Jantri Rate Gujarat 2026: City PDFs, Calculator & How to Check

Quick answer

Gujarat's jantri in 2026 is the 2011 Annual Statement of Rates doubled, in force since 15 April 2023; the survey-based draft of November 2024 has not been notified. GARVI publishes official PDFs for six municipal corporations and a zone-by-zone search for the rest. Stamp duty (4.9%) and registration (1%) are charged on the higher of jantri value and sale price.

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Official jantri PDFs by city

These are the Government of Gujarat's own files on GARVI, checked on 29 Sep 2026. The printed figures are the 2011 rates; the rate in force is twice the printed figure, as the resolution of 4 February 2023 directs.

Official Gujarat jantri PDFs by municipal corporation
City	Official file	Size	Zones people search most
Ahmedabad	Ahmedabad jantri PDF (GARVI)	5.3 MB	Thaltej, Bodakdev, SG Highway, Prahladnagar, Maninagar
Surat	Surat jantri PDF (GARVI)	2.1 MB	Vesu, Piplod, Adajan, Pal, Athwa, Varachha
Vadodara	Vadodara jantri PDF (GARVI)	4.4 MB	Alkapuri, Gotri, Vasna, Manjalpur, Akota
Bhavnagar	Bhavnagar jantri PDF (GARVI)	0.9 MB	Waghawadi Road, Kaliyabid, Sardarnagar
Jamnagar	Jamnagar jantri PDF (GARVI)	1.7 MB	Indira Marg, Park Colony, Patel Colony
Junagadh	Junagadh jantri PDF (GARVI)	0.5 MB	Joshipura, Zanzarda Road, Timbawadi
Rajkot	GARVI zone search	zone search	Race Course, Kalawad Road, Nana Mava, Raiya
Gandhinagar	GARVI zone search	zone search	Sectors, Kudasan, Sargasan, Randesan, GIFT City

Rajkot and Gandhinagar are not published as single corporation PDFs; use the district → taluka → village/zone search. Surat buyers: see the Surat jantri guide for value zones in Vesu, Piplod and Dumas Road.

What jantri is

Jantri, formally the Annual Statement of Rates (ASR), is the minimum value the Superintendent of Stamps assigns to land and buildings in every value zone of Gujarat. It is the floor for stamp duty and registration, the reference for income-tax rules on under-valued sales, and the base on which the state computes revenue. It is not a market price: in prime urban zones the market is often two to three times jantri, and in some rural zones jantri is above what land actually fetches.

The 2011 → 2023 → 2024 draft timeline

2001First statewide jantri of the modern system.
18 Apr 2011Revised jantri notified; it then stays unchanged for 12 years.
4 Feb 2023Revenue Department resolution SPT-122023-20-H-1 doubles all 2011 rates.
15 Apr 2023Doubled rates take effect after a two-month deferral requested by developer bodies. These are the rates in force today.
20–21 Nov 2024Draft survey-based jantri published: 23,846 urban value zones and 17,131 villages, from an April–November 2023 field survey.
20 Jan 2025Objection window closes with more than 11,000 objections and suggestions.
2025–2026Implementation deferred repeatedly; no notification as of 29 Sep 2026.

How to check jantri on GARVI, step by step

Open GARVI → Jantry rate. The page header confirms the doubling order.
Select the district, then the taluka. For a corporation city, pick the city option (for example Surat City, Ahmedabad City).
Choose the village or city value zone. For a new project, the Gujarat RERA certificate names the TP scheme and final plot number, which identifies the zone.
Pick the survey number or final plot. The result lists rates per square metre for open land and for each construction type: residential flat, residential building, shop, office, industrial.
Multiply the applicable rate by the area in square metres on your document, then double it if you are reading a 2011 PDF rather than the live page.

Worked example: a flat in a ₹45,000 per sq m zone

A 2,500 sq ft flat is 232.3 sq m. If the residential-flat rate for its zone is ₹45,000 per sq m, the jantri value is ₹1,04,53,500. If the agreed price is ₹2.5 crore, duty is charged on ₹2.5 crore: stamp duty ₹12,25,000 (4.9%) and registration ₹2,50,000 (1%). If the agreed price were ₹95 lakh, duty would still be charged on the ₹1.05 crore jantri value. Because the jantri value exceeds the price by more than 10%, the ₹9.5 lakh difference would also be taxable in the buyer's hands under section 56(2)(x).

Jantri value and stamp duty on a 232.3 sq m flat
Item	Price above jantri	Price below jantri
Agreed price	₹2,50,00,000	₹95,00,000
Jantri value (232.3 sq m × ₹45,000)	₹1,04,53,500	₹1,04,53,500
Value used for duty	₹2,50,00,000	₹1,04,53,500
Stamp duty 4.9%	₹12,25,000	₹5,12,222
Registration 1%	₹2,50,000	₹1,04,535
Section 56(2)(x) exposure (buyer)	None	₹9,53,500 taxed as income

Jantri and your taxes

Three tax rules key off the jantri value. Stamp duty and registration are charged on the higher of jantri and price. Section 50C deems the seller's sale consideration to be at least the jantri value when computing capital gains. Section 56(2)(x) taxes a buyer on the excess of jantri value over price when that excess is more than 10% of the price and more than ₹50,000. In Gujarat's prime zones prices run above jantri, so these rules bite mainly in resale deals struck below the guideline value and in family transfers.

Jantri and home loans

Lenders value a property themselves and lend up to 75% of that value on loans above ₹75 lakh (RBI loan-to-value caps). Jantri rarely limits the loan directly, but it sets the stamp duty and registration you must pay from your own funds, since those are excluded from the financed amount. See the home loan guide.

Jantri rates in Gujarat's main cities

No city has one rate: Ahmedabad alone has several hundred value zones. The highest residential-flat rates in each city sit in the zones below; look them up in the official PDF linked above rather than relying on figures quoted on portals.

Where each city's highest jantri zones are
City	Highest-value residential zones	Where to look up the exact rate
Ahmedabad	Thaltej, Bodakdev, SG Highway, Prahladnagar, Maninagar	Official PDF
Surat	Vesu, Piplod, Adajan, Pal, Athwa, Varachha	Official PDF
Vadodara	Alkapuri, Gotri, Vasna, Manjalpur, Akota	Official PDF
Bhavnagar	Waghawadi Road, Kaliyabid, Sardarnagar	Official PDF
Jamnagar	Indira Marg, Park Colony, Patel Colony	Official PDF
Junagadh	Joshipura, Zanzarda Road, Timbawadi	Official PDF
Rajkot	Race Course, Kalawad Road, Nana Mava, Raiya	GARVI search
Gandhinagar	Sectors, Kudasan, Sargasan, Randesan, GIFT City	GARVI search

Related Gujarat guides

Stamp duty and registration charges in Gujarat · How to check a project on Gujarat RERA · 7/12 utara, 8A and property card on AnyROR · Jantri rates in Surat · Surat property rates.

Sources

GARVI — Jantry rate page (official; states the 2011×2 rule and resolution number) — checked 29 Sep 2026
GARVI — Government resolution on jantri, 2023 (PDF) — official
GARVI — Ahmedabad corporation jantri PDF — official
GARVI — Surat corporation jantri PDF — official
GARVI — Vadodara corporation jantri PDF — official
GARVI — Rules for market value calculation, 1984 (PDF) — official
Revenue Department, Gujarat — Jantri — official

Last reviewed 29 Sep 2026 by the Surat Niwas research desk under our editorial policy. PDF links return HTTP 200 on GARVI as of the review date; file sizes are approximate. This guide is general information, not legal, tax or investment advice — confirm figures with the official portal, your bank or your advocate before you act.

Frequently asked questions

What is the jantri rate in Gujarat for 2026?

The rates in force are the 2011 Annual Statement of Rates doubled, as ordered by Revenue Department resolution SPT-122023-20-H-1 of 4 February 2023 and applied from 15 April 2023. A fully revised draft published in November 2024 has not been notified, so the doubled 2011 rates still apply in 2026. GARVI's jantri page states this at the top.

Where can I download the Gujarat jantri PDF for 2026?

GARVI publishes an official PDF for each municipal corporation: Ahmedabad, Surat, Vadodara, Bhavnagar, Jamnagar and Junagadh (links above). Rajkot and Gandhinagar are searched zone by zone on the same portal. Avoid PDFs circulated on social media; the rate for a specific survey number should always be confirmed on GARVI.

How do I check the jantri rate online in Gujarat?

Open garvi.gujarat.gov.in, choose Jantry rate, select the district, taluka and village or city value zone, then the survey number or TP final plot. The page lists the rate per square metre for open land and for each construction type (residential flat, shop, office, industrial).

How is jantri value calculated in Gujarat?

Jantri value = the applicable rate per square metre for the property type in that value zone × the area in square metres recorded in the document. For a flat the portal gives a composite residential-flat rate per sq m; for a plot, the land rate applies. Stamp duty (4.9%) and registration (1%) are then charged on the higher of this jantri value and the price in the sale deed.

Is there a jantri rate calculator?

GARVI shows the rate; the arithmetic is rate × area. Our stamp duty calculator then applies 4.9% stamp duty and 1% registration to the higher of jantri value and agreement value: see the <a href="/guides/stamp-duty-gujarat/">Gujarat stamp duty guide</a>.

What were the 2001 and 2011 jantri rates?

Gujarat's modern jantri began with the 2001 statement, replaced on 18 April 2011 by a statewide revision that then stayed frozen for 12 years. The 2011 rates were doubled in April 2023 and remain the base today; the 2011 PDFs on GARVI are therefore still the reference documents, read at twice their printed figures.

Will jantri rates increase in Gujarat in 2026?

A revised jantri, built from an April–November 2023 survey of 23,846 urban value zones and 17,131 villages, was published in draft on 20–21 November 2024 and drew more than 11,000 objections. The state has repeatedly deferred it; as of our last check no notification had been issued. If notified, rates in prime urban zones would rise sharply over the doubled 2011 figures.

What is the jantri rate in Ahmedabad, Vadodara and Rajkot?

Each city has hundreds of value zones, so there is no single rate. Use the official corporation PDF for Ahmedabad and Vadodara (linked above) or the GARVI zone search for Rajkot, and look up the TP scheme and final plot number from the project's RERA certificate.

Does the same jantri rate apply when buying and selling?

Yes. Jantri is a property of the location and construction type, not of the party. It sets the floor for stamp duty on the buyer's registration and, through section 50C of the Income-tax Act, the minimum sale consideration for the seller's capital-gains computation.

Can I challenge the jantri rate for my property?

You cannot appeal an individual rate, but you can object when a draft is published (as more than 11,000 people did in 2024–25) and, at registration, ask the Sub-Registrar to refer the document for market-value determination under the Gujarat Stamp (Determination of Market Value) Rules, 1984 if you believe the jantri value overstates the property.

What happens if I buy below the jantri value?

The deed can state the lower price, but stamp duty and registration are charged on the jantri value. Under section 56(2)(x) of the Income-tax Act, if the jantri (stamp duty) value exceeds the price by more than 10% and by more than ₹50,000, the difference is taxed as the buyer's income; the seller's gain is computed on the jantri value under section 50C.

Is jantri the same as circle rate or ready reckoner rate?

Yes in function. Jantri is Gujarat's name for the government guideline value; Delhi and Uttar Pradesh call it circle rate, Maharashtra calls it the ready reckoner rate, Karnataka the guidance value.

How often is jantri revised in Gujarat?

Irregularly. The Gujarat Stamp Act contemplates an annual statement, but in practice revisions came in 2001, 2011 and April 2023 (a doubling rather than a survey-based revision). The survey-based 2024 draft is the first true revision since 2011.

How does jantri affect a home loan?

Banks lend against their own valuation, which is usually close to market value and well above jantri in prime zones. Jantri matters to the loan indirectly: stamp duty and registration are computed on the higher of jantri and price, and lenders exclude those costs from the amount they finance.

Jantri rate in Gujarat (2026)