Official Rates
Rojka Land Rate: How Circle Rates Work
What a circle rate is, how Gujarat sets it per survey number, why it is not a market price, and how to look up the rate that applies to a specific parcel in Rojka Village.
The Basics
What a circle rate is
In Gujarat the circle rate is called the jantri rate, and it is published in the Annual Statement of Rates by the Superintendent of Stamps. Its formal purpose is fiscal: stamp duty and registration charges on a property transaction are calculated against the higher of the jantri value and the stated sale consideration.
That is the whole of its legal function. It is a government-set valuation floor used to compute a tax. It is not an appraisal, it is not an asking price, and it is not what a parcel will sell for.
The ASR also has a second, narrower use in land acquisition, where these rates can form a basis for compensation. That is a separate statutory context from an open-market purchase, and it is worth keeping the two apart.
- Official name
- Annual Statement of Rates (ASR), also called jantri
- Published by
- Superintendent of Stamps, Gandhinagar
- Purpose
- Basis for stamp duty and registration charges
- Published at
- garvi.gujarat.gov.in
- Set at
- Survey number level, not village level
- Current schedule
- ASR 2011, as revised in 2023
Check The Edition
Which schedule applies today
This matters more than it sounds, because a rate quoted without its edition is ambiguous. Gujarat did not revise the Annual Statement of Rates for twelve years. The schedule in force was prepared in 2011 and took effect from 18 April 2011.
In 2023 the Revenue Department issued resolution SPTI-122023-20-H-1, under which the existing jantri rates were doubled — the GARVI portal states that rates fixed in the 2011 statement have been increased twofold under that resolution. A figure taken from an undated or pre-2023 source therefore describes a schedule that is no longer the operative one.
If you are comparing rates from different sources, check which edition each one is drawn from before drawing any conclusion from the difference. Rates are also periodically revised again, and the edition in force at the date of registration is the one that counts for that transaction.
Per Survey Number
Why a village average is not a price
Rates are set per survey number. Each survey number in a village is assessed on its own characteristics — whether it is irrigated, what crop it carries, whether it fronts a national or state highway, and where it sits relative to the village centre. Two survey numbers a few hundred metres apart can carry materially different rates.
It follows that any single number offered as 'the land rate in Rojka' is an abstraction with no legal meaning for any particular parcel. A village average flattens the exact distinctions that determine what you would actually pay in stamp duty, and quoting one tends to create the wrong impression in both directions — sometimes too high, sometimes too low.
The only figure that means anything for a specific piece of land is the rate attached to its own survey number.
Do This Yourself
How to look up the rate for a survey number
The lookup is public and does not require a intermediary. Gujarat's Revenue Department publishes the schedule and a rate lookup through the GARVI portal, operated by the Inspector General of Registration.
- 01
Go to garvi.gujarat.gov.in and open the Jantri rate section
- 02
Select the district — for Rojka this is Ahmedabad — and choose the Rural – Agriculture area type, which is the classification agricultural land falls under
- 03
Select the taluka, then the village, then narrow to the specific survey number
- 04
Note the rate per square metre shown, together with the edition the portal is serving
- 05
Confirm the same figure at your Sub-Registrar office or E-Dhara centre before registration, since the edition in force at the time of registration governs the charge
Our Position
Why this page does not print a rate for Rojka
Because we could not verify one against the current official schedule, and this site does not publish figures it has not confirmed from source.
Circle rates for a village like Rojka circulate widely on aggregator and listing sites. Many are traceable to the 2011 schedule and are presented without the 2023 revision applied, which means they understate the current valuation basis by roughly half. Some are rounded, averaged across survey numbers, or otherwise detached from what the Revenue Department publishes.
A page like this one earns its value by being citable. A number that is wrong, or stale, or averaged into meaninglessness, would be worse than no number — it would be a number someone acted on. So the position here is the same one we take everywhere else on this site: we publish what we can verify, and we tell you plainly what we could not.
This is also why we do not quote a market price for this property. Asking prices, listing prices and transacted prices are three different things, and none of them can be responsibly stated for a specific parcel without seeing it.
Keep These Separate
Why a circle rate is not what land sells for
A circle rate is set for tax calculation, and it is administered with that purpose in mind. It is not intended to track what a buyer will offer and a seller will accept for a particular parcel, and it frequently does not — in established urban areas the circle rate can sit well below transacted prices, and in some locations it can sit above them.
The gap between the two is the single most misunderstood thing about land pricing in this region. Our article on how to weigh published Dholera price figures sets out why quoted numbers vary so widely, and why none of them should be treated as authoritative on their own.
The practical sequence for any buyer is the same: establish the parcel's own classification and record, obtain the rate for its survey number if you need it for registration planning, and evaluate what the land is actually worth separately, on its own merits.
Our article on how to weigh published Dholera price figures covers why quoted numbers vary so widely, and why none of them should be treated as authoritative on their own.
For Land Buyers
What actually affects a parcel's value
If you are weighing a specific piece of land in the Dholera region, these are the factors that carry information. None of them is a percentage, and none of them can be reduced to a figure without seeing the parcel.
We deliberately do not publish projected appreciation for this or any land. Development timelines move, land outcomes depend on location specifics, regulation and timing, and any figure offered as a forecast is a guess dressed as a promise.
Land classification and conversion status
Whether the land is agricultural or non-agricultural, and whether any conversion has been granted, changes what it can be used for and how it is valued.
Title and encumbrance
Clear, independently verifiable title is the foundation of everything else. It is also the first thing a buyer's own legal advisor should test.
Access
A parcel is only as usable as the road that reaches it. Walk the full approach route rather than judging from the last stretch.
Position relative to the SIR boundary
Whether a parcel sits inside the notified Dholera SIR or outside it is a legal status with real consequences, and it is separately checkable.
Irrigation and land use
Irrigation source, current cropping and whether land is under active cultivation are all visible on a site visit and reflected in how a parcel is assessed.
Next Step
Verified specifics, shared on enquiry
Circle rates are per survey number, and we would rather help you find the right one than publish an average that does not apply to your parcel. Boundary questions, classification details, verified distances and the full record for this property are shared directly with interested buyers during enquiry or a site visit.
If you have a specific survey number in mind, bring it to the conversation — that is the point at which this kind of information becomes concrete and useful.
Records & Enquiries
Bring Us A Survey Number
Classification, boundaries, access routes and verified distances for a specific parcel are shared directly during enquiry or a site visit.
- +91 98797 40653
- primedholera@gmail.com
- Rojka Village, Gujarat