Farmland India
Aerial view of agricultural land and farm fields near Botad, Gujarat

District guide

Buying Land in Botad

A young cotton district of four talukas in central Saurashtra: farmer-status and tenure checks, mostly rainfed land, a Vande Bharat reroute, a Dholera expressway extension without a route and no sourced price series.

  • 2,564 sq km

    Area (district portal)

  • 6.52 lakh

    Population (Census 2011)

  • 4

    Talukas

  • 167,134 ha

    Cotton area (ICAR-CRIDA)

*Indicative range across districts and land types. Stamp duty, registration and conversion charges are additional. Local measurement units vary — every listing states the unit it is priced in. Not a valuation or an offer.

District land record — Botad

Rev. 2026 · Farmland India desk

State

Gujarat

Sub-divisions

4 talukas: Botad, Gadhada, Barvala and Ranpur, with Botad city as headquarters (Botad district portal, October 2026)

Key markets

Botad city · Gadhada · Barvala · Ranpur · Salangpur

Demand anchors

Cotton belt in central Saurashtra · pilgrimage centres at Gadhada and Salangpur · Sabarmati–Veraval Vande Bharat rerouted via Botad from 17 August 2026 · Ahmedabad–Dholera Expressway and its announced Bhavnagar extension nearby

Rail

Botad is a stop on the Sabarmati–Veraval Vande Bharat Express on its revised route from 17 August 2026 (DeshGujarat, July 2026)

Size and population

2,564 sq km · about 6.52 lakh people at Census 2011 (Botad district portal, October 2026)

Pricing unit

₹/vigha or ₹/guntha for farmland (local usage varies) · ₹/sq yd for plots

Local units

Guntha = 1,089 sq ft · 40 gunthas = 1 acre · Vigha varies by region, no official conversion found

Land records portal

anyror.gujarat.gov.in for the 7/12 extract (not opened for this page; check records there)

District overview

Botad — a young cotton district on the Vande Bharat route and the Dholera side

Botad is one of Gujarat's newer districts, created on 15 August 2013 from the south-western part of Ahmedabad district and the north-western part of Bhavnagar district (Botad district court site). The district portal lists four talukas (Botad, Gadhada, Barvala, Ranpur), 2,564 sq km and about 6.52 lakh people at the 2011 Census (Botad district portal, October 2026). It borders Bhavnagar, Surendranagar, Amreli, Ahmedabad and Rajkot (NRI Gujarat portal), and the Sukhbhadar, Kalubhar, Ghelo, Utavali and Goma are its main rivers.

We publish no per-vigha or per-acre price band for Botad. No sourced asking-price series exists in our research and no village jantri schedule was obtained. The one statewide reference is that jantri rates doubled from 15 April 2023 (DeshGujarat, February 2023). Jantri is a registration floor, not a market price.

Botad is cotton land first. The ICAR-CRIDA district plan lists medium black soil and 167,134 ha of cotton, more than all other crops together (ICAR-CRIDA Botad plan). Pilgrimage towns at Gadhada and Salangpur add a visitor economy (NRI Gujarat portal). Road news is regional: the Ahmedabad–Dholera Expressway is in public testing and its extension to Bhavnagar has been announced, with no alignment published.

  • Botad
  • Gadhada
  • Barvala
  • Ranpur
  • Salangpur
  • Cotton belt
Locator map of Botad district in Gujarat

Transaction costs

Stamp duty & registration in Botad

4.9%

Stamp duty on a conveyance deed

as stated in the 2017-18 audit report; current rate to confirm

Not found

Registration fee on a land sale deed

no sourced rate

2x

Jantri rates from 15 April 2023

as reported statewide; no Botad schedule seen

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 (CAG Report 3 of 2019, chapter 4). A 2025 amendment Bill to the Gujarat Stamp Act shows no change to the land conveyance rate in its summary, but we have not seen the enacted schedule (Gujarat Bill 10 of 2025, PRS). We found no registration fee rate for land deeds and do not quote one. Registration runs on the gARVI 2.0 system in 294 Sub-Registrar offices statewide (Inspector General of Registration summary; CMO Gujarat, January 2023), and the gARVI portal is where fees are paid, though we could not open it. A 2026 amendment to section 135-D of the Land Revenue Code is reported to allow same-day mutation for undisputed registered sales (DeshGujarat, April 2026); assent to the September 2026 Bill is not confirmed. Ask the Sub-Registrar for the current duty and fee on your parcel, and for the jantri applied to the village.

Know the belt

What is moving prices in Botad

One statewide reference and a set of local signals about use, not price. No listing-site prices are used.

Jantri: statewide doubling

Rates doubled from 15 April 2023, as reported

DeshGujarat reported in February 2023 that jantri rates would double from 15 April 2023, the first revision in about 12 years (DeshGujarat, February 2023). A revised draft for agricultural land was still pending in November 2024 (The Secretariat, November 2024). We have no Botad village schedule.

Check: the jantri for the village and survey number on the sale-deed date.

Cotton belt

Cotton on 167,134 ha, about 63% of it rainfed

The ICAR-CRIDA plan lists 167,134 ha of cotton, of which 61,590 ha irrigated and 105,544 ha rainfed, against 17,020 ha of wheat and 6,123 ha of sesame (ICAR-CRIDA Botad plan). The plan's figures are labelled only "latest", so the year is unknown. A rainfed cotton farm has weaker income than the acreage suggests.

Check: the water source recorded for the survey number, not the seller's description.

Rail change at Botad

Vande Bharat rerouted via Botad from 17 August 2026

DeshGujarat reported that the Sabarmati–Veraval Vande Bharat Express would run via Gandhigram, Dholka, Dhandhuka, Botad, Dhola, Dhasa and Junagadh from 17 August 2026, under a Railway Board letter of 8 June 2026 (DeshGujarat, July 2026). The report gives no reason and no land-price effect.

Check: whether the train is running on the revised route before treating it as a driver.

Asking prices

No sourced price series

Listing-site asking prices for Botad could not be traced to registered deals, so none are shown. A seller's ask and the jantri can sit far apart.

Check: registered sale deeds in the same village before negotiating.

Units: guntha, acre, vigha

Gujarat land is sold by the guntha (1,089 sq ft), the acre (40 gunthas) and the vigha. The vigha varies by region and we found no official conversion, so ask the seller for the area in gunthas or sq m as written in the 7/12 and convert from that. Fragmentation rules are set in gunthas: the reported rural standard area is 10 gunthas.

Connectivity

How Botad connects — road, rail and air

No official drive times were found, so none are given. Journey times vary with traffic and road works.

By road

Ahmedabad–Dholera Expressway109.019 km, public testing Feb 2026
Extension to BhavnagarWork due within 3 months of Jul 2026; alignment not stated
Projected Ahmedabad–Bhavnagar trip~4 h to ~2 h (Swarajya, Jul 2026)

By air

Dholera airportAbout 80% built, Jul 2026; opening not confirmed
Airport in BotadNone found in the sources read

By rail

Botad stationOn the revised Sabarmati–Veraval Vande Bharat route
Revised route start17 Aug 2026; running to confirm
Journey time6 h 50 min Sabarmati–Veraval (timings unchanged)

The practical question is the last leg from the highway to the parcel; ask for the access road in the 7/12 or a registered easement. Full Gujarat rules for buyers from outside the state: Gujarat agricultural land rules.

Growth catalysts

Upcoming infrastructure & developments

Status labels reflect sources read in October 2026. Government-announced timelines are not guaranteed; items marked confirm have a single or an older source.

01Open or inaugurated

04In progress or pending

Rerouted via Botad from 17 Aug 2026 · running to confirm Sabarmati–Veraval Vande Bharat via Botad
Open for public testing · Feb 2026 Ahmedabad–Dholera Expressway
Announced · work due within 3 months of Jul 2026 Expressway extension to Bhavnagar
About 80% built · Jul 2026 · opening unconfirmed Dholera international airport
Statewide works ongoing · Botad coverage not sourced Narmada canal network
Rerouted via Botad from 17 Aug 2026 · running to confirm

Sabarmati–Veraval Vande Bharat via Botad

DeshGujarat reported on 24 July 2026 that train 26901/26902 would run via Gandhigram, Dholka, Dhandhuka, Botad, Dhola, Dhasa and Junagadh from 17 August 2026, instead of Viramgam, Surendranagar, Rajkot and Jetalsar, running every day except Thursday (DeshGujarat, July 2026). The revised alignment was approved in a Railway Board letter of 8 June 2026, and the journey stays 6 hours 50 minutes. The report gives no reason. We have not confirmed that it is running on the new route, so treat it as scheduled.

Source: DeshGujarat, 24 Jul 2026

Trains

26901 / 26902

Start

17 Aug 2026

Journey

6 h 50 min

Days

All but Thursday

Land markets in the blast radius

  • Botad
  • Dhandhuka side
Open for public testing · Feb 2026

Ahmedabad–Dholera Expressway

A 109.019 km expressway costing Rs 5,800 crore opened for public testing in February 2026, cutting the Ahmedabad–Dholera trip to about 45 minutes (Swarajya, February 2026). Botad borders Ahmedabad district, but no source reviewed ties the expressway to a Botad junction, so the effect on Botad land is inference. The report is trade press; confirm current status with NHAI.

Source: Swarajya, 27 Feb 2026

Length

109.019 km

Cost

Rs 5,800 crore

Status

Public testing

Travel time

~45 minutes

Land markets in the blast radius

  • Ranpur
  • Barvala
Announced · work due within 3 months of Jul 2026

Expressway extension to Bhavnagar

Union minister Nitin Gadkari said in July 2026 that work on extending the Ahmedabad–Dholera Expressway to Bhavnagar would begin within three months (DeshGujarat, July 2026). Swarajya put the projected Ahmedabad–Bhavnagar trip at nearly two hours, down from about four (Swarajya, July 2026). Neither report names the route, length or cost, and neither mentions Botad. Whether the alignment touches Botad district is unknown; confirm with NHAI before pricing land on it.

Source: DeshGujarat, 10 Jul 2026; Swarajya, 11 Jul 2026

Corridor

Ahmedabad–Dholera → Bhavnagar

Length

Not stated

Botad link

Not stated

Status

Announced

Land markets in the blast radius

  • Botad
  • Barvala
About 80% built · Jul 2026 · opening unconfirmed

Dholera international airport

All India Radio reported on 14 July 2026 that Dholera international airport was about 80% built and would be operational within three months, according to the Union civil aviation minister (AIR News, July 2026). The opening was not confirmed in anything we read. The airport is in the Dholera area, not in Botad; it is listed here because it is the nearest large aviation project to the district.

Source: AIR News, July 2026

Progress

~80% (14 Jul 2026)

Target

Within 3 months

Opening

Not confirmed

Location

Dholera

Land markets in the blast radius

  • Ranpur
Statewide works ongoing · Botad coverage not sourced

Narmada canal network

DeshGujarat reported on 8 March 2025 that 63,908 of 69,830 km of the Narmada canal network were complete as at 31 January 2025, with the main canal done at 458.32 km (DeshGujarat, March 2025). The Ministry of Jal Shakti report on the Saurashtra link scheme lists several districts but did not name Botad in the text we read (SAUNI report, Ministry of Jal Shakti), so we cannot say which Botad villages receive canal water. The ICAR-CRIDA plan shows canals as a small share of irrigation, with a figure that looks mis-keyed.

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

Network done

63,908 of 69,830 km

Main canal

458.32 km

As at

31 Jan 2025

Botad share

Not sourced

Land markets in the blast radius

  • Botad
  • Gadhada

Agriculture & terrain

Soil, crops & water in Botad

A medium-black-soil cotton district where more than half the sown land is rainfed and the plan records no seawater intrusion.

🌾 Cotton and rabi land (Botad, Barvala, Ranpur)

The ICAR-CRIDA district plan (figures labelled "latest", production averaged over 2004 to 2008) gives medium black soil, a net sown area of 198,497 ha, a gross cropped area of 213,397 ha and a cropping intensity of 106.5%. Cotton covers 167,134 ha, wheat 17,020 ha, sorghum 12,200 ha and sesame 6,123 ha, with spices on 5,181 ha and vegetables on 3,081 ha (ICAR-CRIDA Botad plan). The plan's canal-area entry is larger than the cultivable area and is evidently a data error, so we do not quote it.

  • Cotton
  • Wheat
  • Sorghum
  • Sesame
  • Spices

🛕 Pilgrimage towns (Gadhada, Salangpur)

The NRI Gujarat portal lists Gadhada as a prominent Swaminarayan centre, Salangpur's Hanumanji temple and the Bhimnath Mahadev temple at Polarpur as places of interest (NRI Gujarat portal). Temple-town demand shapes plot and small-parcel land near the towns, but we have no sourced price for it. Zoning and NA status decide what can be built.

  • Gadhada
  • Salangpur
  • Polarpur

🌊 Rivers and monsoon flooding

The district portal names the Sukhbhadar in the north (Ranpur), the Kalubhar in the south (Gadhada) and the Ghelo, Utavali and Goma (Botad district portal). The NRI portal says the Bhimnath Mahadev temple floods during the monsoon (NRI Gujarat portal). Ask the seller for flood history on any parcel near a river or nala.

  • Sukhbhadar
  • Kalubhar
  • Ghelo

💧 Water & rainfall

Normal rainfall is 655.9 mm with 29.4 rainy days in the ICAR-CRIDA plan, which gives gross irrigated area of 90,278 ha against 138,060 ha rainfed, and 29,637 ha irrigated from reservoirs (ICAR-CRIDA Botad plan). The plan states that seawater intrusion does not occur in the district. The CGWB Bhavnagar profile, which predates the 2013 split, gives stage of groundwater development of 65.71% for Botad taluka and 69.13% for Gadhada, both safe, in 2011; it does not list Barvala or Ranpur (CGWB Bhavnagar profile, 2013). The 2024 statewide CGWB report has no district-wise stage (CGWB, December 2024). Check borewell yield and permission for any parcel.

📐 Measurement units

Gujarat land units: guntha = 1,089 sq ft; 40 gunthas = 1 acre; the vigha varies by region with no official conversion found. Convert every quote to gunthas or acres before comparing two offers. Rainfed cotton income is modest next to land values near the towns, so price a parcel on location, water source and permitted use, not on yield. We have no sourced mandi price series for Botad.

At a glance

Botad vs. its neighbours

District / beltPrice band* (per acre)Evidence
BotadNo sourced price seriesJantri doubled statewide from 15 Apr 2023 (reported); no village schedule seen
BhavnagarNo sourced price seriesNo figure used on this page; Botad was cut partly from Bhavnagar in 2013
SurendranagarNo sourced price seriesNo figure used on this page
RajkotNo sourced price seriesNo figure used on this page
AhmedabadNo sourced price seriesNo figure used on this page; Dholera corridor news is listed above

*Jantri is a registration floor, not a market price. See the Bhavnagar page for the coastal district Botad was partly carved from, the Surendranagar page for the northern neighbour and the Ahmedabad page for the Dholera side.

Farmhouse plot with boundary stones near Botad, Gujarat

District report — Botad

Farmland India view

Why investors look at Botad

Five reasoned points, with an honest note that the price evidence is thin and the regional road projects are still pending.

A new district with a rail change

Botad became a district in 2013, and from 17 August 2026 the Sabarmati–Veraval Vande Bharat is scheduled to call there. A faster rail link helps visitors and commuters; it is not a price series.

Near the Dholera corridor

The Ahmedabad–Dholera Expressway is in public testing and Dholera airport was about 80% built in July 2026. Neither is in Botad, and no source ties them to a Botad junction, so this is proximity, not proof.

An extension with no route

The Bhavnagar extension was announced for July 2026 with work due within three months, but no alignment is published. Do not pay for a corridor that is not drawn.

Cotton land with mixed water

Cotton covers 167,134 ha and most of it is rainfed, so water access separates good parcels from weak ones. A borewell test and the irrigation entry matter more than the acreage.

A market that rewards paperwork

Farmer status, tenure, NA permission and the fragmentation limit all attach to the parcel. A buyer who documents each is better placed than one relying on a broker summary.

Confirm farmer status, tenure, NA and water questions directly; these are not certified by Farmland India’s review.

STRAIGHT TALK

Risks & challenges in Botad

Read these before shortlisting in Botad specifically.

Farmer-status rule

Section 63 bars transfer to a non-agriculturist without permission, and the 2024 circulars check farmer status back to 1995. Ask for the 7/12 history and the Collector's permission where the seller bought as a farmer.

New-tenure land

Section 43 restricts transfer of new-tenure land and a premium is payable. Read the tenure remark in the 7/12 before paying a deposit.

Rainfed cotton

Most cotton in the CRIDA plan is rainfed, so income depends on the monsoon. Check the recorded water source and test the borewell.

Fragmentation

Plots below the standard area attracted a 10% of jantri penalty before the September 2026 amendment; the Act text and deadlines were not seen. Ask whether the parcel was split from a larger survey number.

Disturbed Areas Act

Where an area is notified, a transfer needs the Collector's sanction. We hold no list for Botad; ask the Collector or Sub-Registrar about the survey number.

Announced is not delivered

The Bhavnagar expressway extension has no alignment, Dholera airport had no confirmed opening, and the Vande Bharat reroute has not been confirmed as running. Price on today's fundamentals.

No sourced price series

We use no listing-site prices for Botad and no village jantri was obtained. Collect registered comparables before negotiating.

Who to contact

Local revenue, planning & registration offices

Mutation and revenue-record matters go through the Mamlatdar of the relevant taluka (Botad, Gadhada, Barvala or Ranpur), as the Botad district portal lists them, with appeals and non-agricultural permission going to the Prant (Deputy Collector) and the District Collector. The Tenancy Act permission and premium process is run by the Collector's office, as the Surat Collectorate tenancy page describes for its own district. Sale-deed registration is handled by the local Sub-Registrar through gARVI. Town planning schemes and urban development authority areas fall under the Gujarat Town Planning and Urban Development Act, 1976 (not opened for this page). Records are on AnyROR and fees on gARVI; we could not open either, so check them directly. We do not list officials or phone numbers.

COMMON QUESTIONS

Frequently asked questions

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

Visit full wiki

01 of 04

What does agricultural land cost in Botad?

We publish no per-vigha or per-acre band for Botad because listing-site asking prices could not be traced to registered deals and no village jantri schedule was obtained. The one official reference is that jantri rates doubled from 15 April 2023 (DeshGujarat, February 2023). Jantri is a registration floor, not a market price.

Transparency

Sources and references

Law and courts

Government

News

Further reading

Data-currency note: the ICAR-CRIDA plan labels its crop areas only as latest and its production averages 2004 to 2008; the CGWB profile describes the pre-2013 district and uses 2011 data; the district portal figures were read in October 2026; infrastructure statuses were read in October 2026 and change quickly; jantri is a statewide report with no Botad schedule. Pages marked "not opened" are named only as places to check. This is a general guide, not legal advice. Report inaccuracies to wiki@farmlandindia.com.

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