{ "dataset_id": "procedures", "edition": "2026-08 Dholera / Gujarat land procedure table, v1", "extracted_on": "2026-08-04", "source_documents": [ "gARVI_FAQ.pdf (local, _source-artifacts) - scanned citizen charter / FAQ of the Gujarat Registration department; read by rendering pages to 150 dpi images because the PDF carries no text layer", "gARVI_online_index2_help_file.pdf (local, _source-artifacts) - official Garvi/iORA step-by-step for a certified Index-2 copy", "ec_help.pdf (local, _source-artifacts) - official Garvi step-by-step for an Encumbrance Certificate", "manual13.pdf (local, _source-artifacts) - RTI Manual 13, 'Particulars of Recipients of Concessions, Permits or Authorities Granted By It: NIL'. Contains no procedural content and was not used for any record.", "gujact_19092023.pdf (local, _source-artifacts) - The Gujarat Tenancy and Agricultural Lands Act, 1948 (Bombay Act No. LXVII of 1948), as modified up to 31 January 2018, Legislative and Parliamentary Affairs Department, Government of Gujarat", "tenancy1948.pdf (local, _source-artifacts) - NOT A PDF. The file is an HTML page whose title is 'India Code: Invalid URL or Argument(s).' It contains no Act text and was not used.", "land_allotment_policy.pdf (local, _source-artifacts) - DICDL Land Allotment Policy with Forms 1-4, 99 pages", "doc_172.pdf, doc_173.pdf, doc_174.pdf (local, _source-artifacts) - DSIRDA Form No. C, development-permission scrutiny checklist, and BU scrutiny checklist", "gtpuda.pdf (local, _source-artifacts) - Gujarat Town Planning and Urban Development Act, 1976", "anyror.html, ror.html, ror_rural.html, rural.html, home.html (local, _source-artifacts) - captured AnyROR pages", "root.html (local, _source-artifacts) - captured Garvi 2.0 home page with the full services and forms menu", "probe.html (local, _source-artifacts) - captured Revenue Department 'Premium for New Tenure Land' subject page", "lp.html, pg_land_pricing.html, fc.html, sir.html, pg_sir_act.html, nav.html, pg_landpolicy_13.html (local, _source-artifacts) - captured pages of the official Dholera site, canonical host dholera.gujarat.gov.in", "dicdl_portal.html (local, _source-artifacts) - captured (n)Procure e-procurement portal page", "https://anyror.gujarat.gov.in/ (live) - AnyROR @ Anywhere, Revenue Department, Government of Gujarat", "https://garvi.gujarat.gov.in/ (live) - Garvi 2.0, Inspector General of Registration and Superintendent of Stamps", "https://garvi.gujarat.gov.in/DownLoad/HelpFile/gARVI_Help_for_Stamp_duty_calculator.pdf (live) - official stamp duty rate table", "https://garvi.gujarat.gov.in/DownLoad/HelpFile/gARVI_Hellp_for_Registration_Fee_calculation.pdf (live) - official registration fee table", "https://garvi.gujarat.gov.in/Download/HelpFile/gARVI_form3.pdf (live) - Form No. 3, application for search or copy", "https://revenuedepartment.gujarat.gov.in/iora-service (live) - official 34-row IORA service table", "https://revenuedepartment.gujarat.gov.in/downloads/gr_01072008_k_eng.pdf (live) - Revenue Department Resolution No. NAP/1006/425/K dated 1-7-2008, NA permission procedure under section 65, English translation with Annexures 1-5", "https://revenuedepartment.gujarat.gov.in/downloads/act_BLRC_1879_n.pdf (live) - Gujarat Land Revenue Code, 1879 as published by the Revenue Department", "https://gujrera.gujarat.gov.in/resources/staticpage/FAQs%20ADJ_26.05.2021.pdf (live) - GujRERA FAQs on the Act and Rules, prepared 26 May 2021 by the Adjudicating Officer, RERA Gandhinagar", "https://gujrera.gujarat.gov.in/resources/staticpage/Complaint.pdf (live) - Gujarat RERA Website User Manual Version 4.0, Complaint Registration", "https://www.indiacode.nic.in/bitstream/123456789/6138/1/the_gujarat_special_investment_region_act,_2009.pdf (live) - The Gujarat Special Investment Region Act, 2009", "https://dholera.gujarat.gov.in/ (live) - official Dholera SIR / DICDL site" ], "fields": [ "record_id", "sequence_stage", "step_name", "what_it_achieves", "portal_or_office", "form_name_or_number", "statutory_fee", "stated_timeline", "prerequisite_documents", "online_or_offline", "official_source_url", "source_file_if_local", "statutory_basis", "source_type", "source_citation", "value_date", "blog_only_source", "notes" ], "records": [ { "record_id": "GJ-DD-01", "sequence_stage": "1. Due diligence - land records", "step_name": "View Village Form 7 (VF-7 / 7-12) survey number details online", "what_it_achieves": "Shows the survey-number record of rights: occupant name, area, tenure and encumbrance notes for a rural survey number. This is the '7/12 extract' half of the 7/12.", "portal_or_office": "AnyROR @ Anywhere (anyror.gujarat.gov.in), Revenue Department, Government of Gujarat; content owned by Revenue Department, developed by NIC Gujarat", "form_name_or_number": "Service menu item: 'VF-7 SURVEY NO DETAILS (ગા.ન. ૭ ની વિગતો)' under Rural Land Record", "statutory_fee": null, "stated_timeline": null, "prerequisite_documents": [ "District", "Taluka", "Village", "Survey number", "on-screen verification code" ], "online_or_offline": "Online", "official_source_url": "https://anyror.gujarat.gov.in/LandRecordRural.aspx", "source_file_if_local": "anyror.html; ror.html; ror_rural.html; rural.html", "statutory_basis": "Record of Rights maintained under Chapter X-A, section 135B, Gujarat Land Revenue Code, 1879", "source_type": "OFFICIAL", "source_citation": "anyror.html / ror.html (captured AnyROR pages, service dropdown) + https://anyror.gujarat.gov.in/LandRecordRural.aspx", "value_date": "AnyROR page 'Last Updated Date: 16/11/2025'; artifact captured 2026-08-04", "blog_only_source": false, "notes": "Page states: 'The information provided online is updated, and no physical visit is required for this information.' No fee is stated anywhere on the page for viewing. The free view copy is NOT digitally signed - see GJ-DD-04 for the signed copy." }, { "record_id": "GJ-DD-02", "sequence_stage": "1. Due diligence - land records", "step_name": "View Village Form 8-A (VF-8A) khata details online", "what_it_achieves": "Shows the khata (account) of a landholder: every survey number held by that account holder in the village, with areas and assessment. Used to confirm the seller actually holds what he claims.", "portal_or_office": "AnyROR @ Anywhere (anyror.gujarat.gov.in), Revenue Department, Government of Gujarat", "form_name_or_number": "Service menu item: 'VF-8A KHATA DETAILS (ગા.ન. ૮અ ની વિગતો)' under Rural Land Record", "statutory_fee": null, "stated_timeline": null, "prerequisite_documents": [ "District", "Taluka", "Village", "Khata number", "on-screen verification code" ], "online_or_offline": "Online", "official_source_url": "https://anyror.gujarat.gov.in/LandRecordRural.aspx", "source_file_if_local": "anyror.html; ror.html; ror_rural.html; rural.html", "statutory_basis": "Record of Rights maintained under Chapter X-A, section 135B, Gujarat Land Revenue Code, 1879", "source_type": "OFFICIAL", "source_citation": "ror.html / ror_rural.html (captured AnyROR Rural Land Record service dropdown)", "value_date": "AnyROR page 'Last Updated Date: 16/11/2025'; artifact captured 2026-08-04", "blog_only_source": false, "notes": null }, { "record_id": "GJ-DD-03", "sequence_stage": "1. Due diligence - land records", "step_name": "View VF-6 mutation entries and the 135-D mutation notice online", "what_it_achieves": "Shows the hakk patrak (Village Form 6) entry register - every past mutation on the land - and the 135-D notice issued for a pending mutation. This is how a buyer sees a transfer that is entered but not yet certified.", "portal_or_office": "AnyROR @ Anywhere (anyror.gujarat.gov.in), Revenue Department, Government of Gujarat", "form_name_or_number": "Service menu items: 'VF-6 ENTRY DETAILS (હક્ક પત્રક ગા.ન. ૬ ની વિગતો)' and '135-D NOTICE FOR MUTATION (હક્ક પત્રક ફેરફાર માટે ૧૩૫-ડી નોટીસ)'", "statutory_fee": null, "stated_timeline": null, "prerequisite_documents": [ "District", "Taluka", "Village", "Entry number or survey number", "on-screen verification code" ], "online_or_offline": "Online", "official_source_url": "https://anyror.gujarat.gov.in/LandRecordRural.aspx", "source_file_if_local": "anyror.html; ror.html; ror_rural.html; rural.html", "statutory_basis": "Sections 135C and 135D, Gujarat Land Revenue Code, 1879", "source_type": "OFFICIAL", "source_citation": "ror.html (captured AnyROR Rural Land Record service dropdown)", "value_date": "AnyROR page 'Last Updated Date: 16/11/2025'; artifact captured 2026-08-04", "blog_only_source": false, "notes": "Related free services in the same dropdown: 'KNOW CLOSED SURVEY NO DETAIL (બીનખેતી હુકમથી બંધ થયેલ સરવે નંબરની વિગતો જાણવા)' - survey numbers closed by an NA order; 'INTEGRATED SURVEY NO DETAILS'; 'REVENUE CASE DETAILS'; 'NEW SURVEY NO FROM OLD FOR PROMULGATED VILLAGE'." }, { "record_id": "GJ-DD-04", "sequence_stage": "1. Due diligence - land records", "step_name": "Obtain a digitally signed Village Form (digitally signed RoR / 7-12 and 8-A)", "what_it_achieves": "Produces a legally usable, digitally signed copy of the village form, as opposed to the free unsigned on-screen view. This is the copy banks and the sub-registrar will accept.", "portal_or_office": "iORA - Integrated Online Revenue Applications (iora.gujarat.gov.in), Revenue Department, Government of Gujarat; linked from AnyROR", "form_name_or_number": "iORA service 26: 'ડીજીટલી સાઇન ગામ નમુના મેળવવા માટેની અરજી' (Application to obtain digitally signed village forms)", "statutory_fee": null, "stated_timeline": null, "prerequisite_documents": [ "Applicant mobile number and e-mail (OTP verified)", "District / Taluka / Village", "Survey or khata number" ], "online_or_offline": "Online", "official_source_url": "https://iora.gujarat.gov.in/ror_online.aspx", "source_file_if_local": "anyror.html (link) ; procedure note linked as 'ડિજિટલી સાઇન્ડ ગામ નમૂના નંબર મેળવવા માટેની કાર્યપધ્ધતિ' at https://anyror.gujarat.gov.in/Download/Digital_RoR_SOP.pdf", "statutory_basis": "Gujarat Land Revenue Code, 1879, Chapter X-A (Record of Rights)", "source_type": "OFFICIAL", "source_citation": "anyror.html link target https://iora.gujarat.gov.in/ror_online.aspx ; https://revenuedepartment.gujarat.gov.in/iora-service (service list row 26)", "value_date": "Retrieved 2026-08-04", "blog_only_source": false, "notes": "FEE NOT PUBLISHED on either the AnyROR page or the Revenue Department iORA service list. The iORA portal itself returned HTTP 503 on 2026-08-04 so the in-portal fee screen could not be read. Recorded as null, not estimated. The linked SOP URL returned an HTML error page rather than the PDF on 2026-08-04." }, { "record_id": "GJ-DD-05", "sequence_stage": "1. Due diligence - title and encumbrance", "step_name": "Take a record search of Book No. 1 and Book No. 2 at the Sub-Registrar office (title search)", "what_it_achieves": "Searches the sub-registrar's registers for every registered document affecting the property, so a buyer can trace the chain of title and find transactions the seller did not disclose. Book 1 holds immovable-property documents; Book 2 holds the record of reasons for refusing registration.", "portal_or_office": "Sub-Registrar office in whose jurisdiction the property falls; Inspector General of Registration and Superintendent of Stamps, Government of Gujarat", "form_name_or_number": "Form No. 3 - 'શોધ લેવાની અથવા નકલ માટેની અરજી' (Application for search or for copy), downloadable from the FAQ menu at garvi.gujarat.gov.in", "statutory_fee": "Court fee ticket of Rs. 5/- affixed on Form No. 3, PLUS search fee of Rs. 20/- for the first year and Rs. 10/- for each subsequent year. Worked example given in the source: searching survey number xyz for 2007 to 2010 = 20 + 10 + 10 + 10 = Rs. 50/- total.", "stated_timeline": null, "prerequisite_documents": [ "Form No. 3 completed", "Description of the document", "Name of executant and claimant", "Description of the property", "Village name and name of the office where registered", "The year or years to be searched" ], "online_or_offline": "Offline at the Sub-Registrar office; an online alternative exists via the 'property search' option on garvi.gujarat.gov.in", "official_source_url": "https://garvi.gujarat.gov.in/frmPropertySearch.aspx", "source_file_if_local": "gARVI_FAQ.pdf (page 5, section XIV); form itself downloaded from https://garvi.gujarat.gov.in/Download/HelpFile/gARVI_form3.pdf", "statutory_basis": "The Registration Act, 1908 (Part XII, of searches and copies); Bombay Registration Rules (code order 474 cited in the same FAQ)", "source_type": "OFFICIAL", "source_citation": "gARVI_FAQ.pdf page 5 (scanned citizen charter of the Registration department, read from a 150 dpi render); form title confirmed from gARVI_form3.pdf page 1", "value_date": "Undated departmental citizen charter; retrieved from garvi.gujarat.gov.in and captured in _source-artifacts on 2026-08-04", "blog_only_source": false, "notes": "Search of Book No. 3 (wills and adoption deeds) and Book No. 4 can only be done by the Registering Officer, not by a member of the public. The same FAQ also notes the Sub-Registrar has NO power to stop a registration on a private objection application - only a court injunction served through the court can stop it." }, { "record_id": "GJ-DD-06", "sequence_stage": "1. Due diligence - title and encumbrance", "step_name": "Obtain an Encumbrance Certificate (EC) from the Sub-Registrar office (offline)", "what_it_achieves": "Certifies the charges, mortgages and other encumbrances registered against the property. This is the document that shows whether the land is already mortgaged.", "portal_or_office": "Sub-Registrar office; Inspector General of Registration and Superintendent of Stamps, Government of Gujarat", "form_name_or_number": null, "statutory_fee": "Rs. 100 (source states, in Gujarati: 'જેની ફી 100 રૂપિયા છે')", "stated_timeline": null, "prerequisite_documents": null, "online_or_offline": "Offline", "official_source_url": "https://garvi.gujarat.gov.in/", "source_file_if_local": "gARVI_FAQ.pdf (page 4, section XIII)", "statutory_basis": "The Registration Act, 1908", "source_type": "OFFICIAL", "source_citation": "gARVI_FAQ.pdf page 4, section XIII 'ENCUMBRANCE CERTIFICATE'", "value_date": "Undated departmental citizen charter; captured 2026-08-04", "blog_only_source": false, "notes": "Form number for the offline EC application is NOT stated in the source. Recorded as null." }, { "record_id": "GJ-DD-07", "sequence_stage": "1. Due diligence - title and encumbrance", "step_name": "Obtain a certified Encumbrance Certificate online", "what_it_achieves": "Same encumbrance search, delivered as a printable report without visiting the sub-registrar office.", "portal_or_office": "Garvi 2.0 / iORA (garvi.gujarat.gov.in application service, routed to iora.gujarat.gov.in)", "form_name_or_number": "Application type: 'Search with EC Report'", "statutory_fee": null, "stated_timeline": null, "prerequisite_documents": [ "Selection of the sub-registrar office in which the search is to be taken", "Property details", "Number of years to be searched" ], "online_or_offline": "Online", "official_source_url": "https://garvi.gujarat.gov.in/", "source_file_if_local": "ec_help.pdf (5 pages, official Gujarati step-by-step)", "statutory_basis": "The Registration Act, 1908", "source_type": "OFFICIAL", "source_citation": "ec_help.pdf pages 1-5: (1) select application service on garvi.gujarat.gov.in portal; (2) choose application type 'Search with EC Report' and the office; (3) fill the property and number-of-years in the form; (4) pay the required fee online; (5) print the report.", "value_date": "Undated Garvi help file; captured 2026-08-04", "blog_only_source": false, "notes": "THE FEE AMOUNT IS NOT STATED. Step 4 of the official help file says only 'જરૂરી ફી ઓનલાઈન ભરવાની રહેશે' (the required fee must be paid online) with no figure. Recorded as null. The Garvi home page lists this as 'Online certified EC (IORA)'." }, { "record_id": "GJ-DD-08", "sequence_stage": "1. Due diligence - title and encumbrance", "step_name": "Obtain a certified copy of Index-2 (Anukramanika-2)", "what_it_achieves": "Index-2 carries the core particulars of a registered document: description of the property transferred, the names of the executant and the claimant, and the document number. It is the fastest proof that a particular sale deed was actually registered.", "portal_or_office": "Offline: Sub-Registrar office. Online: iORA (iora.gujarat.gov.in) via the Garvi 'Online certified Index-2 (IORA)' service.", "form_name_or_number": "Offline: Form No. 3 (application for search or copy). Online: application purpose 'સબ-રજીસ્ટાર કચેરી સંબંધિત' and application type 'Index2 ની નકલ મેળવવા માટેની અરજી'.", "statutory_fee": "OFFLINE (stated): court fee ticket of Rs. 3/- affixed on Form No. 3, PLUS copy fee of Rs. 20/-, PLUS a court fee ticket (stamp duty) of Rs. 300/- submitted with the form. ONLINE: application fee + Index2 fee + copy fee are auto-computed by the portal from the number of copies requested; the amounts are not printed in the help file.", "stated_timeline": null, "prerequisite_documents": [ "Applicant name and address", "Document number", "Year in which the document was registered", "Total number of Index-2 copies required", "Mobile number and e-mail for OTP", "District, taluka and sub-registrar office name" ], "online_or_offline": "Both", "official_source_url": "https://iora.gujarat.gov.in/", "source_file_if_local": "gARVI_FAQ.pdf (page 4, section XII) for the offline fees; gARVI_online_index2_help_file.pdf (9 pages) for the online flow", "statutory_basis": "The Registration Act, 1908, section 55 (indexes) read with the certified-copy provisions", "source_type": "OFFICIAL", "source_citation": "gARVI_FAQ.pdf page 4 section XII (offline: Form 3, Rs 3 court fee, નકલ ફી રૂ. 20/-, રૂ.300/- ની કોર્ટ ફી ટિકિટ); gARVI_online_index2_help_file.pdf pages 1-8 (online flow, step 5: 'અરજી ફી, Index2 ની ફી અને copy ફી automatic count થઇ જનરેટ થશે')", "value_date": "Undated departmental documents; captured 2026-08-04", "blog_only_source": false, "notes": "ONLINE FEE AMOUNTS ARE NOT PUBLISHED in the help file - only that they are auto-generated. Not estimated." }, { "record_id": "GJ-DD-09", "sequence_stage": "1. Due diligence - title and encumbrance", "step_name": "Obtain a certified copy of a registered document (sale deed, mortgage, etc.)", "what_it_achieves": "Gives the buyer the full text of an earlier registered document in the chain of title, not just the index entry.", "portal_or_office": "Offline: the Sub-Registrar office where the document was registered. Online: Garvi 'Online certified document copy (IORA)'.", "form_name_or_number": "Form No. 3 - 'શોધ લેવાની અથવા નકલ માટેની અરજી'", "statutory_fee": "Court fee ticket of Rs. 3/- affixed on Form No. 3, PLUS a per-page copy fee that varies with page size: 18.5 cm x 11.4 cm = Rs. 10/- per page; 25.4 cm x 15.2 cm = Rs. 15/- per page; 30.5 cm x 19.0 cm = Rs. 20/- per page; 34.3 cm x 21.6 cm = Rs. 20/- per page. PLUS a court fee ticket (stamp duty) of Rs. 300/- per copy. Worked example given in the source: a 20-page document at 25.4 x 15.2 cm = 20 x 15 = Rs. 300 copy fee.", "stated_timeline": null, "prerequisite_documents": [ "Name of the executant", "Village in which the property is situated", "Description of the property", "Year(s) of registration" ], "online_or_offline": "Both", "official_source_url": "https://garvi.gujarat.gov.in/", "source_file_if_local": "gARVI_FAQ.pdf (page 4, section XI continuation)", "statutory_basis": "The Registration Act, 1908", "source_type": "OFFICIAL", "source_citation": "gARVI_FAQ.pdf page 4, page-size / copy-fee table and the Rs. 300 court fee ticket line", "value_date": "Undated departmental citizen charter; captured 2026-08-04", "blog_only_source": false, "notes": "Copies of Book No. 3 (wills, adoption deeds) go only to the executant, his agent, or after his death to any applicant. Copies of Book No. 4 go to the executant or a person claiming under it or their agent. A CD or video recording of the registration itself is obtainable from the registering sub-registrar office under an RTI application on payment of Rs. 50/- (same source, section XVI)." }, { "record_id": "GJ-DD-10", "sequence_stage": "1. Due diligence - valuation", "step_name": "Check the Jantri (Annual Statement of Rates) and the approximate market value before agreeing a price", "what_it_achieves": "Fixes the government valuation floor on which stamp duty is charged. Stamp duty on non-agricultural land is charged on market value regardless of what the parties write as consideration, so this determines the real transaction cost.", "portal_or_office": "Garvi portal, Inspector General of Registration and Superintendent of Stamps, Government of Gujarat. If the jantri rate for a revenue survey number is not shown, the source directs the citizen to the office of the Deputy Collector, Stamp Duty Valuation Organisation in his district.", "form_name_or_number": "Garvi menu items 'Jantry rate' (ViewJantri_New.aspx) and 'Market value'", "statutory_fee": null, "stated_timeline": null, "prerequisite_documents": [ "Property location (district, taluka, village, survey / final plot number)" ], "online_or_offline": "Online", "official_source_url": "https://garvi.gujarat.gov.in/ViewJantri_New.aspx", "source_file_if_local": "gARVI_FAQ.pdf (page 2 and page 6); root.html (captured Garvi home page menu)", "statutory_basis": "Gujarat Stamp Act, 1958 read with the Rules for market value calculation, 1984 (published on garvi.gujarat.gov.in as 'Rules for market value calculation-1984')", "source_type": "OFFICIAL", "source_citation": "gARVI_FAQ.pdf page 2 ('સ્થાવર મિલ્કતની બજારકિમત ... JANTRI મેનુના MARKET VALUE ઓપ્શન દ્વારા નક્કી કરી શકાય છે') and page 6 (contact the Deputy Collector, stamp duty valuation office); root.html menu", "value_date": "Retrieved 2026-08-04", "blog_only_source": false, "notes": "For a promulgated (re-surveyed) village, the FAQ states that stamp duty is computed on the jantri rate of the survey number as it stood in the year the jantri was framed, not the new survey number. NO JANTRI REVISION DATE IS ASSERTED HERE: the local artifact jantri_gr.pdf embeds its dates in a legacy non-Unicode Gujarati font that does not extract reliably, so the effective date of the current jantri is deliberately left out of this dataset." }, { "record_id": "GJ-PERM-01", "sequence_stage": "2. Permission to buy", "step_name": "Confirm agriculturist status, or obtain permission to purchase agricultural land as a non-agriculturist (section 63)", "what_it_achieves": "Section 63 makes a sale, gift, exchange, lease or mortgage of agricultural land INVALID in favour of a person who is not an agriculturist. A non-agriculturist buyer must get the Collector's prior permission or the transaction is void.", "portal_or_office": "Collector, or an officer authorised by the State Government; applied through iORA (iora.gujarat.gov.in)", "form_name_or_number": "iORA service 17: 'ગણોતધારાની કલમ-૬૩ મુજબ ખેતીની જમીન ખરીદવા બાબતની પરવાનગી મેળવવાની અરજી'. Parallel services exist for Saurashtra Gharkhed Act section 54 (row 18) and Bombay Tenancy (Vidarbha Region and Kutch Area) Act 1958 section 89 (row 19). A farmer applicant can first obtain the khedut khatedar verification certificate via iORA service 20.", "statutory_fee": null, "stated_timeline": null, "prerequisite_documents": null, "online_or_offline": "Online application via iORA; decision by the Collector", "official_source_url": "https://revenuedepartment.gujarat.gov.in/iora-service", "source_file_if_local": "gujact_19092023.pdf (The Gujarat Tenancy and Agricultural Lands Act, 1948, as modified up to 31 January 2018), section 63 at page 75 of the PDF (printed page 63)", "statutory_basis": "Section 63, The Gujarat Tenancy and Agricultural Lands Act, 1948 (Bombay Act No. LXVII of 1948)", "source_type": "OFFICIAL", "source_citation": "gujact_19092023.pdf p.75: '...shall be valid in favour of a person who is not an agriculturist [or who being an agriculturist cultivates personally land not less than the ceiling area ...] Provided that the Collector or an officer authorised by the State Government in this behalf may grant permission for such sale, gift, exchange, lease or mortgage ... on such conditions as may be prescribed'; https://revenuedepartment.gujarat.gov.in/iora-service row 17 and row 20", "value_date": "Act as modified up to 31 January 2018 (title page of gujact_19092023.pdf); iORA service list retrieved 2026-08-04", "blog_only_source": false, "notes": "The same section carries a further proviso that permission shall NOT be granted where agricultural land is sold to a non-agriculturist for agricultural purpose if that person's annual income from other sources exceeds five thousand rupees. Section 63(1A) allows the State Government to exempt, by notification, transfers to a non-profit public charitable trust for health and education use. NO FEE OR STATUTORY TIMELINE for this permission is published on the Revenue Department iORA service page; recorded as null." }, { "record_id": "GJ-PERM-02", "sequence_stage": "2. Permission to buy", "step_name": "Buy agricultural land for a bona fide industrial purpose under section 63AA and file the 30-day notice", "what_it_achieves": "Lets a non-agriculturist buy agricultural land for a bona fide industrial purpose without a section 63 permission, provided the statutory conditions are met, and gets the Collector's certificate that validates the purchase. This is the route most industrial buyers in and around Dholera use.", "portal_or_office": "Collector (certificate); copy of the notice endorsed to the Mamlatdar. Applied through iORA.", "form_name_or_number": "iORA service 14: 'પ્રામાણિક ઔદ્યોગિક હેતુ માટે ગણોતધારાની કલમ-૬૩એએ અન્વયે પ્રમાણપત્ર મેળવવાની અરજી'. The 30-day notice must be 'in such a form ... as may be prescribed' - the prescribed form number is not given in the Act text.", "statutory_fee": "No application fee is stated. A PENALTY is stated: failure to send the notice within 30 days makes the purchaser liable, in addition to the non-agricultural assessment, to a fine not exceeding two thousand rupees as the Collector may direct.", "stated_timeline": "The purchaser shall, WITHIN THIRTY DAYS from the date of purchase, send notice of the purchase to the Collector and endorse a copy to the Mamlatdar. Where a certificate is issued, the purchaser shall commence production of goods or provision of services WITHIN FIVE YEARS from that date.", "prerequisite_documents": [ "Notice of purchase in the prescribed form with the prescribed particulars", "Previous permission of the Industries Commissioner, Gujarat State (or an officer authorised by the State Government) where the land area exceeds ten hectares" ], "online_or_offline": "Online application via iORA; statutory notice to the Collector", "official_source_url": "https://revenuedepartment.gujarat.gov.in/iora-service", "source_file_if_local": "gujact_19092023.pdf, section 63AA at pages 76-77 of the PDF (printed pages 64-65)", "statutory_basis": "Section 63AA, The Gujarat Tenancy and Agricultural Lands Act, 1948", "source_type": "OFFICIAL", "source_citation": "gujact_19092023.pdf pp.76-77: conditions (a) land not within an urban agglomeration as defined in the Urban Land (Ceiling and Regulation) Act 1976; (b) previous permission of the Industries Commissioner where area exceeds ten hectares; (c) area sold shall not exceed four times the area on which construction for a bona fide industrial purpose is proposed; (d) section 73AA applies where the seller belongs to a Scheduled Tribe. Sub-section (3)(a) thirty-day notice; (3)(b) fine not exceeding two thousand rupees; (4)(b) five-year production deadline.", "value_date": "Act as modified up to 31 January 2018; iORA service list retrieved 2026-08-04", "blog_only_source": false, "notes": "If the Collector is not satisfied and refuses the certificate, the sale is DEEMED TO BE IN CONTRAVENTION OF SECTION 63 - i.e. void. The purchaser may appeal to the State Government or an authorised officer. Land additionally required for pollution control measures is excluded from the four-times-area computation. Parallel certificates exist under Saurashtra Gharkhed Act section 55 (iORA row 15) and Bombay Tenancy (Vidarbha and Kutch) Act 1958 section 89A (row 16)." }, { "record_id": "GJ-PERM-03", "sequence_stage": "2. Permission to buy", "step_name": "Pay premium and convert new-tenure / restricted-tenure land to old tenure", "what_it_achieves": "New-tenure (navi sharat) and impartible land cannot be freely sold. Paying the premium fixed by the Collector converts it to old tenure so it can be transferred or put to non-agricultural use.", "portal_or_office": "Collector; applied through iORA (iora.gujarat.gov.in). Subject matter also maintained by the Revenue Department under 'Premium for New Tenure Land'.", "form_name_or_number": "iORA services: row 1 'ગણોતધારાની કલમ-૪૩ મુજબ પ્રિમિયમ ભરવાની મંજૂરી મેળવવાની અરજી'; row 3 (premium for agricultural use of new/impartible tenure land); row 4 (premium for non-agricultural use of new/impartible tenure land); row 5 (conversion to old tenure on recovery of premium in a bona fide sale); row 11 and row 13 (combined premium + NA permission).", "statutory_fee": null, "stated_timeline": null, "prerequisite_documents": null, "online_or_offline": "Online application via iORA; order by the Collector", "official_source_url": "https://revenuedepartment.gujarat.gov.in/premium-for-new-tenure-land", "source_file_if_local": "probe.html (captured Revenue Department 'Premium for New Tenure Land' subject page); iora_service list", "statutory_basis": "Section 43, The Gujarat Tenancy and Agricultural Lands Act, 1948; section 57, Bombay Tenancy and Agricultural Lands (Vidarbha Region and Kutch Area) Act, 1958", "source_type": "OFFICIAL", "source_citation": "https://revenuedepartment.gujarat.gov.in/iora-service rows 1, 3, 4, 5, 11, 13; probe.html (Revenue Department subject page, which links 'Government Circulars / Resolutions / Orders for Premium for New Tenure Land (From 1947 to 2008)')", "value_date": "Retrieved 2026-08-04", "blog_only_source": false, "notes": "PREMIUM RATE IS NOT PUBLISHED on the Revenue Department subject page or the iORA service list - it is fixed case by case by the Collector. No percentage is asserted here. The evidence checklist for an NA application (see GJ-NA-01) requires a copy of the Collector's order and the premium payment receipt where the land is new tenure." }, { "record_id": "GJ-PERM-04", "sequence_stage": "2. Permission to buy", "step_name": "Obtain section 73AA permission where the seller belongs to a Scheduled Tribe", "what_it_achieves": "Land held by a person belonging to a Scheduled Tribe cannot be sold without permission. Without it the sale is void, and section 63AA expressly makes its own industrial-purpose route subject to this section.", "portal_or_office": "Collector; applied through iORA (iora.gujarat.gov.in)", "form_name_or_number": "iORA service 25: 'જમીન મહેસૂલ અધિનિયમ-૧૮૭૯ ની કલમ-૭૩(એએ) હેઠળ જમીન વેચાણ પરવાનગી મેળવવાની અરજી'", "statutory_fee": null, "stated_timeline": null, "prerequisite_documents": null, "online_or_offline": "Online application via iORA", "official_source_url": "https://revenuedepartment.gujarat.gov.in/iora-service", "source_file_if_local": "gujact_19092023.pdf p.77 (section 63AA(1)(d) cross-reference)", "statutory_basis": "Section 73AA, Bombay / Gujarat Land Revenue Code, 1879", "source_type": "OFFICIAL", "source_citation": "https://revenuedepartment.gujarat.gov.in/iora-service row 25; gujact_19092023.pdf p.77 clause (d)", "value_date": "Retrieved 2026-08-04", "blog_only_source": false, "notes": "Fee and timeline not published on the cited pages; recorded as null." }, { "record_id": "GJ-NA-01", "sequence_stage": "3. Non-agricultural (NA) permission", "step_name": "Obtain Non-Agricultural (NA) permission under section 65 of the Land Revenue Code", "what_it_achieves": "Converts agricultural land to a non-agricultural use (residential, commercial, industrial, educational, charitable). Without it no building plan can be approved: the empowered officer may not grant construction approval without NA permission.", "portal_or_office": "Empowered officer by area: (A) Collector - Mahanagar Palika, Urban Area Development Authority, Notified Area and Cantonment Area, and 'A' and 'B' category Nagarpalikas; (B) Territory Officer - 'C' and 'D' category Nagarpalikas; (C) Taluka Panchayat - up to 2 acres in villages with population under 5,000 per the last census; (D) District Panchayat - all other rural areas. Applied online through iORA.", "form_name_or_number": "Prescribed application at Annexure-2 to Revenue Department Resolution No. NAP/1006/425/K dated 1-7-2008, bearing a Rs. 3-00 court fee stamp, filed in THREE copies. iORA service 6: 'જમીન મહેસૂલ અધિનિયમની કલમ-૬૫ અન્વયે બિનખેતી પરવાનગી મેળવવાની અરજી'. Related: section 65-A change of NA purpose (iORA row 7); section 65-B bona fide industrial purpose (row 8); sections 66 and 67 (rows 9 and 10).", "statutory_fee": "A Rs. 3-00 court fee stamp is prescribed on the application form itself. A challan for the LAND MEASUREMENT FEE must be enclosed (amount not specified in the resolution). NA conversion tax / assessment amounts are NOT stated in this resolution.", "stated_timeline": "STATUTORY: section 65 requires the Collector to inform the applicant of his decision within THREE MONTHS; where he fails to do so the permission applied for shall be DEEMED TO HAVE BEEN GRANTED. That three-month period runs from the date of the acknowledgment if a written acknowledgment is sent within seven days of receipt, otherwise from the date of receipt of the application. ADMINISTRATIVE (2008 resolution, para 6): maximum 30 days for NA permission for residential purpose statewide, and maximum 45 days for other purposes statewide - but the resolution expressly says these two are administrative instructions only and missing them does NOT create a deemed permission. Receipt of the application must be given immediately if handed in person, or within 7 days if received by post. The Collector's office must give its opinion on title, tenure, premium, acquisition, ceiling, pending disputes and government dues within 21 days; if it does not, it is deemed not to require opining. A District/Taluka Development Officer must verify and forward the case to the Collector's office within 10 days of receipt.", "prerequisite_documents": [ "Certified copy of the entry by which the applicant obtained ownership rights, including all mutation entries and the village form copy", "Latest copy of Village Form 7/12", "Copy of Village Form 8-A (khata number)", "Where the land is premium land: copy of the Collector's order and the receipt of premium paid for conversion of new tenure to old tenure", "Copy of the challan of fees paid for measurement of the land to be made non-agricultural", "Supporting evidence for mortgages if deducted (certificate of the lending institution or bank)", "'F' form for allotment of area under the T.P. scheme", "Zone certificate issued by the Chief Executive Officer of the Urban Development Authority" ], "online_or_offline": "Online application via iORA; the 2008 resolution prescribes a paper application in three copies to the empowered officer", "official_source_url": "https://revenuedepartment.gujarat.gov.in/downloads/gr_01072008_k_eng.pdf", "source_file_if_local": null, "statutory_basis": "Section 65, Gujarat (Bombay) Land Revenue Code, 1879; Revenue Department Resolution No. NAP/1006/425/K dated 1 July 2008", "source_type": "OFFICIAL", "source_citation": "Revenue Department GR NAP/1006/425/K dated 1-7-2008, English translation PDF, pages 1-5 (authorities table, application method, timelines) and pages 8-11 (Annexure-2 application form and Annexure-3 checklist); section 65 text from https://revenuedepartment.gujarat.gov.in/downloads/act_BLRC_1879_n.pdf page 47", "value_date": "Resolution dated 1 July 2008; Land Revenue Code text as published by the Revenue Department, retrieved 2026-08-04", "blog_only_source": false, "notes": "The 2008 resolution replaced the earlier practice of collecting NOCs from twelve departments with a single opinion from the Collector's office. Where a TP scheme has been finalised and final plots notified, the Collector need not seek those opinions and deals only with title, new-tenure/premium recovery and fixing the NA form. Section 65(2) of the Code exempts an occupant in a gram, outside an urban agglomeration and outside a five-kilometre radius of a municipal borough, notified area or industrial estate, from needing permission where he wants to use his holding only for a RESIDENTIAL purpose. Annexure-4 conditions attach to every NA order, including a Civil Aviation NOC where the land is within 20 km of an airport and a 30-metre setback from a railway boundary." }, { "record_id": "GJ-REG-01", "sequence_stage": "4. Sale deed and registration", "step_name": "Draft the sale deed with the particulars the Registration department requires", "what_it_achieves": "Gets the document into a form the Sub-Registrar will accept. Registration of a document that creates, extinguishes, transfers or limits a right in immovable property is COMPULSORY; an unregistered compulsorily-registrable document does not affect the immovable property and is not admissible as evidence.", "portal_or_office": "Parties may draft it themselves (model drafts are published at garvi.gujarat.gov.in) or have it drafted by a document writer", "form_name_or_number": "Model draft ('Model draft' menu, ModelDraft.aspx) at garvi.gujarat.gov.in", "statutory_fee": null, "stated_timeline": null, "prerequisite_documents": [ "Full names, addresses and mobile numbers of the parties", "Details of the consideration", "A description by which the property can be identified", "Two photographs of the property being transferred", "A statement of who occupies the property and who occupied it before", "Signature of both parties on EVERY page of the document", "Signatures of two witnesses at the end", "Photograph and thumb impression of buyer and seller on documents transferring immovable property", "Passport-size photograph and left thumb impression of the person presenting the document, on the document", "Document prepared in a language current in the district (Gujarati, Hindi or English); otherwise a true translation and a true copy in a current language must be supplied" ], "online_or_offline": "Offline drafting; the model draft is downloaded online", "official_source_url": "https://garvi.gujarat.gov.in/ModelDraft.aspx", "source_file_if_local": "gARVI_FAQ.pdf pages 1-2 (sections IV and V); root.html (Garvi menu)", "statutory_basis": "The Registration Act, 1908, sections 17 and 49; Gujarat Stamp Act, 1958", "source_type": "OFFICIAL", "source_citation": "gARVI_FAQ.pdf page 1 (list of compulsorily registrable documents and the consequences of not registering) and page 2 (details to be given in the document)", "value_date": "Undated departmental citizen charter; captured 2026-08-04", "blog_only_source": false, "notes": "Documents listed as compulsorily registrable include: gift of immovable property; any non-testamentary document creating, extinguishing or transferring a right in immovable property; a lease of immovable property for more than one year or fixing an annual rent; a court order or decree creating, extinguishing, transferring or limiting a right in immovable property; a power of attorney handing over possession; a mortgage; a development agreement; a partnership deed where a partner brings in immovable property; and an adoption deed." }, { "record_id": "GJ-REG-02", "sequence_stage": "4. Sale deed and registration", "step_name": "Pay stamp duty on the sale deed / conveyance", "what_it_achieves": "Discharges the stamp duty liability on the transfer. Without it the document cannot be registered.", "portal_or_office": "Garvi e-payment; e-stamping centres, stamp vendors and post offices listed at stampsregistration.gujarat.gov.in; nearest stamp centre finder at stampinglocation.gujarat.gov.in", "form_name_or_number": "Article 20(a) Conveyance - Immovable Property, Schedule to the Gujarat Stamp Act, 1958. Calculator at garvi.gujarat.gov.in 'Calculate stamp duty'.", "statutory_fee": "Article 20(a) Conveyance - Immovable Property: (a) AGRICULTURAL LAND - 4.9% of the consideration value or the market value, whichever is higher; (b) NON-AGRICULTURAL LAND - 4.9% of the market value. Original wording retained verbatim; no rounding or conversion applied. Other rates from the same official table that a land buyer meets: Article 17 Certificate of Sale - same 4.9% basis; Article 28 Gift - 4.9%; Article 26 Exchange of Property - 4.9%; Article 5(g)(a) Agreement for construction development / transfer of immovable property - 3.50% (agricultural: of consideration or market value whichever higher; non-agricultural: of market value); Article 45(f) Power of Attorney for sale of immovable property for consideration - same 4.9% basis; Article 45(g) Power of Attorney for development of immovable property - 3.50% of market value; Article 43 Partition - 0.25% of market value up to 10 crore, 0.50% above 10 crore; Article 36(a) Mortgage deed with possession - 4.9% of consideration; Article 36(b) Mortgage deed without possession - 0.35% up to 10 crore, 0.70% above 10 crore (maximum 11.2 lakh); Article 30(b) Lease of immovable property, premium or money advance - 4.9% of the advance premium, money or fine; Article 57 Transfer of Lease - 4.9% of market value.", "stated_timeline": null, "prerequisite_documents": [ "Market value determined from the Jantri / market value option on the Garvi portal" ], "online_or_offline": "Both (Garvi e-payment online; franking / e-stamping centres offline)", "official_source_url": "https://garvi.gujarat.gov.in/FrmStampDutyCalculation_New.aspx", "source_file_if_local": null, "statutory_basis": "Gujarat Stamp Act, 1958, Schedule I", "source_type": "OFFICIAL", "source_citation": "https://garvi.gujarat.gov.in/DownLoad/HelpFile/gARVI_Help_for_Stamp_duty_calculator.pdf, page 8 (Article 17, 20a, 20b, 20c, 26, 28 rate block) and page 9 (Articles 27, 36, 43, 44, 45, 49, 52, 57) - this is the official help file published by the IGR department for its own stamp duty calculator", "value_date": "Help file is undated; downloaded from garvi.gujarat.gov.in on 2026-08-04 and represents the rates the official calculator applies as of that date", "blog_only_source": false, "notes": "The 4.9% figure is the composite rate the official calculator applies; the source does NOT break it into basic duty plus surcharge, so no breakdown is asserted here. NO WOMEN-BUYER CONCESSION is stated in this official source, so none is recorded. The FAQ adds that if a party is in doubt about the type of document or the stamp duty, the doubt can be resolved by the Stamp Duty Valuation Organisation office in the district." }, { "record_id": "GJ-REG-03", "sequence_stage": "4. Sale deed and registration", "step_name": "Pay the registration fee on the sale deed / conveyance", "what_it_achieves": "Discharges the registration fee payable to the Registration department, separate from stamp duty.", "portal_or_office": "Garvi e-payment; Sub-Registrar office", "form_name_or_number": "Article 20(a) Conveyance. Calculator at garvi.gujarat.gov.in 'Find registration fee' (FrmRegistrationfeeCalculation_New.aspx)", "statutory_fee": "Article 20(a) Conveyance: 1% of the consideration amount. Same 1% applies to Article 17 Certificate of Sale, Article 20(b) conveyance related to Co-operative Societies Act, Article 20(c) conveyance related to NTC/Board, Article 20(d) conveyance on amalgamation/reconstruction, Article 45(f) power of attorney for sale for consideration, Article 49(b) release in any other case, Article 52 settlement, and Article 57 transfer of lease. Article 26 Deed of Exchange, Article 28 Gift and Article 43 Partition Deed: 1% of market value. Article 20(aa) Conveyance of movable property: 1% of consideration, maximum Rs. 10,000. Article 30 Lease, all time slabs: 1% of the average lease amount. Fixed Rs. 100 registration fee applies to a range of articles including Article 5(ga) Development Agreement, Article 45 Powers of Attorney, Article 16 Cancellation, and a Will.", "stated_timeline": null, "prerequisite_documents": null, "online_or_offline": "Both", "official_source_url": "https://garvi.gujarat.gov.in/FrmRegistrationfeeCalculation_New.aspx", "source_file_if_local": null, "statutory_basis": "The Registration Act, 1908; Gujarat Registration Rules, 1970", "source_type": "OFFICIAL", "source_citation": "https://garvi.gujarat.gov.in/DownLoad/HelpFile/gARVI_Hellp_for_Registration_Fee_calculation.pdf, pages 5-9 - official IGR help file for the registration fee calculator", "value_date": "Help file is undated; downloaded from garvi.gujarat.gov.in on 2026-08-04", "blog_only_source": false, "notes": "No maximum cap is stated for the 1% on Article 20(a) immovable-property conveyance in the official table, unlike Article 20(aa) movable property which is capped at Rs. 10,000." }, { "record_id": "GJ-REG-04", "sequence_stage": "4. Sale deed and registration", "step_name": "Present the sale deed for registration at the Sub-Registrar office", "what_it_achieves": "Registers the transfer and creates the public record of title. A document relating to immovable property must be presented at the Sub-Registrar office in whose jurisdiction (taluka / area) the property falls.", "portal_or_office": "Sub-Registrar office having jurisdiction over the property; office list published at garvi.gujarat.gov.in ('List of sub registrar office'). Details may be pre-submitted online through Garvi Public Data Entry (P.D.E.) and an appointment booked via the Garvi appointment scheduler.", "form_name_or_number": "Input Sheet (party particulars and a short description of the document) and Form No. 1 (property particulars / market value particulars) - both published under the FAQ menu at garvi.gujarat.gov.in", "statutory_fee": "Stamp duty per GJ-REG-02 plus registration fee per GJ-REG-03. If registration is done at a private residence, an ADDITIONAL fee applies: Ahmedabad Rs. 200; all district headquarters Rs. 200; all other places Rs. 100; in jail Rs. 100.", "stated_timeline": "The document may be presented within FOUR MONTHS from the date the document was executed. A copy of a court order or decree may be presented within FOUR MONTHS from the date it was passed. A will may be presented at any time, with no time limit.", "prerequisite_documents": [ "Identification evidence for the parties (executant, claimant and the witnesses / identifiers)", "Input Sheet with party details and a short description of the document", "Form No. 1 with property particulars and valuation details", "PAN numbers of buyer and seller where the consideration or the market value exceeds Rs. 10 lakh; where a PAN is not available, Form 60", "Certified copy of the power of attorney where the transaction is done through a power of attorney" ], "online_or_offline": "Both (online P.D.E., e-payment and appointment; physical presentation and biometric capture at the office)", "official_source_url": "https://garvi.gujarat.gov.in/", "source_file_if_local": "gARVI_FAQ.pdf pages 2-3 (sections VI, VII, VIII, IX); root.html (Garvi services and forms menu)", "statutory_basis": "The Registration Act, 1908, sections 23, 28, 32, 32A", "source_type": "OFFICIAL", "source_citation": "gARVI_FAQ.pdf p.2 (required evidence, PAN / Form 60 above Rs.10 lakh, which office); p.3 (who may present, the four-month limit, private-residence registration and its fee table); root.html Garvi 'Forms' menu listing Input sheet, Form 1, Form 3", "value_date": "Undated departmental citizen charter; captured 2026-08-04", "blog_only_source": false, "notes": "A document may be presented by the executant, a person claiming a right under it, their representative, or an agent authorised by a power of attorney. Registration at a private residence is available only to a sick person who produces a medical certificate, a person in jail, a person exempted by a court from attending public places, or a woman exempted by custom from attending public places. Documents not relating to immovable property may be presented at any Sub-Registrar office in the state." }, { "record_id": "GJ-POST-01", "sequence_stage": "5. After purchase - record of rights", "step_name": "Get the mutation (ferfar) entered and certified in the Record of Rights", "what_it_achieves": "Moves the buyer's name into the Record of Rights. Until the mutation entry is certified it is not transferred to the record of rights, so the 7/12 still shows the seller.", "portal_or_office": "Designated officer / e-Dhara Kendra at the taluka; certifying officer is a Revenue Officer not below the rank of Deputy Mamlatdar. Applications routed through iORA; entries and 135-D notices visible on AnyROR.", "form_name_or_number": "iORA service 24 covers correction: 'ગામ નમૂના નં. ૭ માં ક્ષતિ સુધારણા માટેની અરજી'. The mutation report itself has no form number in the statute - section 135C allows the report to be made 'either manually or electronically'.", "statutory_fee": null, "stated_timeline": "The person acquiring the right must report the acquisition to the designated officer WITHIN THREE MONTHS of the date of acquisition, and the designated officer must at once give a written acknowledgment. Where NO OBJECTION is raised by any interested person within THIRTY DAYS of the notice, the mutation entry shall be certified (electronically through an automated process, or manually).", "prerequisite_documents": [ "The registered document or other instrument of acquisition", "Identity verification of transferor and transferee through bio-metric ID or other prescribed mode" ], "online_or_offline": "Both", "official_source_url": "https://revenuedepartment.gujarat.gov.in/downloads/act_BLRC_1879_n.pdf", "source_file_if_local": null, "statutory_basis": "Sections 135C and 135D, Gujarat Land Revenue Code, 1879", "source_type": "OFFICIAL", "source_citation": "Gujarat Land Revenue Code 1879 as published by the Revenue Department (act_BLRC_1879_n.pdf), page 87 (s.135C) and page 88 (s.135D). s.135C: 'shall make a report of such acquisition of such right ... to the designated officer within the period of three months from the date of such acquisition'. s.135D(5): 'Where no objection is raised by any person having interest in the transaction ... within a period of thirty days, the mutation entry shall be certified'. s.135D(7): certified 'by a Revenue Officer not below the rank of a Deputy Mamlatdar'.", "value_date": "Gujarat Land Revenue Code 1879 as amended (text includes amendments up to Guj. 3 of 2016 and later); retrieved 2026-08-04", "blog_only_source": false, "notes": "IMPORTANT for buyers: the second proviso to section 135C exempts 'any person acquiring a right by virtue of a registered document' from the obligation to report - the registering authority reports it. Objections go into a register of disputed cases; orders disposing of them are recorded in the register of mutations. Where the certifying officer believes the entry contravenes any Act he shall NOT certify it and must intimate reasons in writing. NO MUTATION FEE IS STATED in the Code; recorded as null." }, { "record_id": "GJ-POST-02", "sequence_stage": "5. After purchase - record of rights", "step_name": "Apply for a varsai (inheritance) entry in the Record of Rights", "what_it_achieves": "Records the heirs of a deceased holder in the hakk patrak so the land can subsequently be dealt with. Separate services exist for rural revenue villages and for city survey areas.", "portal_or_office": "iORA - Integrated Online Revenue Applications (iora.gujarat.gov.in), Revenue Department, Government of Gujarat", "form_name_or_number": "iORA service 22: 'હક્ક પત્રકે વારસાઇ નોંધ દાખલ કરવા માટેની અરજી' (rural). iORA service 29: 'સિટી સરવે કચેરી ના હક્ક પત્રકે વારસાઇ નોંધ દાખલ કરવા માટેની અરજી' (city survey office). iORA service 23 covers a hayatima hakkdakhal entry (entry of right during the holder's lifetime).", "statutory_fee": null, "stated_timeline": null, "prerequisite_documents": null, "online_or_offline": "Online", "official_source_url": "https://revenuedepartment.gujarat.gov.in/iora-service", "source_file_if_local": null, "statutory_basis": "Sections 135C and 135D, Gujarat Land Revenue Code, 1879 (succession and inheritance are named grounds of acquisition in s.135C)", "source_type": "OFFICIAL", "source_citation": "https://revenuedepartment.gujarat.gov.in/iora-service, rows 22, 23 and 29 of the official IORA Service table", "value_date": "Retrieved 2026-08-04", "blog_only_source": false, "notes": "FEE, TIMELINE AND DOCUMENT CHECKLIST ARE NOT PUBLISHED on the Revenue Department iORA service table, and iora.gujarat.gov.in itself returned HTTP 503 on 2026-08-04 so the in-portal checklist could not be read. All three recorded as null." }, { "record_id": "GJ-POST-03", "sequence_stage": "5. After purchase - record of rights", "step_name": "Apply for measurement / demarcation of the survey number, hissa or part", "what_it_achieves": "Fixes the physical boundaries of the parcel bought, and produces the measurement sheet that an NA application and a building plan both need.", "portal_or_office": "District Inspector of Land Records / Superintendent of Land Records; applied through iORA", "form_name_or_number": "iORA service 27: 'સરવે નંબર ની હદ, હિસ્સા અથવા પૈકી ભાગ અંગે માપણી કરવા માટેની અરજી'", "statutory_fee": null, "stated_timeline": null, "prerequisite_documents": null, "online_or_offline": "Online", "official_source_url": "https://revenuedepartment.gujarat.gov.in/iora-service", "source_file_if_local": null, "statutory_basis": "Gujarat Land Revenue Code, 1879 (survey provisions, Chapters VIII and IX)", "source_type": "OFFICIAL", "source_citation": "https://revenuedepartment.gujarat.gov.in/iora-service row 27", "value_date": "Retrieved 2026-08-04", "blog_only_source": false, "notes": "The 2008 NA resolution's Annexure-3 checklist requires the challan of the measurement fee, and Annexure-4 requires the original boundary remark on the measurement sheet issued by the District Inspector of Land Records - but neither states the measurement fee amount. Recorded as null." }, { "record_id": "GJ-POST-04", "sequence_stage": "5. After purchase - urban property", "step_name": "Obtain a copy of the Property Card (city survey / urban property)", "what_it_achieves": "The urban equivalent of the 7/12: the property card is the record of rights for land inside a city survey area.", "portal_or_office": "City Survey office; viewable at e-milkat.gujarat.gov.in; certified/digitally sealed copy applied for through iORA and linked from AnyROR", "form_name_or_number": "iORA service 28: 'પ્રોપર્ટી કાર્ડ ની નકલ મેળવવા માટેની અરજી'. AnyROR carries a separate procedure note 'ડિજિટલી સિલ્ડ પ્રોપર્ટીકાર્ડની નકલ મેળવવા માટેની કાર્યપધ્ધતિ'.", "statutory_fee": null, "stated_timeline": null, "prerequisite_documents": null, "online_or_offline": "Online", "official_source_url": "https://e-milkat.gujarat.gov.in/emilkatror/GeneralReport_IDB.aspx", "source_file_if_local": "anyror.html ('View Land Record - Urban' link)", "statutory_basis": "Chapter X, Gujarat Land Revenue Code, 1879 (lands within the sites of villages, towns and cities)", "source_type": "OFFICIAL", "source_citation": "anyror.html link target https://e-milkat.gujarat.gov.in/emilkatror/GeneralReport_IDB.aspx ; https://revenuedepartment.gujarat.gov.in/iora-service row 28", "value_date": "Retrieved 2026-08-04", "blog_only_source": false, "notes": "Fee not published; recorded as null." }, { "record_id": "GJ-POST-05", "sequence_stage": "5. After purchase - certificates", "step_name": "Obtain a Revenue Title and Legal Possessor certificate", "what_it_achieves": "A single certificate from the revenue authority attesting revenue title and lawful possession, useful for financing and for later transfers.", "portal_or_office": "iORA - Integrated Online Revenue Applications, Revenue Department, Government of Gujarat", "form_name_or_number": "iORA service 34: 'મહેસૂલી ટાઇટલ અને કાયદેસર કબજેદાર પ્રમાણપત્ર મેળવવા'", "statutory_fee": null, "stated_timeline": null, "prerequisite_documents": null, "online_or_offline": "Online", "official_source_url": "https://revenuedepartment.gujarat.gov.in/iora-service", "source_file_if_local": null, "statutory_basis": null, "source_type": "OFFICIAL", "source_citation": "https://revenuedepartment.gujarat.gov.in/iora-service row 34", "value_date": "Retrieved 2026-08-04", "blog_only_source": false, "notes": "Fee, timeline, statutory basis and document checklist not published on the cited page; recorded as null. iORA service 21 on the same page covers an application under the Gujarat Land Grabbing (Prohibition) Act, 2020, which is the route if someone has occupied the land bought." }, { "record_id": "SIR-TAX-01", "sequence_stage": "5. After purchase - property tax", "step_name": "Property tax inside Dholera SIR", "what_it_achieves": "Establishes who levies property tax on land and buildings inside the Special Investment Region and under what power.", "portal_or_office": "Dholera Special Investment Regional Development Authority (DSIRDA), acting subject to the prior permission and general or special orders of the State Government", "form_name_or_number": null, "statutory_fee": null, "stated_timeline": null, "prerequisite_documents": null, "online_or_offline": null, "official_source_url": "https://www.indiacode.nic.in/bitstream/123456789/6138/1/the_gujarat_special_investment_region_act,_2009.pdf", "source_file_if_local": null, "statutory_basis": "Section 29, The Gujarat Special Investment Region Act, 2009 (Gujarat Act No. 2 of 2009); section 15(3)(xiii) of the same Act for fees, development charges and user charges", "source_type": "OFFICIAL", "source_citation": "Gujarat Special Investment Region Act 2009, page 25 of the India Code PDF: s.29(1) 'The area within the Special Investment Region except the village site area (gamtal) of a Village Panchayat, Municipal area and Municipal Corporation area shall be deemed to be an industrial township within the meaning of the provisions of clause (1) of article 243Q of the Constitution of India from the date it is so notified in the Official Gazette by the State Government.' s.29(2) 'Subject to the prior permission and any general or special orders which the State Government may make in this behalf, the Regional Development Authority may act as the authority for taking decisions and steps for assessment, imposition and recovery of taxes under this section.' Page 16, s.15(3)(xiii): power 'to levy and collect such fees, development charges, or user charges as may be ascertained and fixed by the Apex Authority'.", "value_date": "Gujarat Act No. 2 of 2009", "blog_only_source": false, "notes": "NO PROPERTY TAX RATE, ASSESSMENT FORMULA, DUE DATE OR PAYMENT PORTAL FOR DHOLERA SIR WAS FOUND ON ANY GOVERNMENT SOURCE. The Act confers the power; it does not fix a rate. User charges are fixed by the Apex Authority (GIDB) under s.6(2)(vii), not published on the DSIRDA/DICDL site pages examined. This is listed in 'gaps'. Section 4 of the Act separately puts the SIR area out of the jurisdiction of a local authority." }, { "record_id": "RERA-01", "sequence_stage": "6. RERA - buyer remedies", "step_name": "File a complaint with the Gujarat Real Estate Regulatory Authority (GujRERA)", "what_it_achieves": "Brings a promoter or agent before the Authority for violation of any provision of the RERA Act, Rules or Regulations - the buyer's primary remedy against a defaulting developer.", "portal_or_office": "Gujarat Real Estate Regulatory Authority (GujRERA), Gandhinagar; filed online at gujrera.gujarat.gov.in", "form_name_or_number": "Form 'A' (complaint to the Authority, other than for compensation), prescribed by Rule 11(1) of the Gujarat Real Estate (Regulation and Development) (Matters Relating to the Real Estate Regulatory Authority) Rules, 2016", "statutory_fee": "Rs. 1,000 (rupees one thousand). Rule 11(1) prescribes it 'in the form of demand draft'; the GujRERA website user manual for online complaint registration states 'Proceed filling form (Fees: 1000/-)'.", "stated_timeline": null, "prerequisite_documents": [ "Registration number of the registered project (may be left blank for a non-registered project)", "Name of the complainant (mandatory)", "Complainant's landline number (mandatory)", "Complainant's mobile number (mandatory)", "Complainant's e-mail id (mandatory)", "Complainant's address" ], "online_or_offline": "Both (online complaint registration on the GujRERA portal; the Rule prescribes a demand draft)", "official_source_url": "https://gujrera.gujarat.gov.in/", "source_file_if_local": null, "statutory_basis": "Section 31, Real Estate (Regulation and Development) Act, 2016; Rule 11(1), Gujarat Real Estate (Regulation and Development) (Matters Relating to the Real Estate Regulatory Authority) Rules, 2016 (in force from 29 October 2016)", "source_type": "OFFICIAL", "source_citation": "https://gujrera.gujarat.gov.in/resources/staticpage/FAQs%20ADJ_26.05.2021.pdf page 40, item 5.7: 'Rule 11 (1) of the Rules, 2016 provides that any aggrieved person may file a Complaint in Form A (except for compensation) with the Authority, along with a fee of rupees one thousand in the form of demand draft, for violation any provisions of the Act, Rules and Regulations.' Fee also confirmed at https://gujrera.gujarat.gov.in/resources/staticpage/Complaint.pdf page 3 (Gujarat RERA Website User Manual Version 4.0, Complaint Registration).", "value_date": "FAQ document dated 26 May 2021, prepared by P. R. Patel, Adjudicating Officer, RERA, Gandhinagar; user manual version 4.0, undated, retrieved 2026-08-04", "blog_only_source": false, "notes": "On submission the portal generates a complaint number in the format CMP/District/YYMMDD/XXXX. Rule 11(2) prescribes a summary procedure: notice with particulars and documents to the respondent, explanation of the alleged contravention on appearance, order on a plea of guilty, or a call for further documents and evidence, and power to proceed ex parte where a duly informed party stays absent. Regulations 10 and 11 give the Authority discretion to accept the complaint in English or Gujarati with a direction to file an English translation." }, { "record_id": "RERA-02", "sequence_stage": "6. RERA - buyer remedies", "step_name": "File a complaint for compensation or interest before the RERA Adjudicating Officer", "what_it_achieves": "Claims money - compensation or interest - for the promoter's default, which the Authority itself does not award; this goes to the Adjudicating Officer.", "portal_or_office": "Adjudicating Officer, Gujarat Real Estate Regulatory Authority, Gandhinagar", "form_name_or_number": "Form 'B', prescribed by Rule 12(1) of the Gujarat Real Estate (Regulation and Development) (Matters Relating to the Real Estate Regulatory Authority) Rules, 2016", "statutory_fee": "Rs. 1,000 (rupees one thousand) in the form of demand draft", "stated_timeline": null, "prerequisite_documents": null, "online_or_offline": "Offline (demand draft prescribed)", "official_source_url": "https://gujrera.gujarat.gov.in/", "source_file_if_local": null, "statutory_basis": "Sections 12, 14, 18 and 19, Real Estate (Regulation and Development) Act, 2016; Rule 12(1) of the Gujarat RERA (Matters Relating to the Real Estate Regulatory Authority) Rules, 2016", "source_type": "OFFICIAL", "source_citation": "https://gujrera.gujarat.gov.in/resources/staticpage/FAQs%20ADJ_26.05.2021.pdf page 41, item 5.9: 'Rule 12 (1) of the Rules, 2016 provides that any aggrieved person may file a Complaint in Form B with the Adjudicating Officer, along with a fee of rupees one thousand in the form of demand draft, for compensation or interest, for violation of the relevant provisions of Sections 12, 14, 18 and 19 the Act.'", "value_date": "FAQ document dated 26 May 2021", "blog_only_source": false, "notes": "Rule 16 of the General Rules, 2017 fixes the interest rate where there is no contractual rate: the State Bank of India Prime Lending Rate plus two percent, per the prevailing RBI directives (MCLR). Rule 16 also requires refund with interest or compensation to be paid by the promoter to the allottee within 45 days." }, { "record_id": "RERA-03", "sequence_stage": "6. RERA - buyer remedies", "step_name": "Appeal to the Gujarat Real Estate Appellate Tribunal", "what_it_achieves": "Challenges an order of the Authority or the Adjudicating Officer.", "portal_or_office": "Gujarat Real Estate Appellate Tribunal", "form_name_or_number": "Form 'A' under Rule 3 of the Gujarat Real Estate (Regulation and Development) (Matters Relating to the Gujarat Real Estate Appellate Tribunal) Rules, 2016 (in force from 29 October 2016)", "statutory_fee": "Rs. 1,000 (rupees one thousand) by demand draft", "stated_timeline": null, "prerequisite_documents": [ "Attested true copy of the order under challenge", "Documents relied upon and referred to in the appeal", "Index of the documents" ], "online_or_offline": "Offline (demand draft prescribed)", "official_source_url": "https://gujrera.gujarat.gov.in/", "source_file_if_local": null, "statutory_basis": "Rule 3, Gujarat Real Estate (Regulation and Development) (Matters Relating to the Gujarat Real Estate Appellate Tribunal) Rules, 2016", "source_type": "OFFICIAL", "source_citation": "https://gujrera.gujarat.gov.in/resources/staticpage/FAQs%20ADJ_26.05.2021.pdf page 37, item 4.2", "value_date": "FAQ document dated 26 May 2021", "blog_only_source": false, "notes": null }, { "record_id": "RERA-04", "sequence_stage": "6. RERA - project verification", "step_name": "Verify the project's RERA registration before paying (and understand the promoter's registration obligations)", "what_it_achieves": "Confirms the project a buyer is being sold into is registered, and shows the fee scale a genuine promoter has paid. Registration is compulsory for a real-estate project where the land area is more than 500 square metres.", "portal_or_office": "Gujarat Real Estate Regulatory Authority (GujRERA), gujrera.gujarat.gov.in", "form_name_or_number": "Promoter applies in Form 'A' with declaration Form 'B'; Authority issues Certificate of Registration in Form 'C', rejection in Form 'D', extension application in Form 'E' and extension certificate in Form 'F'. Real estate agent registration is Form 'G', certificate Form 'H', rejection Form 'I', renewal Form 'J' / 'K'.", "statutory_fee": "Project registration fee under Rule 3(3), payable by demand draft: Group Housing - Rs. 5 per sq. m. if the project land is less than 1000 sq. m. and Rs. 10 per sq. m. if it exceeds 1000 sq. m., maximum Rs. 5,00,000. Mixed Project - Rs. 10 per sq. m. below 1000 sq. m. and Rs. 15 per sq. m. above, maximum Rs. 7,00,000. Commercial - Rs. 20 per sq. m. below 1000 sq. m. and Rs. 25 per sq. m. above, maximum Rs. 10,00,000. Plotting - Rs. 5 per sq. m., maximum Rs. 2,00,000. Real estate agent registration: Rs. 10,000 for an individual, Rs. 50,000 for other than an individual. Extension application: one half of the registration fee. Withdrawal of a registration application: 10% of the registration fee or Rs. 50,000, whichever is more, is retained as processing fee and the remainder refunded.", "stated_timeline": "Regulation 3-B requires every application under section 4 and section 9 of the Act to be submitted online AND in hard copy, the hard copy within 7 days of the online application. The promoter must deposit seventy percent of the amounts realised from allottees in a separate bank account within three months of the application for registration.", "prerequisite_documents": [ "PAN card", "Complete details of promoter, partners and directors", "Details of covered and open parking areas", "Commencement certificate, last five years' project details, provisions of fire safety, electricity, drainages, location details, proforma of agreement", "Declaration supported by affidavit signed by the promoter or an authorised person" ], "online_or_offline": "Both (online plus hard copy within 7 days)", "official_source_url": "https://gujrera.gujarat.gov.in/", "source_file_if_local": null, "statutory_basis": "Sections 3, 4 and 9, Real Estate (Regulation and Development) Act, 2016; Rules 3, 6, 7, 10, 11 and 12 of the Real Estate (Regulation and Development) (General) Rules, 2017; Regulations 3-B and 4 of the (General) Regulations, 2017 (in force from 7 September 2017)", "source_type": "OFFICIAL", "source_citation": "https://gujrera.gujarat.gov.in/resources/staticpage/FAQs%20ADJ_26.05.2021.pdf pages 26-30 (Rule 3 fees, Rule 3(4) Form B, Rule 3(5) refund, Rule 6 Form C/D, Rule 7 Form E/F, Rule 10 agent fees, Rule 12 renewal) and page 34 (Regulation 3-B hard copy within 7 days); page 5 (500 square metre threshold)", "value_date": "FAQ document dated 26 May 2021", "blog_only_source": false, "notes": "Rule 19 provides for compounding of offences: 5% of the estimated cost of the project for offences under sections 59 and 64, and 5% of the estimated cost of the plot, apartment or building for offences under sections 66 and 68." }, { "record_id": "SIR-ALLOT-01", "sequence_stage": "7. Dholera SIR - land allotment", "step_name": "Apply to DICDL for allotment of land on First-Come First-Served (FCFS) basis", "what_it_achieves": "Gets a 99-year leasehold allotment of DICDL-owned land inside Dholera SIR. This is the primary-market route; DICDL land is allotted on lease, not sold freehold.", "portal_or_office": "Dholera Industrial City Development Limited (DICDL), 6th Floor, Block No. 1 & 2, Udyog Bhavan, Sector 11, Gandhinagar 382017; addressed to the Managing Director. Land Management Committee (LMC) approves.", "form_name_or_number": "Form No. 1 - Application for Allotment of Land for Industrial Purpose; Form No. 2 - Application for Allotment of Land for Non-Industrial Purposes; Form No. 3 - Draft Land Allotment Letter; Form No. 4 - Draft Lease Agreement", "statutory_fee": "Processing fee INR 20,000 (Rupees Twenty thousand only) by DD or banker's cheque in favour of Dholera Industrial City Development Limited, PLUS Earnest Money Deposit (EMD) of 5% of the reserve price. Land price per DICDL's published Land Pricing Policy, Table A, in Rupees per square metre: Industry / Physical Infrastructure (Utilities) 4,000; Residential 6,000; High Access Corridor 6,000; Central Business District (CBD) / City Centre 8,000; Knowledge & IT 4,000; Tourism and Hospitality 8,000; Recreation & Sports 4,000; Solar Energy Park 400. Rates are exclusive of applicable GST, registration fees and stamp duty, and exclusive of land filling cost; land is allotted 'as-is, where-is'.", "stated_timeline": "Land Screening Committee meeting is scheduled within 7 days from the date of application. DICDL provides the Allotment letter within 10 days from the date of approval received from the Screening Committee. Acceptance of the allotment letter with a 10% down payment must be completed within 10 days from the date of the allotment letter, failing which the allotment is cancelled. Balance 90% in two stages: Stage I - 30% within 90 days from the date of the allotment letter; Stage II - 60% within 180 days from the date of the allotment letter. The agreement with the allottee shall be executed within 10 days after. Lease term not exceeding 99 years.", "prerequisite_documents": [ "Online application with all relevant details in Form No. 1 (industrial) or Form No. 2 (non-industrial)", "DD / banker's cheque for the Rs. 20,000 processing fee", "EMD of 5% of the reserve price", "Constitution documents of the firm (proprietorship / partnership / LLP / Pvt Ltd / Public)" ], "online_or_offline": "Both (online application plus submission of the application form with the processing fee and EMD)", "official_source_url": "https://dholera.gujarat.gov.in/landpolicy/13", "source_file_if_local": "land_allotment_policy.pdf (DICDL Land Allotment Policy, 99 pages including forms); lp.html / pg_land_pricing.html (captured https://dholera.gujarat.gov.in/land_pricing)", "statutory_basis": "Gujarat Special Investment Region Act, 2009; Gujarat Town Planning and Urban Development Act, 1976; DICDL Land Allotment Policy, 2016 as amended by Amendment 01 of 2019 (w.e.f. 16-02-2019)", "source_type": "OFFICIAL", "source_citation": "land_allotment_policy.pdf page 13 (FCFS process steps 1-5 with all timelines), page 16 (INR 20,000 processing fee and 5% EMD for auction registration), page 30 (Form 1 with the Rs. 20,000 processing fee clause), page 7 (lease term not exceeding 99 years); land pricing table from lp.html / pg_land_pricing.html, canonical https://dholera.gujarat.gov.in/land_pricing", "value_date": "Land Allotment Policy 2016 as amended with effect from 16 February 2019; land pricing page 'Last Updated 07/07/2026', captured 2026-08-04", "blog_only_source": false, "notes": "Where the applicant fails to pay Stage I within 90 days, the LMC may allow payment between day 91 and day 150 with interest. Where Stage II is missed, the LMC may extend up to a maximum of 90 further days with interest. Land for industrial purpose is allotted by FCFS, auction or tender; commercial and residential land is allotted ONLY by auction or by inviting tenders through prominent daily newspapers, not FCFS. Premium price shall not be less than the prevailing market price or reserve price, whichever is more. The LMC comprises the Chairman and Managing Director of DICDL, the Collector of Ahmedabad District, a Director of DICDL (DMICDC), the GM - Land and Municipal Services of DICDL, and the Senior Town Planner of the Regional Development Authority." }, { "record_id": "SIR-ALLOT-02", "sequence_stage": "7. Dholera SIR - land allotment", "step_name": "Bid for DICDL land at public auction / e-auction or by tender", "what_it_achieves": "The only allotment route DICDL policy allows for commercial and residential land, and one of the three routes for industrial land.", "portal_or_office": "Dholera Industrial City Development Limited (DICDL); tenders published on the (n)Procure e-procurement portal and advertised in prominent daily newspapers", "form_name_or_number": "Form No. 1 (industrial) / Form No. 2 (non-industrial) with processing fees and EMD", "statutory_fee": "Processing fee INR 20,000 to DICDL along with the tender package submission or auction registration, PLUS EMD of 5% of the reserve price of each plot put up for auction. If the successful bidder fails to deposit 10% of his bid in the prescribed time, the EMD and processing fees are forfeited and the plot is put up for allotment again.", "stated_timeline": "Auction registration and public notice: at least 10 days from the latest date of the public notice appearing in newspapers. The highest bidder shall deposit 10% down payment of the bid within 10 days from the date of the auction. The allotment letter is issued to the bidder within 3 days after the down payment. Balance in two stages: Stage I 30% within 90 days and Stage II 60% within 180 days from the date of the allotment letter. Agreement executed within 10 days after.", "prerequisite_documents": [ "Class 3 DSC (signing and encryption) combo in the name of the organisation or individual under the Indian Root CA chain, for e-procurement bidding" ], "online_or_offline": "Both", "official_source_url": "https://dholera.gujarat.gov.in/landpolicy/13", "source_file_if_local": "land_allotment_policy.pdf pages 14-19; dicdl_portal.html (captured (n)Procure portal page listing Dholera Industrial City Development Ltd as a client)", "statutory_basis": "DICDL Land Allotment Policy, 2016 as amended 16-02-2019, sections 2.6 to 2.8", "source_type": "OFFICIAL", "source_citation": "land_allotment_policy.pdf pages 14-19; dicdl_portal.html (n)Procure client selector and Class 3 DSC note", "value_date": "Policy as amended w.e.f. 16 February 2019; procurement portal page captured 2026-08-04", "blog_only_source": false, "notes": null }, { "record_id": "SIR-ALLOT-03", "sequence_stage": "7. Dholera SIR - transfer of allotted plot", "step_name": "Transfer or sub-transfer an allotted DICDL plot", "what_it_achieves": "Sets what an allottee pays DICDL to sell on an allotted plot. This is the resale cost inside DICDL land, and it is steep in the early years.", "portal_or_office": "Dholera Industrial City Development Limited (DICDL), Land Management Committee", "form_name_or_number": null, "statutory_fee": "Transfer fee by period of usage of the property: less than 5 years - 20% of the market value; more than 5 years but less than 15 years - 10% of the market value; more than 15 years - 5% of the market value.", "stated_timeline": null, "prerequisite_documents": [ "Application to DICDL stating reasons for the transfer, where sub-transfer was not declared at the time of allotment" ], "online_or_offline": "Offline", "official_source_url": "https://dholera.gujarat.gov.in/landpolicy/13", "source_file_if_local": "land_allotment_policy.pdf page 26 (Table 6: Transfer Charges) and section 2.10.3", "statutory_basis": "DICDL Land Allotment Policy, 2016 as amended 16-02-2019, section 2.10 and Table 6", "source_type": "OFFICIAL", "source_citation": "land_allotment_policy.pdf page 26, Table 6 Transfer Charges", "value_date": "Policy as amended w.e.f. 16 February 2019", "blog_only_source": false, "notes": "Where the allottee applied at the time of allotment for sub-transfer of plots, no transfer charge is payable for the first transfer of the sub-divided plot. Where sub-transfer was not declared at allotment, sub-transfer cannot exceed 50% of the original land allotment. On surrender, the allotment price paid by the allottee is FORFEITED and vacant possession must be handed back in the original condition with all dues, taxes and levies paid." }, { "record_id": "SIR-DEV-01", "sequence_stage": "8. Dholera SIR - development permission", "step_name": "Apply to DSIRDA for development permission (Form C)", "what_it_achieves": "No person or entity may erect or occupy any building or structure within the Special Investment Region except with the previous permission of the Regional Development Authority. Form C is that application.", "portal_or_office": "Chief Executive Officer, Dholera Special Investment Regional Development Authority (DSIRDA), Gandhinagar", "form_name_or_number": "Form No. C - 'Application for development permission under section 8, 15 of GSIR Act, 2009 and 27, 34 and 49 of GTPUD Act, 1976', Appendix D to the Draft General Development Control Regulations (DGDCR) of DSIRDA. Accompanied by the DSIRDA scrutiny checklist for a development permission case ('વિકાસ પરવાનગીના પ્રકરણની ચકાસણીનું પત્રક').", "statutory_fee": null, "stated_timeline": "Under section 29 of the Gujarat Town Planning and Urban Development Act, 1976, which applies mutatis mutandis in the SIR: if the appropriate authority fails to communicate its order to the applicant within THREE MONTHS from the date of receipt of the application, the permission shall be DEEMED TO HAVE BEEN GRANTED on the expiry of that period. Section 32: every permission granted or deemed granted under section 29 remains in force for ONE YEAR and then lapses; the authority may extend it by periods not exceeding one year at a time, subject to an aggregate maximum of THREE YEARS. Appeal against a DSIRDA decision lies to the Disputes Resolution Forum within FIFTEEN DAYS (including public holidays) of the decision, and a second appeal to the Disputes Settlement Mechanism within a further fifteen days.", "prerequisite_documents": [ "Name, address, registration number and email of the registered Architect / Engineer", "Name and details of the registered Structural Engineer", "Name and details of the registered Clerk of Works", "Village name, TP scheme number, revenue survey number, original plot number, final plot number, final plot deduction and sub-plot number with areas in square metres" ], "online_or_offline": "Offline (application to the CEO, DSIRDA)", "official_source_url": "https://dholera.gujarat.gov.in/form-c/40", "source_file_if_local": "doc_172.pdf (Form No. C, 5 pages, from the DGDCR Appendix D, pages 230-234); doc_173.pdf (19-page DSIRDA development-permission scrutiny checklist); fc.html / sir.html (captured dholera.gujarat.gov.in navigation)", "statutory_basis": "Sections 8, 15 and 16, Gujarat Special Investment Region Act, 2009; sections 27, 29, 32, 34 and 49, Gujarat Town Planning and Urban Development Act, 1976 (applied by section 17 of the GSIR Act, under which DSIRDA is the 'Appropriate Authority' for the SIR area)", "source_type": "OFFICIAL", "source_citation": "doc_172.pdf page 1 (form title and addressee); doc_173.pdf pages 1-19 (checklist); GSIR Act 2009 pages 17-18 (s.16(2) previous permission required, s.16(5)(a) fifteen-day appeal, s.17(3) DSIRDA is the Appropriate Authority under GTPUDA); gtpuda.pdf page 26 (s.29 three-month deemed grant) and page 27 (s.32 one-year validity, three-year aggregate cap)", "value_date": "GSIR Act 2009 (Gujarat Act No. 2 of 2009); GTPUDA 1976 (President's Act No. 27 of 1976); DSIRDA form and checklist as published on dholera.gujarat.gov.in, captured 2026-08-04", "blog_only_source": false, "notes": "THE DEVELOPMENT PERMISSION FEE IS NOT PUBLISHED on the Form C page or in the form itself; recorded as null. The site's Development Permissions menu also carries 'Checklist - For DP' at /for-dp/42 and 'Checklist - For BU' at /for-bu/43, and a Professional Registration list and form at /form/46. Under GTPUDA section 49(1)(c), where a town planning scheme is in force and the appropriate authority does not communicate its decision within three months of the acknowledgment of receipt, permission is likewise deemed granted. Section 16(6) of the GSIR Act empowers DSIRDA to pull down or demolish anything built contrary to its decision and recover the cost." }, { "record_id": "SIR-DEV-02", "sequence_stage": "8. Dholera SIR - building use permission", "step_name": "Obtain Building Use (BU) / occupancy permission from DSIRDA", "what_it_achieves": "Every person, unit or developer in the SIR must obtain DSIRDA approval after completion and before use of the premises. Without BU the building cannot lawfully be occupied.", "portal_or_office": "Dholera Special Investment Regional Development Authority (DSIRDA)", "form_name_or_number": "Completion form / prescribed application form, assessed against the DSIRDA BU scrutiny checklist published at 'Checklist - For BU'", "statutory_fee": "A scrutiny fee is required - the checklist has a line for the fee amount deposited with a receipt number and date - but THE AMOUNT IS BLANK on the published form.", "stated_timeline": null, "prerequisite_documents": [ "True copy of the previously approved lay-out, the approved building plan and the development permission", "7/12 extract", "Undertaking bond forms 2(a), 2(b), 2(c) and 2(d)", "Proof of registration of the professionals on record: C.O.W., S.D., architect/engineer and developer", "Working drawing signed and stamped by the registered engineer / architect", "Structural drawing signed and stamped by the registered structural engineer", "Sewer charge paid or payable where the site falls in a TP scheme", "Lift use licence", "Fire NOC", "Airport NOC", "Environment clearance", "Site photographs", "Completion plan consistent with the site condition, the earlier approval and the GDCR", "Revised non-agricultural order for the land where required", "Structural stability certificate from the structural engineer", "Five-year insurance for the construction" ], "online_or_offline": "Offline", "official_source_url": "https://dholera.gujarat.gov.in/for-bu/43", "source_file_if_local": "doc_174.pdf (2-page DSIRDA BU scrutiny checklist)", "statutory_basis": "Section 15(4)(b), Gujarat Special Investment Region Act, 2009; General Development Control Regulations of DSIRDA", "source_type": "OFFICIAL", "source_citation": "doc_174.pdf pages 1-2 (the 24-item BU scrutiny checklist, read from the Gujarati text layer); GSIR Act 2009 page 17: 'Every person, unit or Developer or any other stakeholder in Special Investment Region shall be required to get the plans of the building approved by the Regional Development Authority before commencing any construction and shall obtain the approval of the Regional Development Authority necessary and incidental thereto, after the completion and before the use of such premises.'", "value_date": "GSIR Act 2009; checklist as published on dholera.gujarat.gov.in, captured 2026-08-04", "blog_only_source": false, "notes": "Document list is translated from the Gujarati checklist; item numbering follows the published form." }, { "record_id": "SIR-DEV-03", "sequence_stage": "8. Dholera SIR - single window", "step_name": "Route a new unit or economic activity through the Apex Authority single point of contact", "what_it_achieves": "The Apex Authority (Gujarat Infrastructure Development Board) is the single point of contact for starting an economic activity or setting up a unit, amenity or infrastructure in the SIR. Approval from it precedes the offer of land by DSIRDA.", "portal_or_office": "Apex Authority under the GSIR Act, 2009 - Gujarat Infrastructure Development Board (GIDB) - or the agency it specifies; DSIRDA then makes the land offer", "form_name_or_number": "Proposal 'in such form containing such particulars, and in such manner and along with such fees as may by regulation prescribed by the Apex Authority' - no form number is given in the Act", "statutory_fee": null, "stated_timeline": "The Apex Authority shall communicate its decision to the concerned person and the Regional Development Authority 'as early as possible' - no fixed number of days is prescribed in the Act.", "prerequisite_documents": null, "online_or_offline": null, "official_source_url": "https://www.indiacode.nic.in/bitstream/123456789/6138/1/the_gujarat_special_investment_region_act,_2009.pdf", "source_file_if_local": "sir.html / pg_sir_act.html (captured dholera.gujarat.gov.in SIR ACT page)", "statutory_basis": "Section 18, Gujarat Special Investment Region Act, 2009; section 23 for integrated development of a large area", "source_type": "OFFICIAL", "source_citation": "Gujarat Special Investment Region Act 2009, pages 18-19: s.18(1) 'The Apex Authority shall be the single point of contact for starting an economic activity or setting up a unit, amenity or infrastructure in the Special Investment Region.'", "value_date": "Gujarat Act No. 2 of 2009", "blog_only_source": false, "notes": "FEE IS NOT FIXED IN THE ACT - it is left to Apex Authority regulations, which were not found published on the pages examined. Recorded as null. Section 19 preserves the Gujarat Special Economic Zone Act, 2004 for units inside an SEZ that falls within the SIR. Section 23 lets a person holding the minimum contiguous area prescribed by the Apex Authority apply for integrated development of that area." } ], "gaps": [ "BLOG-SOURCE FLAG - NO record in this dataset rests on a blog. Three local artifacts that LOOK official are in fact blog pages from dholerasmartcityinfo.com and were deliberately excluded: lap.html (titled 'Dholera Land Allotment Policy'), fh.html ('Freehold vs Leasehold Property in Dholera - Which is Better?') and nma.html ('Old Tenure vs. New Tenure Land in Gujarat: Restrictions, Premium & Procedure'). Every allotment-policy fact here comes instead from land_allotment_policy.pdf and dholera.gujarat.gov.in.", "Digitally signed RoR (7/12, 8-A) fee: NOT PUBLISHED. Neither anyror.gujarat.gov.in nor the Revenue Department IORA service table states an amount, and iora.gujarat.gov.in returned HTTP 503 (Retry-After 3600) on every attempt on 2026-08-04, so the in-portal fee screen could not be read. Recorded as null.", "Online Encumbrance Certificate fee: NOT PUBLISHED. The official ec_help.pdf says only that 'the required fee must be paid online' with no figure. The offline EC fee of Rs. 100 IS sourced (gARVI_FAQ.pdf p.4). Recorded as null for the online route.", "Online Index-2 certified copy fee: NOT PUBLISHED as a number. gARVI_online_index2_help_file.pdf states the application fee, Index-2 fee and copy fee are auto-computed from the number of copies. Only the offline figures (Rs. 3 court fee + Rs. 20 copy fee + Rs. 300 court fee ticket) are sourced.", "Encumbrance Certificate offline application FORM NUMBER: not stated in gARVI_FAQ.pdf. Recorded as null.", "Section 63 permission (non-agriculturist buying agricultural land): NO FEE AND NO STATUTORY TIMELINE published on the Revenue Department iORA service table or in the Act text. Recorded as null.", "Premium rate for converting new-tenure / impartible land to old tenure (section 43 Tenancy Act, section 65 route): NOT PUBLISHED as a rate. It is fixed case by case by the Collector. The Revenue Department subject page links only 'Government Circulars / Resolutions / Orders for Premium for New Tenure Land (From 1947 to 2008)' as a bundle. No percentage is asserted.", "NA permission: the CONVERSION TAX and NA ASSESSMENT amounts are not in Resolution NAP/1006/425/K dated 1-7-2008, which fixes only the procedure, the Rs. 3-00 court fee stamp on the application form, and the timelines. The land MEASUREMENT FEE is required as a challan by the Annexure-3 checklist but its amount is not stated. Both recorded as null.", "Mutation (ferfar) and varsai fees: NOT PUBLISHED. Sections 135C and 135D of the Gujarat Land Revenue Code prescribe the procedure and the three-month / thirty-day periods but no fee; the Revenue Department IORA service table lists the services without amounts. Recorded as null.", "Property tax inside Dholera SIR: NO RATE, ASSESSMENT FORMULA, DUE DATE OR PAYMENT PORTAL FOUND ON ANY GOVERNMENT SOURCE. Section 29 of the GSIR Act 2009 makes the SIR a deemed industrial township under article 243Q and lets DSIRDA act as the taxing authority with prior State Government permission, but publishes no rate. User charges are fixed by the Apex Authority under section 6(2)(vii) and were not found published. This is the single largest gap in the dataset and should be shown as 'not published' on any public page, never estimated.", "DSIRDA development permission (Form C) fee and BU scrutiny fee: NOT PUBLISHED. Form No. C carries no fee clause and the BU checklist has a blank line for the scrutiny fee amount. The DSIRDA General Development Control Regulations (DP Report 2 / GDCR) at https://dholera.gujarat.gov.in/dp-report-2/35 was not among the local artifacts and may carry a fee schedule; it was not retrieved. Recorded as null.", "Apex Authority (GIDB) single-window proposal fee under section 18(2) of the GSIR Act 2009: left to Apex Authority regulations, which were not found published. Recorded as null.", "Current Jantri (Annual Statement of Rates) EFFECTIVE DATE deliberately omitted. The local artifact jantri_gr.pdf embeds its Gujarati text, including its dates, in a legacy non-Unicode font that extracts as unusable characters, so no revision date could be read reliably. The Garvi Jantri and Market Value lookup pages are cited as the procedure; no revision year is asserted.", "Stamp duty rate composition: the official Garvi calculator help file states 4.9% for Article 20(a) conveyance but does NOT break it into basic duty plus surcharge, and states NO concession for women buyers. Neither the breakdown nor any women's concession is asserted here.", "Garvi stamp duty and registration fee help files carry NO publication or revision date. Their date field is recorded as 'downloaded from garvi.gujarat.gov.in on 2026-08-04' rather than a claimed effective date.", "manual13.pdf, one of the named local inputs, contains only the words 'Manual 13 - Particulars of Recipients of Concessions, Permits or Authorities Granted By It - NIL'. It yielded no procedural data.", "tenancy1948.pdf, another named local input, is not a PDF at all: it is a saved HTML error page titled 'India Code: Invalid URL or Argument(s).' The Gujarat Tenancy and Agricultural Lands Act, 1948 was instead read from gujact_19092023.pdf, which is the genuine Act.", "gARVI_FAQ.pdf carries no date of issue and names no circular number, so its fee figures (search, copy, Index-2, EC, private-residence registration) are recorded with the honest date qualifier 'undated departmental citizen charter'. They should be re-verified at the sub-registrar office before being relied on for a transaction.", "Registration department SLA / turnaround times for issuing a certified copy, Index-2, EC or a completed registration are NOT PUBLISHED in any source examined. All stated_timeline values for those steps are null; only the statutory presentation window (four months) and the statutory deemed-approval periods are recorded.", "GujRERA complaint disposal timeline: section 29 of the RERA Act contemplates disposal within sixty days, but the GujRERA FAQ item on 'Time prescribed for disposal of Complaint for compensation' was not legible as a number in the extracted text, so no disposal timeline is asserted." ] }