Farmland India
Aerial view of agricultural land and farm fields near Pali, Rajasthan

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 Portal

District 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

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
Locator map of Pali district in Rajasthan

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

Jodhpur–Pali–Marwar industrial areaAbout 30 km south-east of Jodhpur, via NH-62 and SH-64 (NICDC)
Jodhpur–Pali road PPP72 km four-lane project record, Feb 2019; current status not confirmed
Drive timesNot sourced for this page

By air

Airport in the districtNone found in the sources read
Nearest airportsDistances and schedules not sourced for this page

By rail & metro

Pali and Marwar Junction stationsServices and timetables not sourced for this page
Western freight corridorThe NICDC page places the industrial area on the Western Dedicated Freight Corridor
MetroNo metro project found in the sources read

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

Under development · Phase A contracts awarded (Oct 2026) Jodhpur–Pali–Marwar industrial region
Proposed · 2019 record · status not confirmed Jodhpur–Pali four-lane road (PPP)
Under development · Phase A contracts awarded (Oct 2026)

Jodhpur–Pali–Marwar industrial region

NICDC describes a 1,578-acre industrial area on the Western Dedicated Freight Corridor, about 30 km south-east of Jodhpur, with environmental clearance obtained and plots of 0.25 to 20 acres at ₹2 crore per acre; the project cost is listed at ₹922 crore (NICDC; the page is undated). On 4 October 2026 the Chief Minister announced ₹370 crore of contracts for infrastructure and electrification across 641 hectares of Phase A, and reports said RIICO had allotted land to over 3,000 MoU holders with over 800 units under construction (NewKerala/IANS, October 2026).

Source: NICDC (undated); NewKerala/IANS, 4 Oct 2026

Area

1,578 acres (NICDC)

Phase A

641 ha, ₹370 crore contracts

Allottees

3,000+ MoU holders (reported)

Units

800+ under construction

Land markets in the blast radius

  • Pali city
  • Marwar Junction
  • Bali
Proposed · 2019 record · status not confirmed

Jodhpur–Pali four-lane road (PPP)

A project database lists a 72 km four-lane Jodhpur–Pali road under a design-build-finance-operate-maintain PPP model, with its last update on 30 January 2019 (InfraPPP World, February 2019). The listing has placeholder text and its project stage sits behind a login, so we cannot say whether the road was built, tendered or dropped. Ask the NHAI project office before pricing land on it.

Source: InfraPPP World, Feb 2019

Length

72 km

Model

DBFOM (PPP)

Last update

30 Jan 2019

Status

Not confirmed

Land markets in the blast radius

  • Pali city

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 / beltPrice band* (per acre)Evidence
Pali — districtNo sourced price seriesNo 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
JodhpurNo sourced price seriesNo figure used on this page
BeawarNo sourced price seriesFormed 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.

Farmhouse plot with boundary stones near Pali, Rajasthan

District report — Pali

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.

Browse reviewed land in Pali

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.

COMMON QUESTIONS

Frequently asked questions

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

Visit full wiki

01 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.

Ready to look at what is available?

Browse reviewed listings

Transparency

Sources and references

Law and courts

Government

News

Further reading

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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