
District guide
Buying Land in Pali
A textile and industrial district: dry sandy-loam farmland, a Jodhpur-Pali-Marwar industrial belt taking shape and a smaller district after 2023.
12,387 sq km
Area before 2023 split
20.4 lakh
Population (Census 2011, pre-split)
18.45%
Net irrigated share of sown area (2010-11)
1,578 acres
Jodhpur-Pali-Marwar industrial area
*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 — Pali
Rev. 2026 · Farmland India desk
State
Rajasthan
Sub-divisions
Pre-2023 district had 10 tehsils: Pali, Rohat, Rani, Bali, Desuri, Sojat, Sumerpur, Marwar Junction, Jaitaran, Raipur (KVK Pali district profile). Jaitaran and Raipur are reported to have moved to Beawar district (Rajras, undated); current notified list not opened
Key markets
Pali city · Sojat · Sumerpur · Bali · Desuri · Marwar Junction · Jodhpur–Pali–Marwar industrial belt
Demand anchors
Jodhpur–Pali–Marwar industrial region (RIICO) · textile cluster at Pali · NH-62 and SH-64 access
Rail
Station and division detail not sourced for this page
Size and population
12,387 sq km and about 20.4 lakh people in the 2011 Census, both for the district before the 2023 split (MSME district profile; KVK profile)
Pricing unit
₹/acre or ₹/hectare (farmland); DLC schedules for agricultural land moved to hectares in December 2024, as reported
Local units
Revenue records and local usage vary by district and tehsil; convert every quote to acres or hectares
Land records portal
State land-records system (Apna Khata / eDharti); portals not opened for this page
Land law is state law. These rules are maintained on the Rajasthan page and apply to every district within it.
Pali — 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
Pali — district-specific notes
The Rajasthan state page applies to Pali in full. The notes below are specific to this district. Law was read from Act texts on India Code and from court reports; where an official page did not open, the note says so.
⚠ Pali is a textile and industrial district. A Rajasthan Pollution Control Board order titled "no fresh CTE and CTO to be granted for hazardous or obnoxious industry in district Pali, Balotra and Jodhpur" is listed on a compliance site (compliance listing, updated June 2026); the order itself needs a login and was not opened, so its scope and date are unconfirmed. Ask the Regional Office of the Board whether a parcel earmarked for industry can obtain consent, and what use is permitted on neighbouring land.
⚠ Section 42 of the Rajasthan Tenancy Act, 1955 applies here as it does across the state: a sale by a Scheduled Caste or Scheduled Tribe khatedar to a person outside that community is void, and the Supreme Court applied the bar to a company buyer in State of Rajasthan v. Aanjaney Organic Herbal, 2012. Read the khatedar’s community entry in the jamabandi before paying any advance.
⚠ Section 4(1) of the Rajasthan Imposition of Ceiling on Agricultural Holding Act, 1973 caps unirrigated land 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, for a family of up to five, with a lower cap where assured irrigation gives two crops (18 acres) or one crop (27 acres). Which zone a Pali village falls in was not read, so ask the Tehsildar’s office. Section 17(2) requires buyer and seller declarations before the deed is registered. The India Code text lists amendments up to 2020, so the current schedule needs checking.
⚠ Conversion of agricultural land for a farmhouse or any other non-agricultural use needs permission under Section 90A of the Rajasthan Land Revenue Act, 1956 (Indian Kanoon text; the India Code copy could not be opened). For rural land the 2007 conversion rules name the deciding officer by use and plot size, with 90 days for a complete application and five years to use the converted land (Revenue Department rules, 2019 compilation); later amendments were not read. Industrial plots in the RIICO belt are allotted by the corporation, not converted under Section 90A; we did not read RIICO’s terms.
Read the full Rajasthan land buying guide for buyer eligibility, stamp duty and NRI rules.
- Pollution Control Board order
- Sec 42 exposure
- Sec 90A conversion
- Ceiling Act 1973
District overview
Pali — a textile and industrial district beside the Jodhpur industrial belt
Before the 2023 reorganisation Pali covered 12,387 sq km and had about 20.4 lakh people in the 2011 Census (MSME district profile). Beawar district was formed in part from Pali, and Rajras lists Jaitaran and Raipur among its tehsils (Rajras, undated), so the present district is smaller; Pali was kept in the December 2024 cabinet decision that left the state with 41 districts (Scroll, December 2024). The pre-2023 tehsils were Pali, Rohat, Rani, Bali, Desuri, Sojat, Sumerpur, Marwar Junction, Jaitaran and Raipur (KVK Pali district profile). We did not open a notified list, so the present tehsil roll and population are not stated.
We publish no per-acre price band for Pali. No registered-deal series or district-specific DLC report could be traced, so the page uses state-level revisions only: about 10% in April 2026 and 5% to 49% in listed areas from 3 August 2026 (Patrika, August 2026; the report is in Hindi). For industrial land, the NICDC project page lists plots in the Jodhpur–Pali–Marwar industrial area at ₹2 crore per acre (NICDC; undated); that is an allotment price for planned industrial plots, not a farmland price.
Away from the industrial belt Pali is dry farmland. The KVK profile records mostly sandy-loam soil, normal rainfall of 50 to 60 cm and net irrigated area of 18.45% of net sown area in 2010-11 (KVK Pali district profile). Industrial demand, effluent rules and water availability matter as much as the highway.
- Pali city
- Sojat
- Sumerpur
- Bali
- Marwar Junction
- Textile cluster
Transaction costs
Stamp duty & registration in Pali
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; The Tribune, September 2018). The notified rate 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 ePanjiyan system (NeGD listing). State DLC rates rose about 10% in April 2026 and by 5% to 49% in listed areas from 3 August 2026 (Patrika, August 2026); in December 2024 irrigated rural land rose by up to 50% and agricultural registration moved to hectares (Patrika, December 2024). We found no Pali-specific schedule. 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). Take the current schedule from the Pali Sub-Registrar.
Know the belt
What is moving prices in Pali
State-level DLC revisions plus district industrial and farm facts. No Pali-specific rate or farmland price was traced.
Statewide DLC revisions
About +10% (Apr 2026); +5% to 49% in listed areas (Aug 2026)
Patrika reported the April 2026 rise and the 3 August 2026 revision for listed areas (Patrika, August 2026). We could not tell from the report which Pali areas, if any, are on the list.
Check: the village’s line on the registrar’s schedule for the date of registration.
Jodhpur–Pali–Marwar industrial belt
Plots listed at ₹2 crore per acre (NICDC)
The NICDC page describes a 1,578-acre industrial area about 30 km south-east of Jodhpur, reached by NH-62 and SH-64, with state-held land and plots of 0.25 to 20 acres (NICDC; the page is undated). On 4 October 2026 it was reported that ₹370 crore of contracts had been awarded for 641 hectares of Phase A, that RIICO had allotted land to over 3,000 MoU holders and that over 800 units were under construction (NewKerala/IANS, October 2026). Allotment prices are not farmland prices.
Check: whether land near the belt is farmland, RIICO land or private land already carrying an industrial conversion.
Textile cluster at Pali
Industrial demand, effluent controls
The Chief Minister cited the Rajasthan Textile & Apparel Policy 2025 as a boost for Pali’s textile industry (NewKerala/IANS, October 2026). A Pollution Control Board order on new consents for hazardous or obnoxious industry in Pali, Balotra and Jodhpur is listed but was not opened (compliance listing).
Check: consent and zoning for any industrial use, and the water and effluent arrangements nearby.
Asking prices
No sourced price series
Listing-site asking prices for Pali could not be traced to registered deals, so none are shown. The DLC rate is the only official reference and it is a floor for registration, not what a seller will accept.
Check: registered sale deeds in the same revenue estate before negotiating.
Units: acres and hectares
Revenue records and local usage differ by district and tehsil in Rajasthan, so a quoted figure may not mean what a buyer assumes. Convert every quote to acres or hectares and ask the Tehsildar’s office which unit the khasra uses. Patrika reported in December 2024 that agricultural registration moved to hectares (Patrika, December 2024).
Connectivity
How Pali connects — road, rail and air
No drive times or distances to Jodhpur, Udaipur or Ahmedabad are given because none were sourced. Journey times vary with traffic and road works.
By road
By air
By rail & metro
The practical question is the last leg from the highway to the parcel; ask for the access road in the revenue record. Rules for buyers from outside the state: 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.
00Open or inaugurated
02In progress or pending
Agriculture & terrain
Soil, crops & water in Pali
A dry, sandy-loam district with the Luni and its tributaries, limited irrigation and a limestone belt.
🌾 Dry sandy-loam farmland
The KVK profile records mostly sandy-loam soil, normal rainfall of 50 to 60 cm and net irrigated area of 18.45% of net sown area (14.38% of gross) in 2010-11 (KVK Pali district profile). The MSME district profile gives average annual rainfall of 447.4 mm for an unstated recent year (MSME district profile). Neither document gives crop areas, so we name none; mandi and crop data should be taken from the Agriculture Department.
- Sandy loam
- Dry farming
🏞️ Luni and its tributaries
The Luni flows through the district with tributaries such as the Sukri, Lilri, Bandi and Jawai, and the profile says there is no perennial river (KVK Pali district profile). River courses carry flood and effluent questions, so ask the seller for flood history and the nearest drain.
- Luni
- Bandi
- Jawai
⛏️ Limestone and stone
The MSME profile lists limestone as the main mineral (506,370 tonnes in 2010-11), with burning limestone, china and ball clay, granite and marble blocks as minor minerals (MSME district profile). Any lease or mining-zone restriction on a parcel needs a written reply from the Mines Department; none was read.
- Limestone
- Granite
- Marble
💧 Water & rainfall
Rainfall figures differ by source: 50 to 60 cm normal (KVK profile) and 447.4 mm for a recent year (MSME profile). We found no district-level CGWB stage-of-development figure; the CGWB brochure could not be fetched. CGWB’s 2024 report lists Pali among districts with sporadic anomalies in salinity, fluoride, nitrate and uranium (CGWB, 2024). Statewide, 214 of 302 assessed units are over-exploited. Test water quality and borewell yield on site.
📐 Measurement units
Convert every quote to acres or hectares before comparing offers, and ask the Tehsildar’s office which unit the khasra uses. Mandi prices are published on Agmarknet, which was not opened for this page, so no mandi price is quoted. Crop income is modest next to industrial-belt land values; price a parcel on location, road access and permitted use.
At a glance
Pali vs. its neighbours
| District / belt | Price band* (per acre) | Evidence |
|---|---|---|
| Pali — district | No sourced price series | No district-specific DLC schedule or farmland per-acre figure traced |
| Pali — Jodhpur–Pali–Marwar plots | ₹2 crore per acre (industrial allotment) | NICDC listing, undated; not a farmland price |
| Jodhpur | No sourced price series | No figure used on this page |
| Beawar | No sourced price series | Formed partly from Pali in 2023; no figure used on this page |
*The industrial plot figure is an allotment price for planned industrial land and is not comparable with farmland. See the Jodhpur page, the Beawar page and the Sirohi page for nearby markets.
Farmland India view
Why investors look at Pali
Five reasoned points, with an honest note that price evidence is thin and the main catalyst is industrial, not agricultural.
An industrial belt with money behind it
Contracts of ₹370 crore for Phase A and over 800 units under construction were reported on 4 October 2026. That is demand for industrial plots, and spillover to nearby farmland is not measured.
A textile cluster with policy support
The Rajasthan Textile & Apparel Policy 2025 was cited as a boost for Pali. Effluent controls cut the other way, so the cluster’s growth is not unconditional.
Farmland that is cheap to hold but dry
With mostly sandy-loam soil and 18.45% of net sown area irrigated in 2010-11, yields depend on rain and wells. The case for farmland here is location and permitted use, not crop income.
A smaller district after 2023
Beawar was formed partly from Pali. Buyers should confirm the district and Sub-Registrar for each village rather than rely on older papers.
A market that rewards paperwork
With Section 42, zone-based ceiling limits, industrial consent rules and fast-moving DLC rates all parcel-specific, a buyer who documents each one is better placed than one relying on a broker summary.
Confirm khatedar class, Section 90A conversion and DLC status directly; these are not certified by Farmland India’s review.
STRAIGHT TALK
Risks & challenges in Pali
Read these before shortlisting in Pali specifically.
Industrial consent and effluent
A Pollution Control Board order on new consents for hazardous or obnoxious industry in Pali, Balotra and Jodhpur is listed but was not opened. Ask the Board what a given parcel may be used for.
Water quality and supply
CGWB’s 2024 report lists Pali for sporadic salinity, fluoride, nitrate and uranium, and no perennial river runs through the district. Test the water before planning a farmhouse or crop.
Section 42 exposure
A sale of khatedari land by an SC or ST member to someone outside that community is void under Section 42, and the Supreme Court applied the bar to a company buyer in 2012. Establish the seller’s community before any advance.
District reorganisation confusion
Pali lost Jaitaran and Raipur to Beawar, as reported, and older papers may name the former district. Check which district and which Sub-Registrar office a village now falls under.
Industrial price is not farmland price
The ₹2 crore per acre listed for planned industrial plots says nothing about nearby farmland. Do not apply it to an agricultural parcel.
Announced is not delivered
The Jodhpur–Pali PPP road has a 2019 record and no confirmed status. Price on today’s roads.
No sourced price series
We use no listing-site prices for Pali, and found no district-specific DLC schedule. Collect registered comparables before negotiating.
Who to contact
Local revenue, planning & registration offices
Mutation and revenue-record matters go through the Tehsildar of the relevant tehsil, and the District Collector’s office oversees the district revenue administration. 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). 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). Because Jaitaran and Raipur are reported to have moved to Beawar, confirm which Sub-Registrar covers the village. Industrial plots in the RIICO belt are dealt with by RIICO. The Pali district portal, the Revenue Department site and ePanjiyan did not open from our review environment, so take office locations 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 Pali.
Visit full wiki01 of 04
What does agricultural land cost in Pali?
We publish no per-acre farmland band for Pali because no registered-deal series or district-specific DLC schedule could be traced. The state-level references are DLC rises of about 10% in April 2026 and 5% to 49% in listed areas from 3 August 2026, according to Patrika. NICDC lists planned industrial plots in the Jodhpur-Pali-Marwar area at Rs 2 crore per acre, which is an allotment price and not a farmland price.
02 of 04
Which land rules matter most in Pali?
Section 42 of the Tenancy Act makes a sale by an SC or ST khatedar to an outsider void, the Ceiling Act caps unirrigated land by zone from 48 to 175 acres, and Section 90A governs conversion. A Pollution Control Board order on new consents for hazardous industry in Pali, Balotra and Jodhpur is listed but was not opened.
03 of 04
What stamp duty applies to land in Pali?
The Stamp Act 1998 allows a cow-protection surcharge of up to 20% on duty. We could not trace the base duty or registration fee to an official page, so none is quoted; take the current schedule from the Pali Sub-Registrar. Patrika reported in August 2026 that duty and fee follow DLC rates.
04 of 04
Which infrastructure affects Pali?
The Jodhpur-Pali-Marwar industrial area is the main one: Contracts of Rs 370 crore for Phase A were reported on 4 October 2026, with over 800 units under construction. A 72 km Jodhpur-Pali four-lane PPP road appears in a 2019 database record with no confirmed status.
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Sources and references
Law and courts
- Rajasthan Imposition of Ceiling on Agricultural Holding Act, 1973, India Code (sections 4, 17)
- Rajasthan Tenancy Act, 1955, India Code (section 42)
- State of Rajasthan v. Aanjaney Organic Herbal Pvt. Ltd., Civil Appeals 6741-6742 of 2012, Supreme Court, 20 Sep 2012
- Anandi Lal v. Dalip Prajapat, Rajasthan High Court, reported by LiveLaw, Feb 2025
- Section 90A, Rajasthan Land Revenue Act, 1956, Indian Kanoon
- Bhanwar Singh v. State of Rajasthan, Rajasthan High Court, reported by LiveLaw, Feb 2022
- Rajasthan Stamp (Amendment) Bill, 2018 (Bill 18 of 2018), PRS
- Order on no fresh CTE and CTO for hazardous industry in Pali, Balotra and Jodhpur, Rajasthan Pollution Control Board (compliance listing, updated Jun 2026)
Government
- Rajasthan Land Revenue (Conversion of Agricultural Land for Non-Agricultural Purposes in Rural Areas) Rules, 2007, 2019 compilation
- Master Direction FED 12/2015-16, Reserve Bank of India, updated to 1 Sep 2022
- Pali district profile, KVK Pali (CAZRI)
- Brief industrial profile of Pali district, MSME-Development Institute Jaipur
- Jodhpur Pali Marwar industrial area, NICDC
- Dynamic Ground Water Resources of Rajasthan 2024, CGWB
- ePanjiyan / state listing, NeGD India Stack Local
- Agricultural Statistics of Rajasthan 2023-24
News
- Rajasthan awards Rs 370 crore contracts for industrial development, NewKerala/IANS, 4 Oct 2026
- Jodhpur to Pali road PPP project, InfraPPP World, Feb 2019
- Rajasthan DLC rate hike, Patrika, 4 Aug 2026 (Hindi)
- DLC rates raised up to 50%, Patrika, 3 Dec 2024
- Rajasthan scraps new districts and divisions, Scroll, 29 Dec 2024
Further reading
- Formation of new districts in Rajasthan, Rajras (undated)
- Rajasthan annuls nine districts and three divisions, Sentinel Assam, 29 Dec 2024
- Rajasthan raises stamp duty surcharge from 10 to 20 for cow protection, The Tribune, Sep 2018
- Rajasthan Stamp (Amendment) Rules 2024, TeamLease RegTech, Jul 2024
- Rise in construction rates, Patrika, 19 Nov 2025
- Rajasthan Monsoon Report 2025, IMD Jaipur
- Geographic profile of Rajasthan, Resident Commissioner
Data-currency note: area, population, soils and irrigation come from documents describing the district before the 2023 reorganisation (data mostly 2010-2012); the tehsil change rests on one non-official summary. The CGWB brochure for Pali could not be fetched and the Pollution Control Board order could not be opened. The Pali district portal, the Revenue Department site, Apna Khata, ePanjiyan and the India Code text of the Land Revenue Act and the Stamp Act could not be opened, so nothing here is attributed to a reading of them. The base stamp duty and registration fee are not quoted. This is a general guide, not legal advice. Report inaccuracies to wiki@farmlandindia.com.
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