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District guide
Buying Land in Chhota Udaipur
A tribal hill district in eastern Gujarat: section 73AA sanction, forest and mining checks, a part-open rail link to Dhar, NH-56 four-laning and no sourced price series.
3,436 sq km
Area
10.72 lakh
Population (Census 2011)
6
Talukas (district portal)
48.05%
Groundwater extraction (2017)
*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 — Chhota Udaipur
Rev. 2026 · Farmland India desk
State
Gujarat
Sub-divisions
6 talukas: Chhotaudepur, Pavijetpur, Kawant, Naswadi, Sankheda and Bodeli; headquarters at Chhotaudepur (Chhota Udepur district portal, October 2026). A seventh taluka for the district was reported in September 2025 without a name (The Week, September 2025)
Key markets
Chhota Udepur town · Bodeli · Pavi Jetpur · Sankheda · Naswadi · Kavant
Demand anchors
Chhota Udepur-Dhar rail line part open from September 2026 · NH-56 four-laning in progress · dolomite, fluorite, granite and sand mining reported
Rail
Chhota Udepur-Dhar broad-gauge line (157 km planned); Jobat-Tanda section inaugurated 8 September 2026 (Indian Infrastructure, September 2026)
Size and population
3,436 sq km · 10,71,830 people, Census 2011 (CGWB aquifer plan, October 2022)
Pricing unit
₹/vigha or ₹/acre (farmland) · ₹/sq yd or ₹/sq m (plots)
Local units
Guntha ≈ 1,089 sq ft · 40 gunthas = 1 acre · vigha varies by region
Land records portal
AnyROR (Gujarat Revenue Department); the portal refused automated access, so check records there
Land law is state law. These rules are maintained on the Gujarat page and apply to every district within it.
Chhota Udaipur — land purchase legal rules
Agricultural land in Gujarat can generally be bought only by an agriculturist, and farmer status is checked before a sale entry is certified. The other main checks are tenure (old or new), NA permission, the fragmentation limit and whether the area is notified under the Disturbed Areas Act.
Who can buy agricultural land? Section 63 of the Gujarat Tenancy and Agricultural Lands Act, 1948 is headed “Transfers to non-agriculturist barred”, and section 2(2) defines an agriculturist as a person who cultivates land personally. A commentary on the Supreme Court appeal Vinodchandra Sakarlal Kapadia v State of Gujarat (Civil Appeal 2573 of 2020) reports that the Gujarat High Court read section 63 to bar a transfer by an agriculturist to a non-agriculturist without the Collector’s permission, including by will (Mondaq, April 2021). Farmer status is checked from revenue records back to a cut-off of 6 April 1995, under Revenue Department circulars of 13 September 2024, and a self-declaration form goes with a sale entry or an NA application (SCC Online, September 2024). We read section 63 through these summaries, not its full text; confirm with a Gujarat revenue lawyer.
Will non-farmers be allowed to buy? A committee chaired by C. L. Meena studied the tenancy laws and its suggestions on non-farmer purchase were being assessed in November 2024, with no decision announced (Gujarat Samachar, November 2024; Gujarat Samachar, November 2024). We found no enacted change by October 2026, so the section 63 rule above is the one to plan on.
Ceiling limits: the Gujarat Agricultural Lands Ceiling Act, 1960 (Gujarat Act 27 of 1961, amendments compiled by PRS Legislative Research) bars a person from holding land above the ceiling area. Land of a spouse and minor children is grouped with the holder, a family of more than five may hold one-fifth of the ceiling area for each extra member up to twice the ceiling, and each major son counts as a separate person; in desert, hill and drought-prone areas the dry-crop ceiling is raised by 12.5% but cannot pass 21.85 hectares (54 acres). These points come from a legal-database copy of the Act that we do not link, because the India Code page did not open here; the class-wise acreage in Schedule I was not in the text we read, so we show no per-class figure.
Tenure, premium and NA permission: section 43 of the Tenancy Act is headed “Restriction on transfers of land purchased or sold under this Act”, which is the basis of what the press calls new tenure land, and the Collector’s office grants permission and collects a premium under it (Surat Collectorate). A government notification of 8 February 2024 lets a tenant who has farmed land for more than 15 years move it from new tenure to old tenure without a conversion fee, but the premium for NA use is still payable (LiveLaw, April 2025). NA (non-agricultural) permission is granted under section 65 of the Gujarat Land Revenue Code, 1879, and is deemed granted if the Collector does not decide within three months (same source); applications have been online since a December 2018 circular (SCC Online, September 2024). Press reports put the NA premium at about 35 to 40 per cent of land value (Gujarat Samachar, March 2024); we found no official schedule. The 2008 resolution on NA procedure also lists distance limits from railways, airports and Air Force installations (900 m) and from the sea high-tide line (500 m) (Revenue Department resolution, July 2008), which later circulars may have changed.
Fragmentation (tukda) limit: the Assembly passed the Gujarat Prevention of Fragmentation and Consolidation of Holdings (Amendment) Bill on 11 September 2026. As reported, it sets a uniform standard area of 10 gunthas (1,012 sq m) for rural land under a new section 5(4), leaves out municipal and urban development authority areas, and regularises violations from 1948 to 31 March 2026 without penalty; before this, buyers paid 10% of jantri value (DeshGujarat, September 2026). We did not see the Act text or any filing deadline.
Industrial and institutional exceptions: sections 63AA and 63AAA allow land bought for industrial, education or health use to be resold on payment of a share of jantri value that falls with the holding period, from 100% at three to five years to 25% beyond ten years (Gujarat Bill 23 of 2020, PRS Legislative Research). We have the Bill, not the enacted Act. A charity that bought in breach before 30 June 2015 may apply for conversion within a period the State notifies (Gujarat Bill 1 of 2024, PRS Legislative Research).
Disturbed Areas Act, 1991: where the State has notified an area under section 3, a transfer of land or buildings there needs the Collector’s prior sanction after an inquiry into free consent and fair value, and a transfer without it is void under section 5; contravention carries imprisonment of three to five years under section 6D (Gujarat Act 12 of 1991, PRS Legislative Research). A 2026 amendment renames these “specified areas”, adds a Monitoring and Advisory Committee and extends the Collector’s checks (Bill 18 of 2026; DeshGujarat, March 2026); the government notified the amendment in July 2026, with the effective date to be notified separately (DeshGujarat, July 2026). As a due-diligence step, ask the Collector or Sub-Registrar whether the survey number lies in a notified area; we hold no list of notified areas.
Land Grabbing Act, 2020 and tribal land: the Gujarat Land Grabbing (Prohibition) Act, 2020 works through district committees, and in December 2024 a Gujarat High Court bench issued guidelines for those committees (LiveLaw, December 2024). Land held by Scheduled Tribe occupants is separately restricted under section 73AA of the Land Revenue Code, which the 2020 Bill cross-refers to (PRS Legislative Research); we did not open the Code, so check the occupant’s status in the 7/12.
NRI & OCI buyers: regulation 3 of the Foreign Exchange Management (Acquisition and Transfer of Immovable Property in India) Regulations, 2018 lets NRIs and OCIs buy land other than agricultural land, a farm house or plantation property (Reserve Bank of India, 2018 regulations). Residential and commercial land is open to them. The same section 63 rule applies to a resident non-farmer.
- Agriculturists only (s.63)
- Ceiling Act 1960
- NA via s.65
- Fragmentation: 10 gunthas
- Disturbed Areas Act
- NRI agri: barred (RBI 2018)
- 7/12 via AnyROR
Chhota Udaipur — district-specific notes
The Gujarat state page applies to Chhota Udaipur in full. The notes below are specific to this district and are not repeated from it. We could not open the Gujarat Revenue Department portal, the Land Revenue Code text or the Scheduled Area notification, so the tribal-land notes say what we found and leave the rest as questions for the Collector. The district is spelled Chhota Udepur in official sources.
⚠ The district portal describes Chhota Udepur as tribal-dominated, the third such district in eastern Gujarat after Narmada and Tapi (Chhota Udepur district portal, October 2026). Where the seller is a member of a Scheduled Tribe, section 73AA of the Gujarat Land Revenue Code, 1879 requires the Collector's previous sanction for a transfer of occupancy rights, whether the buyer is tribal or not; a case index reports that a transfer in breach is void and the land can be forfeited to the State, and that a tribal holder's Will cannot be given effect without the Collector's permission (SupremeToday case index on section 73AA, Gujarat Land Revenue Code, read as a summary). Bill 23 of 2020 only cross-refers to the section (PRS). Ask for the sanction order and the revenue record showing the holder's class.
⚠ We did not obtain the notification showing which talukas of the district are Scheduled Areas, or what role a gram sabha has in a land sale under the Panchayats (Extension to Scheduled Areas) Act. Ask the Collector for both in writing; we state nothing about them.
⚠ The portal gives a forest area of 75,704 hectares and lists dolomite, fluorite, granite and sand among the minerals worked in the district (Chhota Udepur district portal, October 2026). We found no village-level forest or mining-lease map, so ask the forest division and the Collector's mining office whether a survey number is forest land, lies in a lease or has forest-rights claims on it.
⚠ The 10-guntha rural standard area (1,012 sq m) in the fragmentation amendment passed on 11 September 2026 applies, with past violations from 1948 to 31 March 2026 regularised without penalty and urban areas excluded (DeshGujarat, September 2026). The Disturbed Areas Act, 1991 needs Collector sanction in a notified area (PRS copy); we obtained no list of notified areas, so ask whether the survey number is in one.
Read the full Gujarat land buying guide for buyer eligibility, NA permission, stamp duty and NRI rules, or the Gujarat state page.
- Section 73AA tribal land
- Scheduled Area check
- Forest and mining
- 10-guntha limit
District overview
Chhota Udaipur — a tribal hill district with a new rail link and a highway being widened
Chhota Udepur, listed here as Chhota Udaipur, is an eastern Gujarat district of 3,436 sq km with 10,71,830 people at the 2011 Census (CGWB aquifer plan, October 2022). The district portal lists six talukas: Chhotaudepur, Pavijetpur, Kawant, Naswadi, Sankheda and Bodeli (Chhota Udepur district portal, October 2026); PTI reported one new taluka for the district in September 2025 without naming it (PTI via The Week, September 2025). The portal calls it a tribal-dominated district and notes the Rathwa community's Pithora wall paintings.
We publish no per-acre price band for Chhota Udaipur. No registered-deal series, jantri schedule or compensation figure for the district could be opened, so the notes below describe what is changing around the land. Jantri rates were reported doubled across Gujarat from 15 April 2023 (DeshGujarat, February 2023), which is a state-wide statement.
The land is hilly in the east, with ridges and plateaus at 150 to 481 m and a highest point of 637 m (CGWB publication record, Chhota Udepur aquifer plan). Rainfall is normally 1,083 mm, cotton and maize lead the 2019-20 crop areas, and the Orsang and Heran are the rivers named (CGWB aquifer plan). A new rail link to Madhya Pradesh opened in part in September 2026 (Indian Infrastructure, September 2026).
- Chhota Udepur
- Bodeli
- Pavi Jetpur
- Sankheda
- Chhota Udepur-Dhar line
- Tribal district
Transaction costs
Stamp duty & registration in Chhota Udaipur
4.9%
Stamp duty on conveyance
CAG audit, year ended 31 Mar 2018; current rate to confirm
Not sourced
Registration fee
no rate for land conveyances found; ask the Sub-Registrar
2x
Jantri revision (reported)
reported doubled from 15 Apr 2023; no district schedule opened
The Comptroller and Auditor General's audit for the year ended 31 March 2018 states stamp duty on a conveyance deed at 4.9 per cent of the greater of consideration and market value, and gives no registration-fee rate for conveyances (CAG, Report 3 of 2019). Jantri rates were reported doubled from 15 April 2023 (DeshGujarat, February 2023) and a revised draft was reported pending in November 2024 (The Secretariat, November 2024). Registration runs through gARVI 2.0 in 294 Sub-Registrar offices, according to an Inspector General of Registration summary (IGR summary). We found no Chhota Udaipur jantri schedule and the registration portal did not open for us, so ask the Sub-Registrar for the duty, fee and jantri on the survey number. A sale by a tribal holder also needs the Collector's sanction under section 73AA (see the legal note).
Know the belt
What is moving prices in Chhota Udaipur
Reported developments rather than price data: no jantri schedule or registered-deal series for Chhota Udaipur was available.
Chhota Udepur-Dhar rail line
Part opened 8 Sep 2026
Only the 28 km Jobat-Tanda section, about Rs 334 crore, was inaugurated on 8 September 2026; the full line is planned at 157 km and about Rs 1,993 crore (Indian Infrastructure, September 2026). A 12-coach daily MEMU between Pratapnagar in Vadodara and Tanda Road in Dhar runs on the line (ThePrint, September 2026). The reports do not describe the Gujarat section or give a completion date.
Check: where the station for the survey number's village will be; no station list was available.
NH-56 four-laning
Work started Nov 2025 on part of the corridor
NHAI is upgrading the 175 km Jambugam (Bodeli) to Malotha section in four packages; two are awarded with work started in November 2025 and a two-year target, and the other two, 107.67 km at Rs 4,583.64 crore, were approved in February 2026 (NBM&CW, February 2026). Bids were in by March 2026 with no award reported (NBM&CW, March 2026). NH-56 is said to re-enter Gujarat near Chhota Udepur.
Check: which packages cross the district; the reports do not say.
Mining and forest land
Reported by the district portal
The district portal lists dolomite, fluorite, granite and sand among the minerals worked and a forest area of 75,704 hectares (Chhota Udepur district portal, October 2026). Mining and forest status shape what land can be used for, whatever the revenue record shows.
Check: forest and lease status in writing for any survey number near hills.
Asking prices
No sourced price series
No registered-deal series, jantri schedule or compensation figure for Chhota Udaipur was available to us. Any per-acre or per-vigha quote you receive is unreviewed.
Check: registered sale deeds in the same village before negotiating.
Units: guntha, acre, vigha
A guntha is about 101 sq m or 1,089 sq ft, and 40 gunthas make an acre; the 2026 fragmentation amendment sets the rural standard area at 10 gunthas, or 1,012 sq m (DeshGujarat, September 2026). The vigha is a regional unit that varies, and we found no official conversion, so ask for the area of the survey number in gunthas or hectares and convert it yourself.
Connectivity
How Chhota Udaipur connects — road, rail and air
Distances are not given because no official or news source for Chhota Udaipur was found. Journey times vary with traffic and road works.
By road
By air
By rail
The practical question is the last leg from the highway to the survey number; ask for the access road in the revenue record. Road and rail details come from NBM&CW, February 2026, NBM&CW, March 2026, Indian Infrastructure, September 2026, ThePrint, September 2026 and DeshGujarat, January 2026. Full state rules: 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.
02Open or inaugurated
02In progress or pending
Agriculture & terrain
Soil, crops & water in Chhota Udaipur
A hilly, cotton and maize district with medium black soils, about 1,083 mm of normal rain and groundwater classed safe in the 2017 assessment.
🌾 Farmland and crops
The CGWB plan gives 2019-20 crop areas of cotton 87,090 hectares, corn 44,235, total pulses 19,161, rice 16,271 and wheat 1,258, and soils of medium black 61 per cent, sandy loam 21 per cent and hilly light soil 18 per cent (CGWB aquifer plan). Its tables mix units in places, so treat the figures as indicative.
- Cotton
- Maize
- Pulses
- Rice
⛰️ Hills and forest
The eastern part, including the Chhota Udepur, Kavant and Naswadi talukas, is hilly, with ground at 150 to 481 m and a highest peak of 637 m (CGWB publication record, Chhota Udepur aquifer plan). The district portal gives a forest area of 75,704 hectares (Chhota Udepur district portal, October 2026). Legal status matters more than soil on the slopes.
- Eastern hills
- Forest 75,704 ha
🌊 Rivers
The Orsang and Heran are the rivers the CGWB plan names (CGWB aquifer plan). We found no flood-history source for the district, so ask the seller about drainage lines on any low-lying survey number.
- Orsang
- Heran
💧 Water & rainfall
Normal annual rainfall is 1,083 mm. Gross irrigated area was 115,540 hectares in 2014-15, from dug wells 38,948, canals 22,035, ponds 1,923 and other sources 52,634, against a net irrigated area of 79,026 hectares. The stage of groundwater extraction was 48.05 per cent in the 2017 assessment, with all six talukas classed safe, from 34.67 per cent at Sankheda to 59.39 per cent at Bodeli (CGWB aquifer plan). That assessment is nine years old, and the 2024 state report gives no district-wise stage (CGWB, Gujarat 2024). The plan suggests drip and sprinkler irrigation to limit withdrawals (CGWB publication record, Chhota Udepur aquifer plan). The Narmada main canal network is largely complete statewide (DeshGujarat, March 2025); we did not find which villages in this district it serves.
📐 Measurement units
Guntha ≈ 1,089 sq ft; 40 gunthas = 1 acre; vigha varies by region with no official conversion found. Convert every quote to gunthas or acres before comparing two offers. Mandi prices are on Agmarknet (not opened for this page); crop income is modest next to land values, so price a parcel on its location, tenure and permitted use.
At a glance
Chhota Udaipur vs. its neighbours
| District / belt | Price band* (per acre) | Evidence |
|---|---|---|
| Chhota Udaipur | No sourced price series | No figure used on this page |
| Vadodara | No sourced price series | No figure used on this page |
| Narmada | No sourced price series | No figure used on this page |
| Dahod | No sourced price series | No figure used on this page |
*We found no registered-deal or jantri series for these districts, so no figures are compared. See the Vadodara page for the neighbouring Vadodara belt, the Narmada page for the other tribal district on the NH-56 corridor and the Dahod page for the tribal belt to the north-east.
Farmland India view
Why investors look at Chhota Udaipur
Four reasoned points, with an honest note that the price evidence is missing and several catalysts are still pending.
A new rail link, partly open
The 28 km Jobat-Tanda section opened on 8 September 2026 and a daily MEMU runs Pratapnagar to Tanda Road. The Gujarat section is not described in the reports, so treat the link as a future change for most villages.
A highway being widened
NH-56 is being taken to four lanes in stages, two awarded in November 2025 and two awaiting award as of March 2026. Price on today's road.
Tribal-land rules narrow the field
Section 73AA gives the Collector a say in any sale by a tribal holder, and the district is tribal-dominated. That limits supply and adds a step, so document sanction early.
Thin price evidence
Neither a jantri schedule nor a registered-deal series was available for the district. The return case here is location, tenure and permitted use, not an observed price trend.
Confirm tribal-land sanction, NA, forest and Scheduled Area status directly; these are not certified by Farmland India’s review.
STRAIGHT TALK
Risks & challenges in Chhota Udaipur
Read these before shortlisting in Chhota Udaipur specifically.
Tribal-land sanction
A sale by a Scheduled Tribe holder needs the Collector's previous sanction under section 73AA, and a case index reports that a transfer in breach is void. Ask for the sanction order and the holder's class in the record.
Scheduled Area and gram sabha
We did not obtain the Scheduled Area notification or any gram sabha role in land sales. Ask the Collector in writing.
Forest and mining land
The portal gives 75,704 hectares of forest and lists dolomite, fluorite, granite and sand workings. Check forest status and lease maps for survey numbers near hills.
Disturbed Areas Act
Transfers in a notified area need the Collector's prior sanction. We obtained no list of notified areas, so ask whether the survey number is in one.
Farmer-status rule
Section 63 bars transfers to non-agriculturists, and farmer status is checked from records back to 6 April 1995. A non-farmer buyer should confirm eligibility before paying.
Announced is not delivered
The rail line is open for 28 km of 157, and two NH-56 stretches had bids but no reported award by March 2026. Price on today's fundamentals.
No sourced price series
No jantri schedule or registered-deal series was available. Collect registered comparables before negotiating.
Who to contact
Local revenue, planning & forest offices
Mutation and revenue-record matters go through the Mamlatdar of the relevant taluka (Chhotaudepur, Pavijetpur, Kawant, Naswadi, Sankheda, Bodeli), as listed on the Chhota Udepur district portal. The District Collector sanctions tribal-land transfers under section 73AA and NA permission under section 65 of the Land Revenue Code, and the Prant (sub-division) office handles appeals. The forest division and the Collector's mining office hold forest and lease status. Sale-deed registration is handled by the local Sub-Registrar, and records and jantri are on the Gujarat Revenue Department and IGR portals, which did not open for us, so check them directly. The state-level district portal at chhotaudepur.gujarat.gov.in also refused automated access.
COMMON QUESTIONS
Frequently asked questions
Everything buyers, NRIs and investors ask before their first reviewed farmland purchase in Chhota Udaipur.
Visit full wiki01 of 04
What does agricultural land cost in Chhota Udaipur?
We publish no per-acre or per-vigha band for Chhota Udaipur, because we could not open a jantri schedule or a registered-deal series for the district. Jantri rates were reported doubled across Gujarat from 15 April 2023 (DeshGujarat, February 2023), which is not a district figure. Ask the Sub-Registrar for registered sales in the same village.
02 of 04
Can a non-tribal buy land from a tribal owner in Chhota Udaipur?
Only with the Collector's previous sanction: section 73AA of the Gujarat Land Revenue Code, 1879 applies whether the buyer is tribal or not, and a case index reports that a transfer in breach is void (SupremeToday, case index). We did not open the Code text or the Scheduled Area notification, so ask the Collector for the sanction order and the Scheduled Area position.
03 of 04
What stamp duty applies to land in Chhota Udaipur?
The Comptroller and Auditor General's audit for the year ended 31 March 2018 states stamp duty on a conveyance deed at 4.9 per cent of the greater of consideration and market value, with no registration-fee rate given (CAG, Report 3 of 2019). We could not open the registration portal or a district jantri schedule, so ask the Sub-Registrar for the current duty, fee and jantri.
04 of 04
Which infrastructure affects Chhota Udaipur?
The 28 km Jobat-Tanda section of the 157 km Chhota Udepur-Dhar rail line was inaugurated on 8 September 2026 (Indian Infrastructure, September 2026), with a daily Pratapnagar-Tanda Road MEMU (ThePrint, September 2026). NH-56 is being widened to four lanes, with two stretches awarded in November 2025 and two with bids in March 2026 (NBM&CW, March 2026).
Transparency
Sources and references
Law and courts
- Gujarat Tenancy and Agricultural Lands Act, 1948 (India Code)
- Mondaq, April 2021
- SupremeToday case index on section 73AA, Gujarat Land Revenue Code
- Gujarat Bill 23 of 2020 (PRS)
- Gujarat Disturbed Areas Act (PRS copy)
- Gujarat Agricultural Lands Ceiling Act, 1960 (PRS copy)
- RBI FEMA 21(R)/2018-RB, March 2018
Government
- Chhota Udepur district portal, October 2026
- CGWB, Aquifer Map and Management Plan, Chhota Udepur district, October 2022
- CGWB publication record, Chhota Udepur aquifer plan
- AIR News, September 2026
- CAG Report 3 of 2019, chapter 4 (stamp duty and registration fees)
- Revenue Department resolution on NA permission, 1 July 2008
News
- LiveLaw, April 2025
- SCC Online, September 2024
- DeshGujarat, September 2026
- DeshGujarat, February 2023
- Indian Infrastructure, September 2026
- ThePrint, September 2026
- NBM&CW, February 2026
- NBM&CW, March 2026
- Maritime Gateway, September 2024
- PTI via The Week, September 2025
Further reading
- Gujarat Samachar, November 2024
- Gujarat Samachar, March 2024
- DeshGujarat, July 2026
- The Secretariat, November 2024
- DeshGujarat, April 2026
- LiveLaw, December 2024
- Gujarat Land Revenue (Amendment) Act, 2025 (PRS)
- CGWB, Dynamic Ground Water Resources of Gujarat 2024
- SAUNI report (Ministry of Jal Shakti)
- DeshGujarat, March 2025
- Registration System of Gujarat, IGR summary
- Gujarat Town Planning and Urban Development Act, 1976 (India Code)
- DeshGujarat, January 2026
- Surat Collectorate tenancy page
Data-currency note: population is the 2011 Census figure as quoted by CGWB; crop and irrigation data are 2014-15 to 2019-20 and the groundwater stage is the 2017 assessment; infrastructure statuses were read in October 2026 and change quickly. The Gujarat Revenue Department, AnyROR, gARVI and IGR portals, the Land Revenue Code text and the Scheduled Area notification did not open or were not found. This is a general guide, not legal advice. Report inaccuracies to wiki@farmlandindia.com.
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