Jantri Rate in Ahmedabad: How to Check It, Work It Out and Read It

The jantri rate in force in Ahmedabad is still the one the Gujarat Revenue Department set from 15 April 2023. The 2024 draft jantri was published for objections but has not been notified. To find the rate for your flat, open the Ahmedabad schedule on GARVI, locate your TP scheme and final plot number, and multiply the 2011 figure printed there by the multiplier the 2023 resolution fixed for your type of property.

That multiplication is the step people skip, so this guide works through it with three real value zones from the official schedule.

What is the jantri rate in Ahmedabad right now?

Jantri is the government’s Annual Statement of Rates: a value per square metre for every value zone in the state. It is the floor for stamp duty. Under Article 20(a) of the Gujarat Stamp Act, duty on a sale deed is charged on the consideration or the market value, whichever is greater, and the market value is worked out from jantri.

The schedule GARVI still displays is the 2011 one, effective 18 April 2011. The Revenue Department resolution of 13 April 2023 raised it from 15 April 2023 for every document signed on or after that date. The department’s own jantri page still points to that resolution.

You will read everywhere that jantri “doubled” in 2023. It did not, at least not for everything:

So a flat’s figure went up by 80%, an office’s by 50%. If you apply 2 to a flat, you overstate its jantri value by about 11%.

How do you check the jantri rate for a flat on GARVI?

Go to the GARVI jantri rate page (on the GARVI home page it sits under Online services). Choose AHMEDABAD, then the area type. For anything inside the corporation limits pick “AMC Corporation, AUDA REVENUEandTP”. That opens the Ahmedabad corporation PDF, 733 pages long.

Each page is headed with an area and its TP scheme, for example Thaltej, draft submitted TP scheme 38. Below it, every row is a value zone, followed by the list of final plot or survey numbers it covers. Your Index II or the developer’s allotment letter gives the TP scheme and final plot number. Find the zone that lists your plot and read across.

The columns are numbered 1 to 8: the zone code, the open plot figure, then three composite figures (residential flat, office, shop), then industrial plot and two agricultural land figures. All of them are rupees per square metre, at 2011 levels.

Here is what three west side zones look like once the 2023 multipliers are applied. Every figure is the government jantri, not a market price or rent:

The Bodakdev and Ambli zones here carry far lower flat figures than the Thaltej zone. These are 2011 values, not today’s prices, so a zone in Bodakdev can sit well below one in Thaltej. Never guess a zone from the area name; check the plot number.

How is the jantri value of a flat worked out?

The 2023 guidelines attached to the resolution set the method. The main steps for an apartment:

1. Take built up area. If the document shows only carpet area, built up is 1.2 times carpet.
2. Adjust for size: up to 100 sq m built up, 10% less than the zone figure; 101 to 200 sq m, the zone figure; above 200 sq m, 20% more.
3. Adjust for floor: in a building with a lift every floor counts at 100% except the top floor at 95%.
4. Add parking (covered at 10% of the zone figure for residential, open at 5%) and any terrace at 40%.

Take a 3 BHK with 120 sq m (about 1,292 sq ft) of carpet area in Thaltej zone 73/38/2. Built up is 144 sq m, which falls in the 101 to 200 band, so the full ₹29,700 applies. Its jantri value before parking is ₹42,76,800.

A smaller 2 BHK in the same zone with 75 sq m carpet has 90 sq m built up. That takes the 10% reduction, so 90 x ₹26,730 gives ₹24,05,700.

Bungalows and plots work differently. The GARVI calculator values them as land area times the open plot figure, plus construction area times the construction cost, less depreciation of 1.2% a year (up to a 60% cut for a building over 50 years old). On an old bungalow that deduction moves the number.

Why does jantri matter when the price you agreed is different?

When your agreed price is above jantri, which is normal in west Ahmedabad, jantri barely matters: stamp duty is charged on the price. Our stamp duty guide with five worked examples shows the rupee figures.

A deal struck below jantri is different. Three things follow:

• Stamp duty of 4.9% is charged on the jantri value, not the price.
• The seller is taxed as if he received the jantri value. Section 78 of the Income Tax Act, 2025 deems the stamp duty value to be the sale price unless it is within 110% of the agreed price.
• The buyer is taxed on the gap as income from other sources under section 92(2)(m)(ii), when it exceeds the higher of ₹50,000 or 10% of the price.

Where a sub registrar believes the stated price is too low, section 32A of the Stamp Act lets him refer the document to the Collector, in practice the Deputy Collector, Stamp Duty Valuation, before registering it. If you are selling an old flat or a bungalow where jantri may sit close to the real price, check it before you fix the number. Our guide on setting the asking price for your property covers that side.

Will jantri rates increase in Gujarat?

A new jantri is coming at some point, but nobody can give you a date. The Revenue Department resolution of 20 November 2024 published draft Jantri 2024 on GARVI for objections. The draft rests on surveys from March to November 2023 covering 23,846 new urban value zones and 17,131 villages.

What happened next:

We would not time a purchase around the new jantri. If it is notified, duty changes only on deals where the jantri value overtakes the agreed price, so compare your zone figure with your price once it is. Owners of land and old bungalows, and anyone pricing a resale close to the current jantri, should watch it more closely.

How does jantri compare with what west Ahmedabad projects actually charge?

In these zones jantri sits well below market. Published averages for H1 2026 put Ahmedabad’s average residential price at ₹4,826 per sq ft across the city. The Thaltej zone above works out to ₹2,759 per sq ft, the highest of the three zones in this guide, and the other two are lower.

The 3 BHK in our example has a jantri value of about ₹43 L. Of the Thaltej projects in our data, the two that offer only 3 BHKs, Shailraj Wisteria and the ready to move Madhuvan 54, are listed at ₹1.49 Cr and ₹2.1 Cr. In Ambli, most of the 4 BHK projects we list start above ₹2 Cr. At those prices the duty on a new flat follows the price, not the jantri.

If you are selling, buying land or valuing an older property, the jantri check matters more. Send us your Index II or plot details and we will tell you which value zone applies and what the jantri value comes to before you agree a price.