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

District guide

Buying Land in Navsari

A coastal south Gujarat district of cane, chikoo and mango farms: scheduled-area and coastal checks, an expressway open to Kharel and no sourced price series.

  • 2,211 sq km

    Area (CGWB, Dec 2013)

  • 13.31 lakh

    Population (2011 Census)

  • 1,909 mm

    Average annual rainfall

  • Open to Kharel (Jan 2026)

    Delhi-Mumbai Expressway

*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 — Navsari

Rev. 2026 · Farmland India desk

State

Gujarat

Sub-divisions

5 talukas: Navsari, Jalalpore, Gandevi, Chikhli and Bansda (spelled Vansda elsewhere), as listed in the CGWB district brochure, December 2013. We could not open the district portal, so confirm the current list with the Collector's office

Key markets

Navsari · Gandevi · Chikhli · Jalalpore · Vansda

Demand anchors

Delhi-Mumbai Expressway open to Kharel near Gandevi · Surat–Navsari road corridor approved (headline, March 2026) · poha and chikoo agro-processing

Rail

Navsari and Bilimora Jn are on the Amrit Bharat station list; neither is reported complete (PIB, March 2026)

Size and population

2,211 sq km · 13,30,711 people (2011 Census, as quoted in the CGWB brochure). The Forest Survey of India gives 2,246 sq km and the MSME district profile 2,657.56 sq km, so area differs by source

Pricing unit

₹/acre or ₹/guntha (farmland) · ₹/sq m (plots); no price series sourced

Local units

Guntha ≈ 1,089 sq ft (101 sq m) · 40 gunthas = 1 acre · vigha varies by region, no official conversion found

Land records portal

AnyROR (not opened for this page; check records there)

District overview

Navsari — a coastal south Gujarat district with an expressway at its edge

Navsari is a south Gujarat district on the Arabian Sea. The CGWB brochure puts its area at 2,210.97 sq km, with five talukas (Navsari, Jalalpore, Gandevi, Chikhli, Bansda), 374 villages and 9 towns, and 13,30,711 people at the 2011 Census (CGWB, December 2013). Average annual rainfall is 1,909 mm, mostly from June to October, and the Ambica, Purna, Kaveri and Khapar rivers drain it. The Delhi-Mumbai Expressway section from Vadodara to Kharel, near Gandevi, was reported open in January 2026 (DeshGujarat, January 2026).

We publish no per-acre price band for Navsari. No district or village jantri schedule was obtained and no asking-price series could be traced to registered deals. Jantri rates were reported doubled across the state from 15 April 2023 (DeshGujarat, February 2023). A jantri rate is the registration floor, not a market price.

Farmland here is orchard and cane country. The MSME district profile names sugarcane, chikoo, mango and floriculture (MSME district profile), more than 50 poha mills operate in the Navsari GIDC with about 1.5 lakh tonnes a year (DeshGujarat, March 2026), and a first rail shipment of chikoo from Gujarat, listed under the outlet's Navsari tag, left for Delhi in March 2026 (DeshGujarat, March 2026). Tenure, NA status and corridor alignment matter as much as soil.

  • Gandevi
  • Chikhli
  • Jalalpore
  • Vansda
  • Delhi-Mumbai Expressway
  • Chikoo and mango belt
Locator map of Navsari district in Gujarat

Transaction costs

Stamp duty & registration in Navsari

4.9%

Stamp duty on a conveyance

audit year 2017-18 (CAG); current rate to confirm

Not sourced

Registration fee

no rate for land deeds found; ask the Sub-Registrar

15 Apr 2023

Jantri doubled (reported)

no Navsari schedule obtained

The Comptroller and Auditor General's audit for the year ended 31 March 2018 states stamp duty on a conveyance at 4.9 per cent and gives no registration-fee rate for conveyances (CAG Report 3 of 2019); a later change is not ruled out. Jantri rates were reported doubled from 15 April 2023 (DeshGujarat, February 2023), and a revised draft was still pending in November 2024 (The Secretariat, November 2024). We found no Navsari schedule. Registration runs on gARVI 2.0 across 294 Sub-Registrar offices (IGR summary, undated); we could not open the portal, so ask the Sub-Registrar for the duty, the fee and the jantri on your survey number.

Know the belt

What is moving prices in Navsari

No price series exists in our sources for Navsari. What follows is corridor and industry context that affects demand, each item dated.

Delhi-Mumbai Expressway at Kharel

Packages 6 and 7 reported 100% built in October 2025

Package 7, Ena to Kharel interchange near Gandevi, is 27.5 km and was reported 100% in October 2025 (DeshGujarat, October 2025). In January 2026 the outlet reported packages 1 to 7 open, with packages 5 and 7 on trial for light vehicles only and toll collection not started (DeshGujarat, January 2026).

Check: which interchange serves the parcel and whether trial-period limits still apply.

Beyond Gandevi: packages 8 to 10

Reported 5%, 10% and 40% built, stalled (October 2025)

Package 8 (Gandeva to Jujuwa, 35.4 km) was at 5%, package 9 at 10% and package 10 (to Talasari) at 40%, with work appearing stalled across the last three reviews (DeshGujarat, October 2025). We found no later report.

Check: the current status with NHAI before pricing land on the southern alignment.

Surat–Navsari corridor

Approved, per headline (31 March 2026)

The outlet's tag page carries the headlines "Rs 945 Crore 6-Lane High-Speed Corridor Approved Between Surat and Navsari" (31 March 2026) and "High-Speed Elevated Corridor to Come Up on Surat – Navsari Road" (20 March 2026) (DeshGujarat, March 2026). The article pages returned a rate-limit error, so we cite the headlines only and give no length, route or schedule.

Check: the route and land-take once the project documents are public.

Poha and chikoo trade

50+ poha mills at Navsari GIDC

DeshGujarat reported more than 50 poha mills at the Navsari GIDC, about 1.5 lakh tonnes a year and a turnover near ₹500 crore, with Gulf exports down over 15% in March 2026 (DeshGujarat, March 2026). Chikoo went to Delhi by freight-corridor rail for the first time that month (DeshGujarat, March 2026).

Check: that demand from processors is a trade-cycle effect, not a land-price series.

Units: guntha, acre, vigha

Gujarat farmland is quoted in gunthas and acres: a guntha is about 1,089 sq ft (101 sq m) and 40 gunthas make an acre. The vigha varies by region and we found no official conversion for Navsari, so convert any quote to acres or gunthas and ask the seller which vigha is meant. We did not open a revenue manual for these definitions; ask the Mamlatdar's office.

Connectivity

How Navsari connects — road, rail and air

Distances and drive times are not given because no official or news source was found. Journey times vary with traffic and construction.

By road

Delhi-Mumbai ExpresswayVadodara to Kharel open (Jan 2026); packages 5 and 7 on trial
Packages 8 to 10, Gandevi onward5%, 10%, 40%, stalled (Oct 2025)
Surat–Navsari corridorApproved, per headline (Mar 2026)
Road network81 km national and 426.26 km state highway (2010-11)

By air

AirportNone named in the sources read
Nearest airportNot sourced; check the route you will use

By rail & metro

Navsari and Bilimora JnOn Amrit Bharat list; not reported complete (Mar 2026)
Rail line in district71 km (2010-11, MSME profile)
High-speed railSurat–Vapi service targeted Aug 2027
MetroNo metro project found in the sources read

The practical question is the last leg from the expressway or highway to the parcel; ask for the access road in the revenue record. Road and rail lengths are from the MSME district profile (2010-11) and the high-speed rail date from Business Today, August 2026, which names no Navsari station. 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

05In progress or pending

Open · Vadodara to Kharel (Jan 2026) Delhi-Mumbai Expressway, Vadodara to Kharel
Stalled · 5% to 40% built (Oct 2025) Expressway packages 8 to 10 beyond Gandevi
Approved · headline only (Mar 2026) Surat–Navsari six-lane corridor
Targeted · Surat–Vapi Aug 2027 Mumbai–Ahmedabad high-speed rail
Identified · not complete (Mar 2026) Amrit Bharat redevelopment: Navsari and Bilimora Jn
Proposed · dated (2010-11) Vansi-Borsi deep-water port
Open · Vadodara to Kharel (Jan 2026)

Delhi-Mumbai Expressway, Vadodara to Kharel

The Gujarat section is about 426 km of the 1,386 km expressway. DeshGujarat reported in January 2026 that packages 1 to 7 were open from Vadodara to Kharel, near Navsari, with packages 5 and 7 on a trial basis for light vehicles and toll plazas ready but toll not yet collected (DeshGujarat, January 2026). Package 7, Ena to Kharel, is 27.5 km (DeshGujarat, October 2025). Trial-period rules may have changed since; confirm with NHAI.

Source: DeshGujarat, 12 Jan 2026; DeshGujarat, 30 Oct 2025

Package 7

27.5 km

Corridor

Ena → Kharel

Status

Open (trial for 5 and 7)

Toll

Not started (Jan 2026)

Land markets in the blast radius

  • Gandevi
  • Navsari
Stalled · 5% to 40% built (Oct 2025)

Expressway packages 8 to 10 beyond Gandevi

South of Kharel, package 8 (Gandeva to Jujuwa, 35.4 km) was 5% built, package 9 (Jujuwa to Karvad, 26.6 km) 10% and package 10 (Karvad to Talasari interchange, 24.6 km) 40%, with progress reviews showing little activity and the October 2025 completion target missed (DeshGujarat, October 2025). We found no later report, so treat the schedule as open.

Source: DeshGujarat, 30 Oct 2025

Package 8

35.4 km, 5%

Package 9

26.6 km, 10%

Package 10

24.6 km, 40%

Status

Stalled (reported)

Land markets in the blast radius

  • Gandevi
Approved · headline only (Mar 2026)

Surat–Navsari six-lane corridor

DeshGujarat's tag page lists the headline "Rs 945 Crore 6-Lane High-Speed Corridor Approved Between Surat and Navsari" dated 31 March 2026 and a 20 March 2026 piece on a high-speed elevated corridor on the Surat–Navsari road (DeshGujarat tag page). Both article pages returned a rate-limit error, so the length, route, lane type and schedule are not stated here. Confirm with the road authority.

Source: DeshGujarat tag page, headlines of 20 and 31 Mar 2026

Cost (headline)

₹945 crore

Lanes (headline)

Six

Route

Surat–Navsari

Detail

Not read

Land markets in the blast radius

  • Navsari
  • Jalalpore
Targeted · Surat–Vapi Aug 2027

Mumbai–Ahmedabad high-speed rail

Business Today, citing a Railway Ministry update of 22 July 2026, reported land fully acquired (1,389.5 ha) for the 508 km corridor, civil works complete on the 97 km Surat–Vapi section, and a first service on that section expected in August 2027; no full-corridor date is given (Business Today, August 2026). Navsari lies between Surat and Vapi, but the article names no Navsari station, so we do not state where trains will stop.

Source: Business Today, 16 Aug 2026

Corridor

508 km

Surat–Vapi

97 km

Land

Fully acquired

First service

Aug 2027 (target)

Land markets in the blast radius

  • Navsari
  • Gandevi
Identified · not complete (Mar 2026)

Amrit Bharat redevelopment: Navsari and Bilimora Jn

PIB's March 2026 release lists Navsari and Bilimora Jn among Gujarat stations identified under the Amrit Bharat scheme, and neither is among the stations it counts as completed; it gives no progress details for either (PIB, March 2026).

Source: PIB, 12 Mar 2026

Stations

Navsari, Bilimora Jn

Scheme

Amrit Bharat

Status

Not completed

Cost

Not stated

Land markets in the blast radius

  • Navsari
  • Bilimora
Proposed · dated (2010-11)

Vansi-Borsi deep-water port

The MSME district profile says the Gujarat Maritime Board proposed Vansi-Borsi as a direct-berthing deep-water port and that it was not yet operational; the data in that document run to 2010-11 (MSME district profile). We found no later report, so treat the port as unconfirmed.

Source: Ministry of MSME district profile (data 2010-11)

Type

Port (proposed)

Agency

Gujarat Maritime Board

Status

Not operational then

Latest report

None found

Land markets in the blast radius

  • Jalalpore
  • Navsari

Agriculture & terrain

Soil, crops & water in Navsari

A south Gujarat coastal plain with high rainfall, orchards, cane and a hilly forest edge to the east.

🌴 Coastal plain and orchards (Navsari, Gandevi, Jalalpore)

The CGWB brochure lists black clayey and loamy soils with dark grey to black coastal soil that is saline-alkaline in places, and principal crops of rice, jowar, bajra, wheat, maize and pulses (CGWB, December 2013). The MSME profile adds sugarcane, chikoo, mango and floriculture (MSME district profile). Village-level soil data: Soil Health Card portal (not opened for this page).

  • Sugarcane
  • Chikoo
  • Mango
  • Rice

⛰️ Hilly east (Vansda, Chikhli)

Basalt of the Deccan trap forms the main aquifer and the eastern rivers are ephemeral (CGWB brochure). Forest cover is 16.14% of the district (Forest Survey of India, 2019). Forest, scheduled-area and eco-sensitive status decide what can be bought and built here, so legal status matters more than soil.

  • Basalt aquifer
  • Forest cover
  • Scheduled-area check

🌊 Rivers and flooding

The Ambica, Purna, Kaveri and Khapar and their tributaries are ephemeral in the hills and become perennial toward the west (CGWB brochure). We found no sourced flood record for Navsari, so ask the seller for flood history on any low-lying or riverside parcel.

  • Ambica
  • Purna
  • Kaveri
  • Khapar

💧 Water & rainfall

Average annual rainfall is 1,909 mm, with taluka averages for 1974 to 2003 from 1,457 mm at Navsari to 1,987 mm at Chikhli. For 2006-07 the brochure counts 9,263 dugwells and canals commanding 552 sq km, with 839 sq km net irrigated. The stage of groundwater development is 57.73% (category Safe) in the summary table and 47.17% in another section of the same document, so we do not rely on either to the decimal (CGWB, December 2013). Gujarat Samachar reported in September 2026 that groundwater is comparatively better in Navsari than in north Gujarat, and that parts of south Gujarat have water at 1 to 6 m (Gujarat Samachar, September 2026). Check borewell yield for any parcel.

📐 Measurement units

Gujarat land units: guntha ≈ 1,089 sq ft (101 sq m); 40 gunthas = 1 acre; vigha varies by region with no official conversion found. Convert every quote to acres or gunthas before comparing two offers. Live mandi prices are on Agmarknet (not opened for this page); crop income is modest next to land values, so price a parcel on location and permitted use, not on cane or chikoo yield.

At a glance

Navsari vs. its neighbours

District / beltPrice band* (per acre)Evidence
Navsari — all talukasNo sourced price seriesNo jantri schedule obtained; state jantri doubled from 15 Apr 2023 (reported)
BharuchNo sourced price seriesNo figure used on this page
DangNo sourced price seriesNo figure used on this page

*Jantri rates are registration floors, not market prices. See the Bharuch page for the industrial belt to the north and the Dang page for the forested tribal district to the east.

Farmhouse plot with boundary stones near Navsari, Gujarat

District report — Navsari

Farmland India view

Why investors look at Navsari

Five reasoned points, with an honest note that the price evidence is thin and several catalysts are still pending.

An expressway already at the district edge

The Delhi-Mumbai Expressway is reported open from Vadodara to Kharel near Gandevi, so part of the corridor is delivered, not promised. The packages beyond Gandevi were stalled in October 2025, so price on today's roads.

Agro-processing demand

More than 50 poha mills at the Navsari GIDC and a first chikoo rail shipment to Delhi in March 2026 show a trade base. Gulf exports fell over 15% in March 2026, so the trade is cyclical.

High rainfall and mixed crops

Average rainfall of 1,909 mm and cane, chikoo and mango support farm use. Crop income is modest next to land values, so it is a reason to hold a farm, not to pay a premium.

Pending corridors and rail

A Surat–Navsari corridor was reported approved in a March 2026 headline, high-speed rail is targeted for Surat–Vapi in August 2027, and the Navsari and Bilimora stations are on the upgrade list. Each is a catalyst only once it is delivered.

A market that rewards paperwork

With farmer-status, tenure, scheduled-area, coastal and corridor questions all parcel-specific, a buyer who documents each one is better placed than one relying on a broker summary.

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

STRAIGHT TALK

Risks & challenges in Navsari

Read these before shortlisting in Navsari specifically.

No sourced price series

We use no listing-site prices for Navsari and obtained no jantri schedule. Collect registered comparables before negotiating.

Farmer-status and tenure rules

Gujarat bars transfers to non-agriculturists under section 63 of the Tenancy Act, and new-tenure land carries a section 43 restriction. A non-farmer buyer should read the state page and check the seller's tenure in writing.

Scheduled areas

Navsari is partially covered by the Fifth Schedule and the page naming it lists no talukas. Ask the Collector whether the village is scheduled before dealing with a tribal seller.

Coastal and forest limits

The western edge is the sea and 16.14% of the district is forest cover. Ask what coastal-zone and forest rules apply to the survey number.

Announced is not delivered

Expressway packages 8 to 10 were stalled in October 2025, the Surat–Navsari corridor is known to us by headline only, and the Vansi-Borsi port is a dated proposal. Price on today's fundamentals.

Dated district data

The CGWB brochure and the MSME profile carry data from 2006 to 2013, and the sources disagree on area and on groundwater stage. Use them as context, not as current figures.

Disturbed Areas Act check

Transfers in a notified area need the Collector's sanction, and no list of notified areas was obtained. Ask whether the survey number is covered.

Who to contact

Local revenue & planning offices

Mutation and revenue-record matters go through the Mamlatdar of the relevant taluka (Navsari, Jalalpore, Gandevi, Chikhli, Vansda) and the Prant office (Deputy Collector) above it, with the District Collector at the top. NA permission and tenure-premium applications go to the Collector, with the 2008 resolution setting out the NA permission limits; town-planning questions go to the relevant urban development authority under the Gujarat Town Planning and Urban Development Act, 1976. Sale-deed registration is handled by the local Sub-Registrar on gARVI. We could not open the district portal, the Revenue Department, AnyROR or gARVI, so check them directly for office details.

COMMON QUESTIONS

Frequently asked questions

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

Visit full wiki

01 of 04

What does agricultural land cost in Navsari?

We publish no per-acre band for Navsari because no district or village jantri schedule was obtained and no asking-price series could be traced to registered deals. The only official reference we can report is the state-wide doubling of jantri rates from 15 April 2023 (DeshGujarat, February 2023). A jantri rate is a registration floor, not a market price, so collect registered comparables from the same village.

Transparency

Sources and references

Law and courts

    Government

    News

    Further reading

    Data-currency note: area and population come from a CGWB brochure of December 2013 and the 2011 Census; crop, irrigation and groundwater data run from 2006 to 2013; forest cover is from the 2019 assessment; infrastructure statuses were read in October 2026 and change quickly; no jantri or price figures were obtained. 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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