Jantri rate and stamp duty in Gujarat: what you pay on a flat, and why the jantri decides it

The jantri rate in Gujarat is the government's floor price for property, set area by area, and it decides how much stamp duty you pay: duty is charged on whichever is higher, the price in your agreement or the jantri value of the flat. On a flat in Ahmedabad, Surat or Vadodara that means 4.9 percent of that higher figure as stamp duty, and 1 percent as a registration fee. This guide explains the jantri, the two charges, what changed in 2023, and what a flat actually costs on top of its price.

What the jantri is#

The jantri is Gujarat's version of what Maharashtra calls the ready reckoner and Karnataka the guidance value: a published schedule of the minimum value of land and of built property in each area, used to stop a sale being registered at a price below what the government considers the property worth. If your agreement says Rs 60 lakh and the jantri value of the same flat is Rs 65 lakh, duty is charged on Rs 65 lakh. The jantri does not set the price you pay the promoter; it sets the floor the duty is charged on. How Maharashtra's version works is in ready reckoner rates in Maharashtra.

An analogy helps. The jantri is like the minimum fare on a taxi meter: a short ride costs the minimum, and a longer one costs what the meter reads. Your duty is charged on the meter or the minimum, whichever is higher.

What changed in 2023, and what has not changed since#

Gujarat's jantri rates set in 2011 stayed in force for twelve years. In February 2023 the government announced that they would double; after representations from the building industry it put the change off to 15 April 2023, and the doubled rates have applied since. A revised jantri was then published in draft in November 2024, with objections invited until 20 December 2024, and drew more than 11,000 objections and suggestions. As of October 2026 it had not been notified, according to several property guides tracking it, so the rates of April 2023 are the ones in use. Check the current figure for your area on GARVI, the state's registration portal at garvi.gujarat.gov.in, before you rely on any number here.

The two charges#

Stamp duty: 4.9 percent. A basic duty of 3.5 percent plus a surcharge of 40 percent of that basic duty, which is 1.4 percent, on the higher of the agreement value and the jantri value. The rate is the same whoever the buyer is.

Registration fee: 1 percent. Charged on the same value. Several lender guides, Ujjivan Small Finance Bank's among them, say the fee is waived when the property is registered in a woman's name alone or only in the names of women, and charged in full on a joint purchase with a man. Guides disagree on some details, so confirm on GARVI for your deed.

GST on an under-construction flat. Separate from both: 5 percent of the price on an under-construction flat, 1 percent in the affordable category, and none on a ready flat with a completion certificate. GST on a flat purchase explains the categories.

A worked example: a Rs 70 lakh flat#

Take an under-construction 3BHK whose agreement value is Rs 70 lakh, above its jantri value.

Stamp duty and the registration fee together come to Rs 4.13 lakh, or Rs 3.43 lakh if the registration fee is waived for a sole woman buyer, and GST on an under-construction flat adds Rs 3.5 lakh. If the jantri value had been Rs 75 lakh instead, both charges would be worked out on Rs 75 lakh, though GST would still be charged on the price.

What flats on the register actually sell for#

GujRERA files the agreement value of every booked flat in a project's unit table, which neither MahaRERA nor RERA Karnataka does for flats. Taking only residential flats recorded booked with an agreement dated 2025 or 2026, the median agreement value was:

These are medians over booked flats that file both an agreement value and an agreement date, not the whole market and not any one project. On Ahmedabad's median flat, stamp duty and the registration fee come to about Rs 2 lakh. Values below Rs 5 lakh or above Rs 50 crore, and carpet areas outside 15 to 600 square metres, were left out as likely filing errors.

Hetal and Jignesh do the sums twice#

Names and numbers in this story are illustrative. Hetal and Jignesh were selling a 2BHK in Naranpura for Rs 62 lakh and buying a 3BHK in west Ahmedabad for Rs 1.05 crore. On the purchase, Jignesh first worked the duty on the price: 4.9 percent of Rs 1.05 crore, Rs 5.15 lakh. Then he looked up the jantri for the new flat's area on GARVI and found its value below the price, so the price decided the duty. Registering the new flat in Hetal's name alone would have saved the Rs 1.05 lakh registration fee, but they were buying jointly for the loan, so they budgeted the fee in full. On the sale side, they checked that the jantri value of their old flat was below their Rs 62 lakh, so the buyer's duty and their own paperwork would both run on the real price.

What ReraGenie's free page shows#

The jantri is looked up by area, and ReraGenie's free Gujarat page prints the project's location exactly as the promoter filed it: the village or locality, the taluka and district, and where filed the town planning scheme, final plot and survey number, which is what you need to find the right jantri entry. It also shows how many units in the project are recorded booked and when the promoter's latest filing was made. Buyer reports, the project watch and alerts cover MahaRERA projects only for now. Open any project from the Gujarat project list, and see where duty fits in the whole purchase in buying a flat in Gujarat. How the same charges work in other states is in stamp duty and registration charges in Maharashtra and in Karnataka.