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

District guide

Buying Land in Sirohi

A hill-and-plain district in south-west Rajasthan: Mount Abu zone limits, part-Scheduled Area, a rail line under construction and no sourced price series.

  • 5,139 sq km

    Area

  • 5 + 3 sub-tehsils

    Tehsils

  • 591 mm

    Normal rainfall (CRIDA)

  • 116.65 km, due 2027

    Taranga Hill–Abu Road rail

Apna Khata — Rajasthan Land Records Portal

District land record — Sirohi

Rev. 2026 · Farmland India desk

State

Rajasthan (south-west; one of the 41 districts after the December 2024 decision)

Sub-divisions

5 tehsils (Sirohi, Sheoganj, Pindwara, Abu Road, Reodar) and 3 sub-tehsils (Bhavri, Kalandri, Mandar); Mount Abu is a sub-division and Nagar Palika (Brief Industrial Profile, Sirohi; the district portal did not return its content)

Key markets

Abu Road · Sirohi town · Pindwara · Reodar · Sheoganj · Mount Abu (restricted zone)

Demand anchors

Mount Abu hill-station tourism · Abu Road rail junction on the Delhi–Ahmedabad line · Taranga Hill–Ambaji–Abu Road rail line under construction · limestone and marble mining belt

Rail

Abu Road lies on the main Delhi–Ahmedabad line; 62 km of rail in the district in 2010-11 (Brief Industrial Profile, Sirohi)

Size and population

5,139 sq km (the same profile also prints 5,179.47) · 8,51,107 people at Census 2011 (our sum of the profile's male and female counts) (MSME-DI profile)

Pricing unit

₹/acre or ₹/hectare (farmland)

Local units

Local land units vary by tehsil and village; convert every quote to acres or hectares before comparing offers

Land records portal

Apna Khata / eDharti land-records system (named in the NeGD listing; portal not opened for this page)

District overview

Sirohi — a hill-and-plain district where Mount Abu rules and a new rail line shape the land market

Sirohi is a district of 5,139 sq km in south-west Rajasthan, with 8,51,107 people at Census 2011 on our addition of the MSME-DI profile's male and female counts (MSME-DI profile). The profile lists five tehsils (Sirohi, Sheoganj, Pindwara, Abu Road, Reodar) and three sub-tehsils, and describes the granite massif of Mount Abu as dividing the district into two parts running north-east to south-west. Abu Road, not Mount Abu, is called the main city and financial hub, and it lies on the Delhi–Ahmedabad main line. The profile dates from 2010-11, and Sirohi was not among the districts scrapped in December 2024 (Scroll, December 2024); the district portal did not return its content when we tried it.

We publish no per-acre price band for Sirohi. No official or news source we opened gave a district land price, and listing-site asking prices could not be traced to registered deals. The only dated pricing signal is state-wide: Patrika reported that Rajasthan raised DLC rates by 5% to 49% in listed areas from 3 August 2026 (Patrika, August 2026), and we did not find a Sirohi-specific schedule. DLC rates are registration floors, not market prices.

Land use is shaped by terrain and by restrictions. The ICAR-CRIDA plan gives 591.1 mm of normal rainfall, sandy loam on 74% of the area and castor, maize, wheat and mustard as the main crops (ICAR-CRIDA Sirohi plan), and the Mount Abu zone limits what can be built on the hill itself (MoEF notification). The rail line from Taranga Hill and Ambaji to Abu Road is under construction (Indian Infrastructure, March 2026), and a Rs 205 crore Mount Abu–Gulabganj road is in the tender stage (Patrika, January 2026).

  • Mount Abu
  • Abu Road
  • Pindwara
  • Reodar
  • Sheoganj
  • Aravalli Hills
Locator map of Sirohi district in Rajasthan

Transaction costs

Stamp duty & registration in Sirohi

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

Rajasthan's stamp rules apply in Sirohi as elsewhere in the state. 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 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 ePanjiyan system (NeGD listing). Patrika reported in December 2024 that agricultural registrations moved to hectares and that DLC rates rose by up to 50% on irrigated rural land (Patrika, December 2024), and in August 2026 that rates rose 5% to 49% in listed areas from 3 August (Patrika, August 2026); we found no Sirohi-specific schedule. Since July 2024, Rule 57 of the Stamp Rules lets the registering officer inspect land and value open land and structures separately (TeamLease RegTech, July 2024). The Sirohi Sub-Registrar can give the schedule in force.

Know the belt

What is moving prices in Sirohi

No district price series was found. The notes below record what is known about how the market is shaped, with every figure dated.

Mount Abu zone

Construction capped until a master plan is approved

The Eco-Sensitive Zone notification freezes floor area ratio, ground coverage, floors and height until a Zonal Master Plan is approved, and the NGT sent the 2030 plan back for revision in March 2021 (MoEF notification; NGT order). A buyer should treat land inside the zone as a regulatory question first and a price question second.

Check: the zone boundary against the khasra, the Monitoring Committee's view and the status of the revised plan.

Abu Road

Rail junction and new rail line

Abu Road lies on the Delhi–Ahmedabad main line and is the end point of the 116.65 km Taranga Hill–Ambaji–Abu Road line, approved by the Cabinet Committee on Economic Affairs in July 2022 at Rs 2,798.16 crore (India Infra Hub, July 2022). Indian Infrastructure reported in March 2026 that work is under way and completion is expected in 2027 (March 2026).

Check: the alignment, any acquisition notice and access to the parcel.

Mount Abu–Gulabganj road

Rs 205 crore, tender stage

Patrika reported on 7 January 2026 that a Rs 205 crore, roughly 20 km road was sanctioned, with the detailed project report tendered and Forest Department permission still pending; the report says it would cut Sirohi to Mount Abu from about 100 km to about 55 km (Patrika, January 2026).

Check: forest clearance and whether the alignment is notified.

Asking prices

No sourced price series

Listing-site asking prices for Sirohi 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

Land in Sirohi is quoted in local units that differ between tehsils and between sellers. The revenue record states area in hectares or acres, so convert any quote to acres or hectares and confirm the share of the khata being sold. We did not open a revenue manual for local unit definitions, so ask the Patwari.

Connectivity

How Sirohi connects — road, rail and air

Distances to Ahmedabad, Jaipur and Delhi are not given because no official or news source was found for them. Journey times vary with traffic and road works.

By road

National highways61 km in the district (2010-11)
State highways185 km (2010-11)
Mount Abu–Gulabganj roadRs 205 crore, about 20 km; DPR tender, forest permission pending (Jan 2026)
Sirohi to Mount AbuAbout 100 km today, about 55 km if built (Patrika, Jan 2026)

By air

Airport in the districtNone found in the sources read
Scheduled flightsNot sourced

By rail

Abu RoadOn the main Delhi–Ahmedabad line (MSME-DI profile)
Rail length in district62 km (2010-11)
Taranga Hill–Ambaji–Abu Road116.65 km new line, under construction; completion expected 2027 (Mar 2026)
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. Full Rajasthan 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.

01Open or inaugurated

03In progress or pending

Operational · older source (2010-11) Abu Road on the Delhi–Ahmedabad main line
Under construction · completion expected 2027 Taranga Hill–Ambaji–Abu Road rail line
Proposed · forest permission pending (Jan 2026) Mount Abu–Gulabganj road
Regulatory · master plan under revision (since 2021) Mount Abu Zonal Master Plan 2030
Operational · older source (2010-11)

Abu Road on the Delhi–Ahmedabad main line

The MSME-DI profile says Abu Road lies on the main Delhi–Ahmedabad rail line and records 62 km of rail in the district in 2010-11 (MSME-DI profile). The profile is old and gives no train services, so check the current timetable for the services you need.

Source: MSME-DI Brief Industrial Profile, Sirohi

Station

Abu Road

Line

Delhi–Ahmedabad

Status

Operational

Data year

2010-11

Land markets in the blast radius

  • Abu Road
  • Pindwara
Under construction · completion expected 2027

Taranga Hill–Ambaji–Abu Road rail line

A 116.65 km new line between Taranga Hill and Ambaji in Gujarat and Abu Road in Rajasthan, approved by the Cabinet Committee on Economic Affairs in July 2022 at an estimated Rs 2,798.16 crore with completion then expected in 2026-27 (India Infra Hub, July 2022). Indian Infrastructure reported on 6 March 2026 that the line is under construction and expected to finish in 2027 (Indian Infrastructure, March 2026). That report's tunnel-progress figures are inconsistent, so we quote none.

Source: India Infra Hub, 14 Jul 2022; Indian Infrastructure, 6 Mar 2026

Length

116.65 km

Cost (2022)

Rs 2,798.16 crore

Status

Under construction

Target

2027 (reported)

Land markets in the blast radius

  • Abu Road
  • Sirohi
Proposed · forest permission pending (Jan 2026)

Mount Abu–Gulabganj road

A Rs 205 crore road of about 20 km with culverts. Patrika reported on 7 January 2026 that the Public Works Department had begun tendering the detailed project report, that Forest Department permission was pending and that completion could take about a further year (Patrika, January 2026). The report says it would shorten Sirohi to Mount Abu from about 100 km to about 55 km. We found no later report.

Source: Patrika, 7 Jan 2026

Cost

Rs 205 crore

Length

About 20 km

Status

Proposed

Pending

Forest permission

Land markets in the blast radius

  • Abu Road
  • Sirohi
Regulatory · master plan under revision (since 2021)

Mount Abu Zonal Master Plan 2030

The 2015 Zonal Master Plan 2030 for the Mount Abu Eco-Sensitive Zone was challenged, and on 10 March 2021 the National Green Tribunal directed it to be revised with a nine-member committee, to allow built-up area pro rata for holdings, to mark permitted construction parcels with pillars and to keep buffers around drains, wetlands and forests (NGT order, March 2021). The Supreme Court dismissed the appeals on 12 January 2022 (Supreme Court, January 2022). We did not find the revised plan, so its current status is a CONFIRM item.

Source: NGT, 10 Mar 2021; Supreme Court, 12 Jan 2022

Zone

Mount Abu ESZ

NGT order

10 Mar 2021

Supreme Court

12 Jan 2022

Revised plan

Not found

Land markets in the blast radius

  • Mount Abu

Agriculture & terrain

Soil, crops & water in Sirohi

A sandy-loam district of tanks, open wells and hills, where castor, maize, wheat and mustard lead and the Mount Abu zone limits building.

🌾 Plains and tank-fed farmland (Sirohi, Reodar, Sheoganj)

The ICAR-CRIDA plan (undated figures, published 2012) gives sandy loam on 74.10% of the area, clay loam on 24.65% and loam on 1.10%. Main crops: castor 52,388 ha and maize 27,487 ha in kharif; wheat 23,000 ha, rapeseed-mustard 22,500 ha and gram 5,500 ha in rabi. Net sown area is 162,788 ha and gross cropped area 225,382 ha, a cropping intensity near 138% (ICAR-CRIDA Sirohi plan).

  • Castor
  • Maize
  • Wheat
  • Mustard

⛰️ Mount Abu massif and forest

The MSME-DI profile describes the granite massif of Mount Abu as dividing the district, with conifer forest on its higher ground, and gives forest area as 137,216 or 155,461 hectares depending on the table (MSME-DI profile). Eco-Sensitive Zone rules decide what can be built here, so legal status matters more than soil.

  • Mount Abu
  • Forest
  • Eco-Sensitive Zone

⛏️ Mining belt

Mines and Geology data in the profile show 2010-11 production of cement-grade limestone (11,400,211 tonnes), marble block and khanda, granite, masonry stone, wollastonite and calcite (MSME-DI profile). Ask whether a khasra beside a lease has any access or use limit, because the jamabandi will not show it.

  • Limestone
  • Marble
  • Granite

💧 Water & rainfall

Normal annual rainfall is 591.1 mm in the ICAR-CRIDA plan, almost all in the June to September monsoon. Irrigation is mostly open wells (107,590 ha), tanks (40,520 ha), canals (8,948 ha) and bore wells (1,791 ha) in that plan, with a net irrigated area of 96,576 ha (ICAR-CRIDA). The West Banas river drains the south and south-east of the district (MSME-DI profile). Statewide, CGWB 2024 puts extraction at 149.86%, with 214 of 302 assessment units over-exploited; its tables name no Sirohi blocks, and it lists Sirohi only among districts with sporadic high electrical conductivity, fluoride and nitrate (CGWB, Rajasthan 2024). Check borewell yield and water quality for any parcel.

📐 Measurement units

Local land units differ by tehsil and village. Convert every quote to acres or hectares before comparing two offers. Crop income is modest next to land values in tourism and rail-linked locations, so price a parcel on its location and permitted use, not on castor or wheat yield. We did not open a mandi price page for this district.

At a glance

Sirohi vs. its neighbours

District / beltPrice band* (per acre)Evidence
Sirohi — districtNo sourced price seriesNo figure used on this page
PaliNo sourced price seriesNo figure used on this page
JaloreNo sourced price seriesNo figure used on this page
UdaipurNo sourced price seriesNo figure used on this page

*Collector (DLC) rates are registration floors, not market prices, and no district rate was sourced for any of these districts. Neighbours are listed from general geography; the district portal did not open to check boundaries. See the Pali page, the Jalore page and the Udaipur page for the surrounding belt.

Farmhouse plot with boundary stones near Sirohi, Rajasthan

District report — Sirohi

Farmland India view

Why investors look at Sirohi

Five reasoned points, with an honest note that the price evidence is thin and the main catalysts are still under construction or in approval.

A rail junction with a new line coming

Abu Road is on the Delhi–Ahmedabad main line and is the end point of a 116.65 km new line under construction, with completion reported for 2027. A buyer should time the actual trip to the parcel rather than rely on the map.

Mount Abu keeps supply tight by rule

The Eco-Sensitive Zone freezes building parameters until a master plan is approved. That limits new supply on the hill, but it also means a plot's value depends on a regulatory status that is still being revised.

A road project that depends on forest clearance

The Rs 205 crore Mount Abu–Gulabganj road would cut the Sirohi–Mount Abu trip by roughly 45 km on the report's figures, but forest permission was pending in January 2026. This desk reads it as optionality.

Mining and farming sit side by side

Limestone and marble leases share the district with castor, maize and wheat fields. Parcels away from leases and forest blocks are easier to document than those beside them.

A market that rewards paperwork

With ESZ, Scheduled Area, forest and Section 42 questions all parcel-specific, a buyer who documents each one is better placed than one relying on a broker summary. The return case is location and permitted use, not crop yield.

Browse reviewed land in Sirohi

Confirm Eco-Sensitive Zone, Scheduled Area, forest and lease status directly; these are not certified by Farmland India’s review.

STRAIGHT TALK

Risks & challenges in Sirohi

Read these before shortlisting in Sirohi specifically.

Mount Abu zone limits

Inside the Eco-Sensitive Zone, building parameters are frozen until a master plan is approved and the 2030 plan was sent back for revision in 2021. Ask for the zone map and the Monitoring Committee's written view.

Scheduled Area and Section 42

Parts of Sirohi are Scheduled Areas and a sale by an ST khatedar to a non-ST person is void under Section 42(b). Read the seller's community from the jamabandi and ask which villages are scheduled.

Forest and mining overlay

Forest area is large in the district and limestone, marble and granite are quarried. Ask the Forest Department and the Mines and Geology office for the khasra's status in writing.

Water quality and depth

CGWB 2024 lists Sirohi among districts with sporadic high conductivity, fluoride and nitrate, and the statewide stage of extraction is 149.86%. Test the borewell before assuming irrigation or a farmhouse supply.

Announced is not delivered

The new rail line has a 2027 expectation after a 2026-27 target in 2022, and the Mount Abu–Gulabganj road awaited forest permission in January 2026. Price on today's fundamentals.

DLC churn

Rajasthan reported DLC rises of 5% to 49% in listed areas from 3 August 2026; we found no Sirohi schedule. Check the rate in force for the village on the sale-deed date.

No sourced price series

We use no listing-site prices for Sirohi, and DLC rates are only a floor. 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 (Sirohi, Sheoganj, Pindwara, Abu Road, Reodar) or sub-tehsil (Bhavri, Kalandri, Mandar), as listed in the MSME-DI profile; the profile is old, so ask the District Collector's office for the current list. Conversion for non-agricultural use goes to the authority named in the 2007 rural conversion rules, by use and size. Mount Abu questions go to the Mount Abu Municipal Council and the Zone's Monitoring Committee. Sale-deed registration is handled by the local Sub-Registrar through ePanjiyan (NeGD listing). The Sirohi district portal and the Rajasthan revenue and registration sites did not return content when we tried them, so check them directly.

COMMON QUESTIONS

Frequently asked questions

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

Visit full wiki

01 of 04

Can I build or buy land near Mount Abu?

Part of Sirohi is inside the Mount Abu Eco-Sensitive Zone. The notification freezes floor area ratio, ground coverage, floors and height until a Zonal Master Plan is approved, requires Monitoring Committee approval for new construction and bars development on steep slopes, spring lines and first-order streams. The National Green Tribunal ordered the 2030 plan revised on 10 March 2021 and the Supreme Court dismissed the appeals on 12 January 2022; we did not find the revised plan, so ask the Mount Abu Municipal Council for the zone map and written permissions.

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, tehsils, rail and mining figures come from an MSME-DI profile with 2010-11 data and Census 2011; crop and soil figures come from a 2012 ICAR-CRIDA plan whose reference year is not stated; groundwater is the state-wide CGWB 2024 report; infrastructure statuses were read in October 2026 and change quickly. District portal and state revenue sites did not return content. This is a general guide, not legal advice. Report inaccuracies to wiki@farmlandindia.com.

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