, Valsad and Surat among the better-off groundwater areasExpressway and high-speed rail corridors

*No sourced price series exists for these regions. Sources: Gujarat Samachar, September 2026; Ministry of Jal Shakti SAUNI report; DESAGRI castor report; ThePrint, July 2024; DeshGujarat, March 2025.

Fenced farm plot with boundary stones, a neem tree and a cotton field in Gujarat

State report — Gujarat

Farmland India view

Why investors look at Gujarat

Five points this desk weighs for Gujarat, each tied to a source on this page.

Large corridors are funded and moving

High-speed rail land is fully acquired, and the Delhi–Mumbai Expressway is open from Vadodara to Navsari on trial (August 2026 and January 2026 reports).

Planned hubs at Gandhinagar and Dholera

GIFT City covers about 1,000 acres and is expanding; a ₹91,000 crore chip plant is planned at Dholera (PIB; Business Standard).

Canal and pipeline water

The Narmada main canal is complete at 458.32 km, and SAUNI links 115 reservoirs, though North Gujarat groundwater remains stressed.

Cleaner paper trail for sale entries

From April and September 2026, clean registered sales can be mutated the same day, and 7/12 extracts show every recorded holder.

Buyer rules may change, not yet

A proposal to let non-farmers buy farmland was under review in 2024; we found nothing enacted, so price land on today's section 63 rule.

Confirm farmer status, tenure and NA status directly — these are not certified by Farmland India's review.

STRAIGHT TALK

Risks & challenges in Gujarat

Read these before shortlisting. The risks found in the sources are mostly about who may buy, tenure and premium, notified areas and water.

Sale to a non-agriculturist is barred

Section 63 bars transfer of agricultural land to a non-agriculturist without permission (India Code), and the Act has a separate provision on land whose transfer is invalid. A seller’s farmer status needs checking against the 7/12 and the 6 April 1995 cut-off (SCC Online, September 2024). Ask a Gujarat revenue lawyer to review the chain of title.

New tenure and the NA premium

New tenure land carries restrictions and a premium, and the premium for NA use remains payable even after a move to old tenure (LiveLaw, April 2025). Press reports put the premium at roughly 35 to 40 per cent of land value (Gujarat Samachar, March 2024); budget for it and get the figure in writing.

Parcels below the standard area

The 2026 amendment sets 10 gunthas as the standard area for rural land and regularises earlier violations without penalty (DeshGujarat, September 2026). Parcels sold in smaller pieces still need their history checked, and we have not seen the Act text.

Notified areas under the Disturbed Areas Act

A transfer in a notified area without the Collector’s sanction is void under section 5 (PRS Legislative Research). The 2026 amendment moves to “specified areas” and adds Collector checks (DeshGujarat, July 2026). Ask the Collector whether the survey number is covered.

Tribal and acquired land

In July 2019 the Gujarat High Court ordered status quo on land acquisition near the Statue of Unity in Narmada district and barred eviction in six villages while a petition was heard (Scroll, July 2019). We did not find the final outcome; treat acquisition history and tribal-occupant status as checks on any parcel in such areas.

Groundwater stress in the north

Statewide extraction is 54.21%, but Mehsana, Banaskantha, Patan, Gandhinagar, Ahmedabad and Kutch are named for serious stress, with a deepest level of 168.29 m in Banaskantha (CGWB, December 2024; Gujarat Samachar, September 2026). Check borewell depth and block status.

Announced infrastructure is not delivered infrastructure

Dholera airport was described as about 80% built in July 2026, and the Railway Ministry says a full-corridor date for high-speed rail can be set only as work advances (AIR News, July 2026; Business Today, August 2026). Price a parcel on what is built today.

Who to contact

Local revenue & registration offices

NA permission under section 65 and permissions under the Tenancy Act go to the District Collector’s office, and the Surat Collectorate lists these services, including premium and new-to-old tenure conversion (Surat Collectorate). Mutation and 7/12 entries sit with the Talati and Mamlatdar. Sale deeds are registered by the Sub-Registrar on the gARVI system, and disputed valuations go to the Deputy Collector (Stamp Duty Valuation) (CAG Report 3 of 2019). Town planning questions go to the urban development authority under the Gujarat Town Planning and Urban Development Act, 1976. We could not open the Revenue Department, AnyROR or gARVI sites, so ask the local Mamlatdar for office addresses and fee schedules.

COMMON QUESTIONS

Frequently asked questions

Everything buyers, NRIs and investors ask before their first reviewed farmland purchase in Gujarat.

Visit full wiki

01 of 04

Who can buy agricultural land in Gujarat?

Section 63 of the Gujarat Tenancy and Agricultural Lands Act, 1948 is headed "Transfers to non-agriculturist barred", and the Act defines an agriculturist as a person who cultivates land personally (India Code). Farmer status is checked from revenue records back to 6 April 1995 under Revenue Department circulars of 13 September 2024 (SCC Online, September 2024). A state committee's proposal to let non-farmers buy was under review in November 2024, and we found nothing enacted by October 2026.

Transparency

Sources and references

Law and courts

Government

News

Further reading

Data-currency note: sources were read in October 2026. The Gujarat Revenue Department, AnyROR, gARVI and India Code pages could not be opened in this review, so the Gujarat Land Revenue Code, section 63 of the Tenancy Act, the Ceiling Act schedule and the Fragmentation Act amendment are read through section headings, PRS Legislative Research copies, legal commentary and press reports as labelled. Jantri, stamp duty and premium rates change often. General information, not legal advice. Report inaccuracies to wiki@farmlandindia.com.

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