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District guide
Buying Land in Jodhpur
A western Rajasthan city district with a new airport terminal, a ring road reported built, a 2024 boundary change and no sourced per-acre price series.
₹480 crore, opened 4 Jul 2026
Airport terminal
About 75 km, ₹1,161 crore
Ring road
About 360 mm
Average rainfall (2016 profile)
Annulled 28 Dec 2024
Jodhpur Rural district
*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.
Apna Khata — Rajasthan Land Records PortalDistrict land record — Jodhpur
Rev. 2026 · Farmland India desk
State
Rajasthan
Sub-divisions
The 2015-16 industrial profile lists seven tehsils (Jodhpur, Osian, Phalodi, Bilara, Bhopalgarh, Luni, Shergarh) (MSME-DI industrial profile, Jodhpur). Phalodi is now a separate district, and Jodhpur Rural was annulled on 28 December 2024 (Scroll, December 2024); the current tehsil list was not found
Key markets
Jodhpur city and its ring-road belt · Osian · Bilara · Bhopalgarh · Luni · Shergarh
Demand anchors
Jodhpur city and its new airport terminal (opened July 2026) · handicraft and stone-processing clusters · 75 km ring road
Rail
Rail detail was not opened for this page; ask the railway for station and line status
Size and population
22,850 sq km in the pre-2023 district, per the industrial profile (the same document also prints 22,580); a population for the district as it stands today was not found
Pricing unit
₹ per acre in common usage; DLC schedules have registered agricultural land in hectares since December 2024 (Patrika, December 2024)
Local units
Acre and hectare. Local units differ by tehsil, so ask the patwari to restate any quoted area in acres or hectares before comparing offers
Land records portal
Revenue land records (Apna Khata / eDharti); not opened for this page, so check records with the Tehsildar (NeGD listing)
Land law is state law. These rules are maintained on the Rajasthan page and apply to every district within it.
Jodhpur — land purchase legal rules
In the Ceiling Act and the part of the Tenancy Act we read, no clause limits the purchase of agricultural land to farmers. The limits that do appear sit elsewhere: who may sell (Section 42), how much one family may hold, and how the land may be used once bought.
Who can buy agricultural land? We found no farmer-only clause in the Rajasthan Imposition of Ceiling on Agricultural Holding Act, 1973 or in the first 100,000 characters (of about 108,700) of the Tenancy Act, 1955, apart from the Section 42 bar described below. Clause (a) of Section 42 was omitted with effect from 11 November 1992. Whether any residency or farmer test applies to a particular parcel should be checked with the Sub-Registrar before an advance is paid.
Ceiling limits still apply: Section 4(1) of the Ceiling Act sets, for a family of up to five members, 18 acres of land under assured irrigation that can grow two crops a year and 27 acres where it can grow one crop. Unirrigated land is capped by zone: 48 acres in the fertile zone, 54 in the semi-fertile zone, 125 in the semi-desert zone and 175 in the desert zone (the hilly-zone figure is unclear in the printed text). The ceiling rises by one-fifth for each member beyond five, up to twice the base. Section 17(1) bars acquiring land that takes a holding past the ceiling, and Section 17(2) requires declarations from buyer and seller before the transfer document is registered. The India Code text records amendments up to 2020, so the current schedule needs checking.
SC/ST khatedar land, Section 42 of the Tenancy Act: under clause (b), a sale, gift or bequest of khatedari rights by a Scheduled Caste member to a person outside that community, or by a Scheduled Tribe member to a person outside that tribe, is void; clause (bb) adds the Saharia tribe (Tenancy Act). In State of Rajasthan v. Aanjaney Organic Herbal Pvt. Ltd., Civil Appeals 6741-6742 of 2012, the Supreme Court held on 20 September 2012 that a sale by an SC member to a company was void (Supreme Court, September 2012). In February 2025 the Rajasthan High Court held again that a non-SC/ST buyer cannot acquire khatedari rights by adverse possession (LiveLaw, February 2025). The seller's community should be read from the jamabandi before any money moves.
Conversion for non-agricultural use, Section 90A: Section 90A of the Rajasthan Land Revenue Act, 1956 requires permission before agricultural land is put to non-agricultural use, building included. The State Government decides after an inquiry, the holder pays urban assessment or a premium, and use without permission exposes the holder to ejectment under Section 91 or to a penalty (Indian Kanoon text of Section 90A; the India Code copy could not be opened). The Rajasthan High Court noted in February 2022 that the government may regularise unauthorised conversions (LiveLaw, February 2022). For rural land, the 2007 conversion rules name the deciding officer by use and size: the Tehsildar for a residential unit up to 2,500 sq m, the Sub-Divisional Officer, Collector or State Government for larger plots. A complete application is to be decided within 90 days, and the converted land used within five years (Rules 9(3) and 14(1), Revenue Department rules, 2019 compilation). Later amendments to the rules were not read.
NRI & OCI buyers: The Reserve Bank's Master Direction under FEMA 1999 lets NRIs and OCIs buy immovable property other than agricultural land, plantation property or a farm house, in Rajasthan as elsewhere (RBI Master Direction, updated to 1 September 2022). The inheritance clauses carry no such exclusion, and residential or commercial plots are not on the excluded list.
- No farmer-only bar found
- Ceiling: 18–175 acres by class
- Tenancy Act §42
- Sec 90A conversion
- NRI agri: barred (FEMA)
- Land records portal
Jodhpur — district-specific notes
The Rajasthan state page applies to Jodhpur in full. The notes below are specific to the district. Law was read from Act texts on India Code, one Supreme Court judgment and two High Court reports; the district portal and Revenue Department sites did not open for automated fetches, so district-level notifications were not read.
⚠ Boundary change: Jodhpur Rural was among nine districts annulled on 28 December 2024, and Phalodi was retained as a separate district (Scroll, December 2024; Sentinel Assam, December 2024). Older documents, including the 2016 industrial profile, describe a larger Jodhpur. A village may therefore have moved between districts, tehsils and Sub-Registrar offices since 2023, so ask which office holds the record today.
⚠ Mining and quarry land: the industrial profile lists sandstone, rhyolite, dolomite, limestone, jasper, granite and clay, puts limestone reserves at 54.0 million tonnes and describes sandstone mining near Jodhpur as about 500 years old (MSME-DI industrial profile, Jodhpur). We found no map of mining leases for the district, so ask the Mines Department in writing whether a khasra lies inside or beside a lease before paying a deposit.
⚠ Section 4(1) of the Ceiling Act, 1973 sets 18 acres where assured irrigation gives two crops a year, 27 acres for one crop, and 48 to 175 acres of unirrigated land by zone, with the limit rising by one-fifth for each family member beyond five. Section 17(2) requires declarations from buyer and seller before registration. The India Code text records amendments up to 2020 and we read none later, so the current schedule is a CONFIRM item; we did not find which ceiling zone this district falls in. Much of the district is arid, but the profile does not say which ceiling zone applies, so do not assume the desert-zone limit.
⚠ Rajasthan Tenancy Act, 1955, section 42: a sale, gift or bequest of khatedari rights by a Scheduled Caste member to a person outside that community, or by a Scheduled Tribe member to a person outside that tribe, is void (Tenancy Act; Supreme Court, September 2012; LiveLaw, February 2025). The seller's community should be read from the jamabandi in every tehsil.
⚠ Section 90A of the Rajasthan Land Revenue Act, 1956 requires permission before agricultural land is put to non-agricultural use (Indian Kanoon text; the India Code copy could not be opened), and the 2007 rural conversion rules name the deciding officer by use and size, with 90 days for a complete application (Revenue Department rules, 2019 compilation). The Rajasthan High Court noted in February 2022 that unauthorised conversions may be regularised (LiveLaw, February 2022). Later amendments were not read; urban land follows separate rules we did not open. Land in and around the city is also subject to urban planning rules; we opened no master plan, so ask for the parcel's zoning in writing.
⚠ The Indira Gandhi canal command and border-area rules do not appear in any source read for this district, and the industrial profile mentions only the Luni river. We apply none here, so confirm for a given khasra.
Read the full Rajasthan land buying guide for buyer eligibility, stamp duty and NRI rules.
- District boundary change 2024
- Mining and quarry land
- Ceiling Act 1973
- Tenancy Act §42
- Sec 90A conversion
District overview
Jodhpur — a western Rajasthan city district with a new terminal and a ring road
Jodhpur is a western Rajasthan district whose boundaries have moved: the 2016 industrial profile describes 22,850 sq km and seven tehsils, including Phalodi, which has since become its own district, and Jodhpur Rural was created in 2023 and annulled on 28 December 2024 (MSME-DI industrial profile, Jodhpur; Scroll, December 2024). We state no current area or population for that reason. The profile gives an average rainfall of about 360 mm, falling mainly from late June to September.
We publish no per-acre price band for Jodhpur because no registered-deal or DLC village list could be traced. Statewide, DLC rates were raised 10% in April 2026 and by 5% to 49% in listed areas from 3 August 2026 (Patrika, August 2026). The report covered Jaipur and its satellite towns and did not name Jodhpur, so no Jodhpur DLC figure is stated.
The city is the demand anchor. A new airport terminal opened on 4 July 2026 at a reported Rs 4.8 billion, and a 75 km ring road around the city is reported built. Away from the city, the profile points to handicraft and stone-processing clusters and to mineral land rather than to irrigated farming, and groundwater at parcel level has to be checked on site.
- Jodhpur city
- Osian
- Bilara
- Bhopalgarh
- Luni
- Shergarh
Transaction costs
Stamp duty & registration in Jodhpur
Up to 20%
Surcharge on stamp duty
Cow-protection surcharge, Section 3-B, Stamp Act 1998; cap raised from 10% in 2018
DLC
Valuation basis
Patrika reported in August 2026 that duty and fee follow DLC rates
Not traced
Base duty and fee
Sale-deed rates could not be traced to an official page or a news report
The surcharge cap was raised from 10% to 20% by the Rajasthan Stamp (Amendment) Bill, 2018 (PRS, Bill 18 of 2018; Tribune, September 2018). The rate notified today is not confirmed, and the base stamp duty and registration fee for a sale deed could not be traced, so none is quoted. Deeds are registered through the Registration and Stamps Department's ePanjiyan system (NeGD listing). Patrika reported that DLC rates rose 10% in April 2026 and by 5% to 49% in listed areas from 3 August 2026 (Patrika, August 2026); the report covered Jaipur and its satellite towns and did not name Jodhpur, so we state no district DLC figure. Since July 2024, Rule 57 of the Stamp Rules lets the registering officer inspect the land and value open land and structures separately (TeamLease RegTech, July 2024). Patrika gave one statewide example in December 2024: on a Rs 50 lakh transaction in an area where the DLC rate rose 15%, the extra cost was Rs 66,000 in a man's name and Rs 56,250 in a woman's (Patrika, December 2024). The current schedule should be taken from the Registration and Stamps office.
Know the belt
What is moving prices in Jodhpur
There is no sourced Jodhpur price series. The cards below record what the sources do and do not say.
Asking prices
No sourced price series
No registered-deal figure or village-wise DLC list for Jodhpur could be traced, so none is shown. A DLC rate is a registration floor, not the price a seller will accept.
Check: registered sale deeds in the same revenue village before negotiating.
Statewide DLC revisions
10% (Apr 2026); 5% to 49% in listed areas (3 Aug 2026)
Patrika reported both revisions statewide; the August report listed Jaipur and satellite-town rates only (Patrika, August 2026). A peri-urban threshold for the residential DLC rate was also raised in November 2025 (Patrika, November 2025).
Check: the DLC rate for the village on the date of registration.
Ring-road belt
Reported complete; second ring road only proposed
Patrika wrote in January 2025 that the city had grown 3 to 5 km beyond the existing 75 km ring road and that a second ring road, 10 to 15 km further out, was under discussion with no fixed alignment (Patrika, January 2025). No land rates along either road were found.
Check: whether a plot is inside the urban limit and its zoning before treating it as farmland.
Industrial and handicraft clusters
Dated 2015-16 figures
The industrial profile counts about 1,000 handicraft units at Boranada with about Rs 3,500 crore annual turnover and 116 stone-processing units at Mandore, Soor Sagar, Osian and Jodhpur city (MSME-DI industrial profile, Jodhpur). It gives no land values.
Check: the cluster's current land-use zoning and any industrial-area allotment rules.
Units: acre and hectare
Quote and compare in acres or hectares. DLC schedules have registered agricultural land in hectares since December 2024 (Patrika, December 2024). Local units differ by tehsil and we opened no revenue manual for them, so ask the patwari to restate the area in acres or hectares and to match it to the khasra number.
Connectivity
How Jodhpur connects — road, rail and air
Distances and journey times are not given because no official or news source for them was found.
By road
By air
By rail
The practical question is the last leg from the highway to the parcel; ask for the access road in the revenue record. Full rules for buyers: Rajasthan 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
01In progress or pending
Agriculture & terrain
Soil, crops & water in Jodhpur
An arid district where the sources read describe minerals and craft clusters more than irrigated farming, and where parcel-level water has to be checked on site.
🏜 Climate and rivers
The 2015-16 industrial profile gives average rainfall of about 360 mm, mostly from late June to September, ranging from 24 mm in 1899 to 1,178 mm in 1917, and names the Luni as the river (MSME-DI industrial profile, Jodhpur). Statewide, IMD Jaipur puts the June to September normal at 435.6 mm, with 283.6 mm in the west (IMD, 2025).
- ~360 mm average
- Luni river
🌾 Crops
No district crop table was opened. The industrial profile mentions guar, noting low yields and seed-quality problems in its guar gum cluster. Statewide, 2023-24 gross cropped area was 42.9 lakh hectares of bajra, 40.0 lakh of mustard, 31.1 lakh of wheat and 28.8 lakh of guar (Directorate of Economics and Statistics).
- Guar
- Bajra
- Mustard
⛏ Minerals and stone
Sandstone, rhyolite, dolomite, limestone, jasper, granite and clay are listed, with limestone reserves estimated at 54.0 million tonnes (MSME-DI industrial profile, Jodhpur). Quarry and lease land differs from farmland in permitted use and in how it is valued.
- Sandstone
- Limestone
- Granite
💧 Groundwater
CGWB's 2024 state assessment puts Rajasthan at 149.86% extraction with 214 of 302 units over-exploited, gives no unit table for Jodhpur, and lists the district among those with sporadic anomalies in salinity, fluoride, nitrate and uranium (CGWB, 2024). No district groundwater booklet was opened, and the 2016 profile gives no irrigation data. Check borewell depth, yield and water quality on site.
🌾 Mandi prices
Mandi prices are published on Agmarknet; the portal was not opened for this review, so none is quoted. Crop income on arid land is modest next to a land price, so judge a parcel on location, water and permitted use rather than on crop yield.
At a glance
Jodhpur vs. its neighbours
| District / belt | Price band* (per acre) | Evidence |
|---|---|---|
| Jodhpur | No sourced price series | No DLC village list traced; statewide revisions only |
| Pali | No sourced price series | No figure used on this page |
| Nagaur | No sourced price series | No figure used on this page |
| Balotra | No sourced price series | No figure used on this page |
| Phalodi | No sourced price series | No figure used on this page |
*No Jodhpur price figure could be sourced, and the neighbouring districts carry none here either. See the Pali, Nagaur, Balotra and Phalodi pages for the adjoining districts, or the Rajasthan state page for statewide DLC news.
Farmland India view
Why investors look at Jodhpur
Five reasoned points and an honest note that price evidence is thin and the boundary has changed.
A city with a new airport terminal
The terminal opened on 4 July 2026 with capacity for 2 million passengers a year, and Air India reported 14 weekly Mumbai and 12 Delhi flights from it. That supports city-edge demand; it says little about distant farmland.
A ring road already in place
The 75 km ring road is reported built, and the city has grown past it. A buyer near it should check urban limits and zoning first.
A second ring road is only an idea
Patrika reported a proposal with no fixed alignment in January 2025. This desk reads it as optionality, not as a basis for paying a premium.
Industry and minerals, not irrigation
Handicraft and stone clusters and mineral land shape the local economy in the sources read. Land use and lease status matter more than yield.
A market that rewards paperwork
With the 2024 boundary change, mining leases, conversion and Section 42 questions all parcel-specific, a buyer who documents each one is better placed than one relying on a broker summary.
Confirm title, conversion, mining-lease and forest status directly; these are not certified by Farmland India’s review.
STRAIGHT TALK
Risks & challenges in Jodhpur
Read these before shortlisting in Jodhpur specifically.
Boundary and office confusion
Jodhpur Rural was annulled on 28 December 2024 and Phalodi stands separately. Check which district, tehsil and Sub-Registrar office a village falls under today.
Mining and quarry land
Sandstone, limestone and other mineral land is common in the sources read. We found no lease map, so ask for written confirmation of the khasra's status.
No sourced price series
We found no district DLC list or registered-deal price for Jodhpur. Collect registered comparables from the Sub-Registrar before negotiating.
Section 42 exposure
A sale of khatedari land by an SC or ST member to someone outside that community is void under Section 42, with no permission route in the text we read. Establish the seller's community before any advance.
Fast-moving DLC rates
DLC rates were revised in April 2026 and again from 3 August 2026, by 5% to 49% in listed areas statewide. A valuation agreed in spring may not match the schedule in force at registration.
Urban-limit and zoning questions
Land near the ring road may sit inside urban limits where separate conversion rules apply. Ask for the zoning in writing.
Dated district data
The industrial profile dates from 2015-16 and describes the pre-2023 district. Re-check each figure against current records.
Who to contact
Local revenue & registration offices
Conversion of rural agricultural land is decided by the Tehsildar, Sub-Divisional Officer, Collector or State Government, depending on use and plot size (Rule 9, Revenue Department rules, 2019 compilation). Mutation and revenue-record matters sit with the Tehsildar of the relevant tehsil, and the District Collector heads the district revenue administration. The 2016 industrial profile lists tehsils at Jodhpur, Osian, Bilara, Bhopalgarh, Luni and Shergarh (Phalodi is now a separate district); newer tehsils may exist, so confirm which one holds the village. Sale-deed registration is handled by the Sub-Registrar office under the ePanjiyan system, which feeds the eDharti land records for agricultural deeds (NeGD listing). The district portal, the Revenue Department portal and the ePanjiyan site did not open for automated fetches during this review, so office locations and jurisdiction should be taken from the department directly.
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Guides & research
- Stamp Duty Calculator Rajasthan: DLC Land Table (2026)Wiki · P11 Taxation, Stamp Duty & Registration
- DLC Rate Jodhpur: Lookup Table and Method (2026)Wiki · P11 Taxation, Stamp Duty & Registration
- DLC Rate Jaipur: Lookup Table and Method (2026)Wiki · P11 Taxation, Stamp Duty & Registration
- Acre to Bigha in Rajasthan: Pucca, Kachcha (2026)Wiki · P01 Land Measurement Units
- Stamp Duty Rajasthan: Land Registry Charges (2026)Wiki · P11 Taxation, Stamp Duty & Registration
- DLC Rate Lookup Rajasthan: Check Circle Rate (2026)Wiki · P02 Land Records & Documentation
- Girdawari Rajasthan: Crop Record Guide (2026)Wiki · P02 Land Records & Documentation
- Mutation Status Rajasthan: Check Online (2026)Wiki · P02 Land Records & Documentation
COMMON QUESTIONS
Frequently asked questions
Everything buyers, NRIs and investors ask before their first reviewed farmland purchase in Jodhpur.
Visit full wiki01 of 04
Can an outsider buy agricultural land in Jodhpur?
Yes, on the texts we read. The Rajasthan Ceiling Act, 1973 sets holding limits (18 acres of land irrigated for two crops, 27 acres for one crop, and 48 to 175 acres of unirrigated land by zone) and the Tenancy Act, 1955 has no clause limiting purchase to farmers. Section 42 voids a sale by a Scheduled Caste or Scheduled Tribe khatedar to a non-member. NRIs and OCIs cannot buy agricultural land under the RBI Master Direction. We read no later amendments, so confirm current limits with a Rajasthan revenue lawyer.
02 of 04
What does agricultural land cost in Jodhpur?
We publish no per-acre band because no registered-deal or village-wise DLC list for Jodhpur could be traced. Statewide, DLC rates rose 10% in April 2026 and by 5% to 49% in listed areas from 3 August 2026 (Patrika, August 2026); the report covered Jaipur and its satellite towns. Check the village's DLC rate and registered deals at the Sub-Registrar.
03 of 04
What stamp duty applies to land in Jodhpur?
Base stamp duty and registration fee rates: no official or news source reached, so we state none. Statewide, a surcharge of up to 20% on stamp duty for cow protection is set under the Rajasthan Stamp Act, 1998 (Tribune, September 2018). Confirm the rate and the village DLC rate with the Sub-Registrar.
04 of 04
Has the Jodhpur district boundary changed?
Yes. Jodhpur Rural was among nine districts annulled on 28 December 2024, and Phalodi was retained as a separate district (Scroll, December 2024). Older documents describe a larger Jodhpur, so confirm which district, tehsil and Sub-Registrar office holds a village today.
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Sources and references
Law and courts
- Rajasthan Imposition of Ceiling on Agricultural Holding Act, 1973 (ss. 4, 6, 17), India Code
- Rajasthan Tenancy Act, 1955 (s. 42), India Code
- State of Rajasthan v. Aanjaney Organic Herbal, Civil Appeals 6741-6742 of 2012, Supreme Court, 20 Sep 2012
- Anandi Lal v. Dalip Prajapat, Rajasthan High Court, LiveLaw, 14 Feb 2025
- Section 90A, Rajasthan Land Revenue Act, 1956, Indian Kanoon
- Bhanwar Singh v. State of Rajasthan, Rajasthan High Court, LiveLaw, Feb 2022
- Rajasthan Stamp (Amendment) Bill, 2018 (Bill 18 of 2018), PRS Legislative Research
Government
- Brief Industrial Profile of Jodhpur District, 2015-16 (area, tehsils, rainfall, minerals, clusters), MSME-DI
- Rajasthan Land Revenue (Conversion of Agricultural Land for Non-Agricultural Purposes in Rural Areas) Rules, 2007, Revenue Department compilation, 2019
- Master Direction FED 12/2015-16 on immovable assets under FEMA, Reserve Bank of India, updated 1 Sep 2022
- Dynamic Ground Water Resources and Ground Water Quality of Rajasthan, 2024, Central Ground Water Board
- Agricultural Statistics of Rajasthan 2023-24, Directorate of Economics and Statistics
- Rajasthan Monsoon Report 2025, IMD Jaipur
- Rajasthan listing (ePanjiyan, eDharti), India Stack Local, NeGD
- Geographic profile of Rajasthan, Resident Commissioner, Rajasthan
- Lok Sabha Question 2967, Eastern Rajasthan Canal Project, 12 Dec 2024
News
- New terminal building at Jodhpur Airport gets inaugurated, Indian Infrastructure, 6 Jul 2026
- Air India flights at Jodhpur to operate from new terminal building from 12 July 2026, Air India, 11 Jul 2026
- NHAI launches Rs 1,161 crore ring road project in Jodhpur, NBM&CW, 15 Apr 2022
- Another ring road can be built in Jodhpur, Patrika, 14 Jan 2025
- Rajasthan scraps new districts and divisions, Scroll, 29 Dec 2024
- Bhajan Lal Sharma government annuls 9 districts, 3 divisions, Sentinel Assam, 29 Dec 2024
- Rajasthan DLC rate hike (effective 3 Aug 2026), Patrika, 4 Aug 2026
- DLC rates raised up to 50%, Patrika, 3 Dec 2024
- Rajasthan raises stamp duty surcharge from 10 to 20 for cow protection, The Tribune, 7 Sep 2018
Further reading
- Rajasthan Stamp (Amendment) Rules 2024, TeamLease RegTech
- Rajasthan Budget 2026-27 press note, Finance Department
- Rajasthan Budget Analysis 2026-27, PRS Legislative Research
- Lok Sabha Question 3083, groundwater, 18 Dec 2025
- Eastern Rajasthan Canal Project update, NBM&CW, 2 Dec 2025
- Rise in construction rates and DLC threshold, Patrika, 19 Nov 2025
Data-currency note: area, tehsils, rainfall and clusters come from a 2015-16 industrial profile describing the pre-2023 district; infrastructure statuses were read in October 2026 and change quickly. Pages marked "not opened" did not open for automated fetches. This is a general guide, not legal advice. Report inaccuracies to wiki@farmlandindia.com.
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