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Jantri Rate Gujarat: How to Check Online (2026 Guide)
Understand what Gujarat's jantri is, how the 2023 doubling and the pending revision affect you, how to look up a survey number on GARVI, and how stamp duty is worked out from it.
Jantri (เชเชเชคเซเชฐเซ) is Gujarat's Annual Statement of Rates, the government value of land for each value zone and survey, block, city survey or final plot number, and it can be looked up free on the state's GARVI portal (garvi.gujarat.gov.in). Stamp duty and the registration fee on a sale deed are charged on the jantri value or the deed price, whichever is higher. The rates in force are those that took effect on 15 April 2023, roughly double the 2011 jantri; a further revision released in draft in November 2024 had not, as far as we could confirm, come into force by November 2026.
At a glance
| Item | Detail | Source |
|---|---|---|
| Official name | Annual Statement of Rates (ASR), known as jantri | IGR Gujarat, jantri guidelines |
| Official portal | GARVI, Stamps and Registration Department | garvi.gujarat.gov.in |
| Rates in force | Doubled jantri, notified 4 February 2023 and in force from 15 April 2023 after a deferral | Government announcements, as reported |
| Previous jantri | In force from 18 April 2011 | As reported |
| Draft revision | Released for objections around November 2024; on hold in 2025; status in 2026 not confirmed | As reported |
| Unit | Square metres for land and construction | IGR Gujarat, jantri guidelines |
| Agricultural land for non-agricultural use | Open land rate of the value zone applies | IGR Gujarat, jantri guideline on Section 17 |
What jantri is
Jantri is Gujarat's version of the circle rate (see circle rate names by state). The Stamps and Registration Department divides each district into value zones and sets rates for open land, residential, shop, office and industrial use in each zone, with agricultural land valued separately. The jantri guidelines tell the sub-registrar to use the rate for the specific survey number, block number, city survey number or final plot number of the land in the deed.
Jantri is not a market price. Many farmland deals happen above jantri, and in some remote villages close to it. For how buyers should treat the gap, read circle rate vs market rate.
2011, the 2023 doubling and the draft revision
- 18 April 2011: the jantri that remained in force for almost 12 years took effect.
- 4 February 2023: the state notified a doubling of jantri rates, effective the next day.
- February 2023: after objections from builders' associations, the government deferred the new rates, which took effect on 15 April 2023. Old rates were reported to apply to documents for which stamp duty had been paid before 5 February 2023.
- November 2024: a revised draft jantri was released for public objections, reportedly until 20 December 2024. Press reports counted over 6,000 objections and about 1,700 suggestions in support.
- April 2025: reports said the revision, expected from 1 April 2025, had not been brought into force while district reports were reviewed.
We could not open the Revenue Department's jantri page or find a notification bringing the draft into force. Until one is issued, assume the 2023 rates apply, and confirm on GARVI for your survey number on the day you pay.
Step by step: check jantri on GARVI
We could not open the live GARVI pages while preparing this guide, so the steps describe the usual flow; follow the labels on screen.
- Open garvi.gujarat.gov.in. The site is in Gujarati and English.
- Find the jantri or Annual Statement of Rates option among the citizen services.
- Choose rural or urban, then the district, taluka and village. For a city, choose the town and the value zone.
- Enter the survey or block number for farmland, or the city survey or final plot number for urban land.
- Read the rates shown for agricultural land, open land and built-up uses. All are per square metre.
- Save a screenshot or printout showing the date and the jantri year.
Pull the 7/12 first
Take the survey or block number, village and area from the 7/12 and 8A extracts before searching. A block number changed by re-survey or a split survey number is the most common reason for a wrong jantri lookup.
Our AnyROR 7/12 and 8A guide explains how to download them.
Agricultural land vs NA land
This is where land buyers most often go wrong.
- Agricultural land bought as agricultural land is valued at the agricultural rate in jantri for that village or zone.
- Agricultural land bought for non-agricultural use with permission of the competent authority is valued at the open land rate of the value zone, according to the department's guideline on Section 17. Where the zone has a non-agricultural industrial rate and the purpose is industrial, that rate applies; for industrial land above 10,000 square metres, a 20% deduction is allowed. A copy of the competent authority's order must be attached for purchases under Section 63 of the tenancy law.
- Open land in the guidelines includes land converted to NA and included in a Town Planning Scheme, land bought under Sections 63 or 63AA of the Tenancy Act, and SEZ and IT park land.
The practical effect: the same survey number can carry two very different values depending on the purpose stated in the deed. Read agricultural land rules in Gujarat before you decide who can buy and for what purpose.
How the jantri guidelines are applied
The department's guidelines set several rules that change the final figure:
- Use the rate for the exact survey, block, city survey or final plot number in the deed.
- Where an auction or tender shows a price higher than the jantri value, the higher price is used.
- Construction is valued separately per square metre, with different rates for urban and rural areas and for RCC, load-bearing, semi-temporary and industrial sheds, less depreciation of 1.2% a year for buildings up to 50 years old.
- When only carpet area is given, built-up area is taken as 1.2 times carpet area.
The construction rates printed in the guidelines carry a 2011 date; we could not confirm whether they were updated with the 2023 doubling, so ask the sub-registrar if a farmhouse or shed is on the land.
How stamp duty uses jantri
To work out the base, multiply the land area in square metres (convert from hectares, acres or bigha first; 1 hectare = 10,000 square metres) by the jantri rate for the correct use, add the depreciated value of any construction, and compare the total with the deed price. See acre to bigha in Gujarat for local units.
Duty and registration fee are charged on the higher of the jantri value and the deed price. Stamp duty on a conveyance is widely reported as 4.9% (3.5% basic plus a 40% surcharge on the duty) and the registration fee as 1%; we could not read the official schedule, so confirm on GARVI. The Gujarat Stamp (Amendment) Act, 2025, which appeared in the Gazette on 2 April 2025, tightened enforcement, including monthly penalties on deficient duty.
Income tax also uses the stamp duty value for the seller's capital gains and, beyond a tolerance band, the buyer's income when the price is lower; confirm current provisions under the Income-tax Act, 2025 with a chartered accountant. Compare other states in stamp duty and registration charges by state.
What to check before you rely on it
- Check the jantri on the day you pay; a notified revision can change the figure overnight.
- Match survey or block number, village and area with the 7/12, 8A and mutation entries.
- Decide whether the deed is for agricultural or non-agricultural use before you calculate.
- Do not rely on jantri tables forwarded by brokers or old PDFs.
- Jantri says nothing about title; work through the land due diligence checklist.
