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District guide
Buying Land in Dahod
A tribal border district in eastern Gujarat: section 73AA sanction, locomotive unit and NH-56 four-laning, 2011 groundwater data and no sourced price series.
3,642 sq km
Area (district portal)
About 21.2 lakh
Population (district portal)
9
Talukas
49.87%
Groundwater development (2011)
*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 — Dahod
Rev. 2026 · Farmland India desk
State
Gujarat
Sub-divisions
9 talukas: Dahod, Limkheda, Devgadbaria, Jhalod, Fatepura, Dhanpur, Sanjeli, Singhvad and Garbada (Dahod district portal, October 2026)
Key markets
Dahod city · Devgadh Baria · Jhalod · Limkheda · Garbada · Fatepura
Demand anchors
Railway locomotive manufacturing unit inaugurated May 2025 · NH-56 four-laning in progress · Narmada-fed regional water scheme reported
Rail
Dahod station, with a railway workshop set up in 1926 (narendramodi.in event report)
Size and population
3,642 sq km · about 21.2 lakh people (Dahod district portal, October 2026; the page does not state the Census year)
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.
Dahod — 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
Dahod — district-specific notes
The Gujarat state page applies to Dahod 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 or the Land Revenue Code text, so the tribal-land note rests on a case index and a Bill that cross-refers to the section.
⚠ Dahod is a tribal area: NBM&CW describes the NH-56 project as improving connectivity to tribal areas in Dahod (NBM&CW, February 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 (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 before paying a deposit. We found no list of Scheduled Area villages in the district.
⚠ Ratanmahal Wildlife Sanctuary, declared in March 1982, lies in the district, with its forest office at the Bariya division (Gujarat Tourism, Ratanmahal Sloth Bear Sanctuary). We found no eco-sensitive zone notification or village list, so ask the Deputy Conservator of Forests whether a survey number sits inside or beside forest limits.
⚠ Rural land is now subject to the 10-guntha standard area (1,012 sq m) in the fragmentation amendment passed on 11 September 2026, with past violations from 1948 to 31 March 2026 regularised without penalty and urban development areas excluded (DeshGujarat, September 2026). We did not see the Act text, so ask whether the plot being sold is a fragment.
⚠ The Disturbed Areas Act, 1991 requires the Collector's prior sanction for transfers in a notified area (PRS copy of the Act), and a 2026 amendment renaming them "specified areas" was reported notified in July 2026 (DeshGujarat, July 2026). We obtained no list of notified areas, so ask the Collector or Sub-Registrar 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
- Ratanmahal Sanctuary
- 10-guntha limit
- Disturbed Areas Act 1991
District overview
Dahod — a tribal border district with a railway locomotive unit and a four-laning highway
Dahod is an eastern Gujarat district of 3,642 sq km with about 21.2 lakh people on the district portal (Dahod district portal, October 2026). It borders Mahisagar and Rajasthan's Banswara to the north and Madhya Pradesh's Jhabua to the south-east, and was created in 1997 out of Panchmahal (same portal). The portal lists nine talukas: Dahod, Limkheda, Devgadbaria, Jhalod, Fatepura, Dhanpur, Sanjeli, Singhvad and Garbada (tehsil page). That is two more than the seven in the CGWB profile, which dates its taluka list to 2011 (CGWB Dahod profile); PTI reported two new talukas for Dahod when the cabinet approved 17 across the state in September 2025 (PTI via The Week, September 2025).
We publish no per-acre price band for Dahod. No registered-deal series or jantri schedule for the district could be opened, so the market notes below describe what is reported to be changing around the land, not what it sells for. Jantri rates were reported doubled from 15 April 2023 (DeshGujarat, February 2023), but that is a state-wide statement, not a Dahod figure.
The land is farm and forest first. The Mahi is the main river, and CGWB records average rainfall of 745 mm for 1982 to 2011 with most irrigation from dug wells (CGWB Dahod profile). Industry arrived in 2025, when a 9,000 hp electric locomotive unit was inaugurated at Dahod (Indian Infrastructure, May 2025), and NH-56 is being widened to four lanes through the tribal belt (NBM&CW, March 2026).
- Dahod
- Devgadh Baria
- Jhalod
- Limkheda
- NH-56
- Mahi basin
Transaction costs
Stamp duty & registration in Dahod
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 Dahod 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 Dahod 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 Dahod
Reported developments rather than price data: no jantri schedule or registered-deal series for Dahod was available.
Locomotive manufacturing unit
Inaugurated 26 May 2025
Indian Infrastructure reports a unit built for about Rs 21,400 crore that makes 9,000 hp electric locomotives, with capacity for 120 a year and room to scale to 150 (Indian Infrastructure, May 2025). ETV Bharat put the investment at Rs 20,000 crore under a public-private partnership and expected about 10,000 direct and indirect jobs (ETV Bharat, May 2025); the two figures differ. The Dahod workshop itself dates from 1926 (event report).
Check: whether any supplier or housing demand has materialised in the survey number's own village; we found no data.
NH-56 four-laning
Work started Nov 2025 on part of the corridor
NHAI is upgrading the 175 km Jambugam (Bodeli) to Malotha section of NH-56 in four packages; two are awarded with work started in November 2025 and a two-year target, and the other two stretches, 107.67 km at Rs 4,583.64 crore, were approved in February 2026 (NBM&CW, February 2026). Six and seven bids were received by March 2026 and no award was reported (NBM&CW, March 2026).
Check: which taluka the awarded packages cross; the reports do not say.
Water supply and city works
Reported at a 2022 event
The Prime Minister's office report lists a Rs 840 crore Narmada-based regional water scheme serving about 280 villages in Dahod district and Devgadh Baria, and five Dahod Smart City projects worth about Rs 335 crore (event report). The page gives no date and we did not check current delivery.
Check: which villages are on the scheme and whether supply is running.
Asking prices
No sourced price series
No registered-deal series, jantri schedule or compensation figure for Dahod 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 Dahod connects — road, rail and air
Distances are not given because no official or news source for Dahod 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. NH-56 and rail details come from NBM&CW, February 2026, NBM&CW, March 2026, Indian Infrastructure, 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.
03Open or inaugurated
03In progress or pending
Agriculture & terrain
Soil, crops & water in Dahod
A rain-fed Mahi-basin district with sandy and black soils where dug wells carry most irrigation; its groundwater profile is from 2011 and so dated.
🌾 Farmland and crops
The CGWB profile gives sandy, yellowish-brown and black cotton soils and lists maize, wheat, rice, gram, other pulses, groundnut and sesamum, though its crop table mixes units, so we give no acreage (CGWB Dahod profile). Maize is the first crop it names. Dahod has no sourced crop-value series.
- Maize
- Wheat
- Pulses
- Rice
🌊 Mahi basin
The Mahi is the main river and is perennial; its left-bank tributaries Panam, Hadap, Goma, Kharod, Anas, Kali, Khan, Machchhan and Chibota are ephemeral (CGWB Dahod profile). Ask the seller about drainage lines and seasonal flow on any survey number near a tributary.
- Mahi
- Panam
- Kali
🌲 Forest edge
Ratanmahal Wildlife Sanctuary, declared in March 1982, lies on the Gujarat-Madhya Pradesh border in the district (Gujarat Tourism, Ratanmahal Sloth Bear Sanctuary). We found no buffer-zone notification; forest status is a parcel check, not a district fact.
- Ratanmahal
- Forest check
💧 Water & rainfall
CGWB records average annual rainfall of 745 mm for 1982 to 2011, mostly in the south-west monsoon. In 2006-07 dug wells irrigated 471 sq km of a net irrigated area of 545 sq km, with canals 63 sq km and tanks 48 sq km (the profile mixes units). The stage of groundwater development was 49.87 per cent as on 2011, with all seven talukas then classed safe, from 33.98 per cent at Garbada to 56.94 per cent at Fatehpura (CGWB Dahod profile). That is 15 years old, and the 2024 state assessment gives no district-wise stage (CGWB, Gujarat 2024), so ask a local borewell contractor about current depths. The Narmada main canal network is largely complete statewide (DeshGujarat, March 2025); we did not find which Dahod villages 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
Dahod vs. its neighbours
| District / belt | Price band* (per acre) | Evidence |
|---|---|---|
| Dahod | No sourced price series | No figure used on this page |
| Mahisagar | No sourced price series | No figure used on this page |
| Panchmahal | 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 Mahisagar page and the Panchmahal page for the neighbouring belts, and the Chhota Udaipur page for the other tribal district on the NH-56 corridor.
Farmland India view
Why investors look at Dahod
Four reasoned points, with an honest note that the price evidence is missing and several catalysts are still pending.
A rail manufacturing town
The locomotive unit was inaugurated in May 2025 and the town has had a railway workshop since 1926. That is an employer, not a land price series; check whether demand has reached the village you are looking at.
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 and treat the widening as a possible future change.
Tribal land rules narrow the field
Section 73AA gives the Collector a say in any sale by a tribal holder. That limits supply and adds a step, so a buyer who documents sanction early is better placed than one relying on a broker summary.
Thin price evidence
Neither a jantri schedule nor a registered-deal series was available for Dahod. The return case here is location, tenure and permitted use, not an observed price trend.
Confirm tribal-land sanction, NA and forest status directly; these are not certified by Farmland India’s review.
STRAIGHT TALK
Risks & challenges in Dahod
Read these before shortlisting in Dahod 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.
Forest and sanctuary edge
Ratanmahal Wildlife Sanctuary lies in the district. We found no buffer-zone notification, so ask the forest division about any survey number near forest land.
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.
Dated groundwater data
The district profile is from 2011 and puts the stage of development at 49.87 per cent; recent borewell depths are unknown to us. Check them locally.
Announced is not delivered
Two NH-56 stretches had bids but no reported award by March 2026, and the Dahod water and smart-city works come from an undated 2022 report. 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 (Dahod, Limkheda, Devgadbaria, Jhalod, Fatepura, Dhanpur, Sanjeli, Singhvad, Garbada), as listed on the Dahod 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 Deputy Conservator of Forests, Bariya division, deals with forest 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.
COMMON QUESTIONS
Frequently asked questions
Everything buyers, NRIs and investors ask before their first reviewed farmland purchase in Dahod.
Visit full wiki01 of 04
What does agricultural land cost in Dahod?
We publish no per-acre or per-vigha band for Dahod, 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 Dahod 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 Dahod?
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, so ask for the sanction order and the revenue record showing the holder's class.
03 of 04
What stamp duty applies to land in Dahod?
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 Dahod jantri schedule, so ask the Sub-Registrar for the current duty, fee and jantri.
04 of 04
Which infrastructure affects Dahod?
A 9,000 hp locomotive manufacturing unit was inaugurated at Dahod on 26 May 2025 (Indian Infrastructure, May 2025). 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), and third and fourth lines on Vadodara to Ratlam had a foundation stone on 8 September 2026 (Indian Infrastructure, September 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
- Dahod district portal, October 2026
- Dahod district portal, tehsil page, October 2026
- Dahod district portal, about the district, October 2026
- CGWB district groundwater profile, Dahod (talukas as on 2011)
- CAG Report 3 of 2019, chapter 4 (stamp duty and registration fees)
- Revenue Department resolution on NA permission, 1 July 2008
- Gujarat Tourism, Ratanmahal Sloth Bear Sanctuary
- Prime Minister event report, Dahod (narendramodi.in; the page gives no date, its content points to 2022)
News
- LiveLaw, April 2025
- SCC Online, September 2024
- DeshGujarat, September 2026
- DeshGujarat, February 2023
- Indian Infrastructure, May 2025
- ETV Bharat, May 2025
- NBM&CW, February 2026
- NBM&CW, March 2026
- Indian Infrastructure, September 2026
- 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: area and population are district-portal figures with no stated Census year; the groundwater profile dates to 2011; infrastructure statuses were read in October 2026 and change quickly; the water-supply and smart-city items come from an undated report. The Gujarat Revenue Department, AnyROR, gARVI and IGR portals and the Land Revenue Code text did not open for us. This is a general guide, not legal advice. Report inaccuracies to wiki@farmlandindia.com.
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