How to Buy a Residential Plot in Gujarat: A Beginner’s Checklist
Buying land In Dholera is a bigger legal exercise than buying a finished flat. Use this checklist to organise your checks in a logical order.
Step 1: Decide What You Need
Set your budget, the size you want, the location and your purpose: living, building later or holding. Write down the total you can spend, including government charges.
Step 2: Verify the Seller
Confirm the seller’s identity and that they are the legal owner or authorised seller.
Ask for ID, address and ownership documents.
Be careful with sellers who offer only a power of attorney or an agreement. In Suraj Lamp & Industries v. State of Haryana (2011), the Supreme Court held that immovable property is legally transferred by a registered deed.
Step 3: Check the Land Records
Gujarat’s land-record portal, AnyROR, lets you view the village form 7/12 (VF-7) and 8A. Check:
The name of the holder matches the seller.
The survey number and area match the plot.
The land type and tenure entries.
Any encumbrances, loans or disputes noted.
Step 4: Check the Title Chain and Encumbrances
Ask for earlier sale deeds. GARVI, the state’s registration portal, offers an encumbrance search to verify registered deeds, typically over at least 30 years.
Step 5: Confirm NA Status
Residential use on agricultural land needs permission under Section 65 of the Gujarat Land Revenue Code. Ask for the full NA order, and verify the premium payment receipts and any conditions. For a plain-English explainer, see our guide on NA land below. Keep a copy of the order with your title papers, since banks and local authorities often ask for it.
Step 6: Check the Layout and Access
Is the plot in an approved layout or Town Planning scheme?
Does the plot number match the drawing?
Is there a legal road to the plot, and what is its width?
Visit the site and compare it with the drawing.
Our documents checklist before booking a Kasindra plot lists these papers in one place.
Step 7: Calculate the Total Cost
Check the Jantri value on GARVI, since duty is charged on the higher figure.
Step 8: Sign an Agreement
Read the agreement for the plot description, price, payment schedule, possession date and cancellation terms. Pay by bank transfer and keep receipts.
Step 9: Register the Sale Deed
Pay stamp duty and registration online, book an appointment and attend the Sub-Registrar’s office with the seller, witnesses and ID. Collect the registered deed.
Step 10: Mutate the Records and Take Possession
After registration, apply for mutation so the revenue records show your name. Then confirm possession on site, mark the boundaries and secure the plot.
Quick Checklist
☐ Seller identity verified
☐ 7/12 and 8A checked
☐ 30-year encumbrance search done
☐ NA order and receipts reviewed
☐ Layout and road access verified
☐ Total cost calculated
☐ Agreement reviewed by a lawyer
☐ Deed registered
☐ Mutation applied
☐ Possession confirmed
Frequently Asked Questions
Contact: +91 92171 04219 | want to know more about us
