What is Jantri?
Jantri — officially the Annual Statement of Rates (ASR) — is the minimum value of land and buildings declared by the Government of Gujarat. Whenever a property is bought, sold, gifted, or mortgaged in Gujarat, the stamp duty and registration fee are calculated on the Jantri value or the actual transaction value, whichever is higher. This prevents undervaluation of property transactions.
Jantri rates vary by village (moje gaam), survey number, T.P. scheme, and property type. The official rates can be checked on the GARVI portal of the Inspector General of Registration (IGR), Gujarat.
The 2023 Jantri Rate Revision
After 12 years without revision, the Gujarat Revenue Department revised Jantri rates by its resolution dated April 13, 2023 (STP-122023-20-H.1). Instead of publishing entirely new tables, the revision applies a multiplier to the old (2011) Jantri rates depending on the property type:
| Property Type | Multiplier (× Old Jantri Rate) |
|---|---|
| Residential Flat | ×1.8 |
| Penthouse / Bungalow | ×1.8 |
| Shop | ×2.0 |
| Land (Agricultural / Non-Agricultural) | ×2.0 |
| Open Plot with Construction | ×2.0 |
| Office | ×1.5 |
| Other | ×1.5 |
Example: if the old Jantri rate for a residential flat was ₹20,000 per sq.mt, the current applicable rate becomes ₹20,000 × 1.8 = ₹36,000 per sq.mt.
The Full Valuation Formula
Our free Jantri calculator follows the standard valuation steps used by advocates and document writers in Gujarat:
- Current Jantri Rate = Old Jantri Rate × Property Multiplier
- New Amount Rate = Current Rate − (Less% × Current Rate) — an optional discounted rate used in some cases
- Built Area Value = Area (sq.mt) × Selected Jantri Rate
- Open Parking Cost = Count × (10% of Current Jantri Rate, adjustable)
- Closed Garage / Shed Cost = Count × (5% of Purchase Rate, adjustable)
- Sub-Total = Built Area Value + Total Parking Cost
- Ghasaro (Depreciation) = (Building Age in Years × 1.2)% of Built Area Value
- Total After Depreciation = Sub-Total − Ghasaro Amount
- Stamp Duty = 4.9% of the tax base (round figure amount)
- Registration Fee = 1% of the tax base
- Grand Total = Stamp Duty + Registration + Paging Fee + Other Expenses + Advocate Fee
Open Plot with Construction
For an open plot that has construction on it, the valuation is done in two parts:
- Land Value = Land Area × Jantri Rate (old or current, as applicable)
- Construction Value per floor = Built Area × Construction Rate (₹/sq.mt). Built area is commonly derived from carpet area × 1.2. Ghasaro depreciation can be applied per floor based on the age of construction.
- Final Valuation = Land Value + Net Construction Value of all floors
What is Ghasaro (ઘસારો)?
Ghasaro means depreciation. Older constructions lose value with age, so a depreciation allowance reduces the valuation before taxes are calculated. A common convention is 1.2% per year of building age — for example, a 10-year-old building gets 10 × 1.2 = 12% depreciation on its built-area value.
Stamp Duty and Registration Fee in Gujarat
- Stamp duty: 4.9% (basic 3.5% + surcharge) of the property value
- Registration fee: 1% of the property value (concessions may apply, e.g. for female buyers)
- Paging / document fees: small fixed fees for document pages and processing
Taxes are calculated on a round figure amount — a rounded-up value that must be equal to or higher than the calculated valuation.
Official References
- GARVI Portal — Government Automation for Registration of Various Instruments
- Revenue Department, Government of Gujarat
- 2023 Jantri GR (Resolution dated 13-04-2023)
Disclaimer: This guide and the calculator are for reference only. Rates and rules change — always verify final values with official government sources or a qualified professional before executing any document.