GujRERA registration gets you in the door. Ahmedabad deals are won or lost on the local layer: AMC or AUDA, original plot versus final plot, 7/12 entries, tenure, jantri and BU permission.
To work as a real estate agent in Ahmedabad, register with GujRERA (₹10,000 for an individual, valid 5 years) and file the half-yearly agent returns. Then master local checks: whether AMC or AUDA approved the building, the TP scheme's original and final plot, 7/12 and tenure on AnyROR, jantri for stamp duty, and BU permission.
The RERACertified™ Professional (RCP) Gujarat track covers the RERA Act plus GujRERA rules, AUDA, 7/12 and 8A, jantri and NA conversion. RERACertified sells this course. RCP is a private certification and does not replace GujRERA agent registration.
See the Gujarat track — ₹4,999 →| Topic | What it means in Ahmedabad | Where to check |
|---|---|---|
| Agent registration | GujRERA, statewide. ₹10,000 individual, ₹50,000 firm; renewal ₹5,000 / ₹25,000; 5 years | gujrera.gujarat.gov.in |
| Periodic duty | 10 half-yearly agent returns over 5 years, including nil periods | GujRERA agent login |
| Planning authority | AMC inside city limits; AUDA outside them | Approved plan, BU copy |
| Plot identity | TP scheme plus final plot (FP), mapped from the original plot (OP) | TP scheme Form F |
| Land record | 7/12 and 8A, or property card; VF-6 mutation entries | AnyROR; e-Dhara |
| Valuation for duty | Jantri in force since April 2023; revision pending | garvi.gujarat.gov.in |
| Occupancy | BU (Building Use) permission | AMC or AUDA |
| Special zone | GIFT City: IFSC business zone plus a residential area | GujRERA project page |
Yes. There is no separate city licence. Section 9 of the RERA Act requires anyone who facilitates sales in registered projects for a fee to register with GujRERA, and Section 2(zm) covers brokers and dealers "by whatever name called".
Our Gujarat RERA agent guide has the documents and portal steps. In short: ₹10,000 individual or ₹50,000 firm, 5 years, renewal at ₹5,000 or ₹25,000. Compare states on our fees by state page.
Section 62 penalty for working without it: ₹10,000 per day, up to 5% of the cost of the unit whose sale you facilitated.
The Ahmedabad Municipal Corporation (AMC) governs the city inside its limits. The Ahmedabad Urban Development Authority (AUDA), set up in 1978 under the Gujarat Town Planning and Urban Development Act, 1976, plans the ring outside AMC: about 1,866 sq km in 2023, including Sanand, Kalol, Dahegam, Bareja and Mahemdavad.
The boundary moves. AMC absorbed AUDA villages in 2007 and again in 2021, so a project approved by AUDA may now sit inside AMC.
| Question | AMC area | AUDA area |
|---|---|---|
| Building permission and BU | AMC | AUDA |
| TP schemes | Much of the city is covered | AUDA prepares and implements them |
Never write "AUDA approved" in an advert unless the approval says so. A wrong claim is the kind of false representation Section 10(c) prohibits.
Much of Ahmedabad grew through Town Planning (TP) schemes. The authority pools land, takes part of each holding for roads and public uses, and returns a reshaped plot. The plot before is the original plot (OP); the plot after is the final plot (FP). "TP 50, FP 123" is how land is identified.
Section 40(3)(jj)(a) of the Act allows 15% of the scheme area for roads, 5% for open space, 5% for social infrastructure and 15% for sale by the authority: 40% in all, and the first three can be varied with recorded reasons. So the FP is often much smaller than the OP.
The key document is the scheme's Form F, the redistribution and valuation statement. It lists each OP and FP with areas, tenure, values, the increment and the owner's contribution (shown under Section 66 as 50% of the increment in the forms we checked). Schemes pass through draft, preliminary and final stages; allotments are firmest at the final stage.
Gujarat's land records are on AnyROR (anyror.gujarat.gov.in). The 7/12 shows the survey number, holder, area, land class and recorded rights or loans. The 8A lists all holdings of one account holder in the village. Mutations are numbered entries in village form 6 (VF-6).
The free view is for reference; a digitally signed copy can be ordered online. Mutations go through the e-Dhara Kendra at the Mamlatdar's office or online via iORA. Once TP land moves to city survey, rights appear on a property card. For the vocabulary, see Indian property terms explained.
Old tenure (juni sharat) land is freely transferable. New tenure (navi sharat) land was granted by government on conditions and cannot be sold or mortgaged without the Collector's permission, usually after a premium on jantri value. Published guides quote about 20% to 50% of jantri, depending on the category and the government resolution in force. Banks generally will not lend against it unconverted.
Agricultural land needs NA (non-agricultural) permission from the Collector under Section 65 of the Gujarat Land Revenue Code, applied for on iORA. The Ahmedabad exception: under a 2016 state decision, land in implemented final TP schemes is treated as NA, with exclusions such as government land and disputed land. Confirm the current rules for the parcel.
The banakhat is the Gujarati agreement to sell, signed between token payment and sale deed. A registered banakhat protects the buyer far better than an unregistered one: it gives public notice and a stronger claim if the seller backs out.
Jantri is Gujarat's government valuation rate, the base for stamp duty. The rates in force date from April 2023, when the 2011 jantri was broadly doubled. A further revision issued for objections in November 2024 drew over 6,000 objections and was on hold in April 2025. Press reports expected it in early 2026.
Commonly reported residential rates are 4.9% stamp duty (3.5% plus a 40% surcharge) and a 1% registration fee. A registration-fee concession for women buyers is reported, but sources disagree on details, so confirm on garvi. Duty is generally charged on the higher of deal value and jantri value.
BU (Building Use) permission is Gujarat's occupancy certificate, issued once the building matches the approved plan. Municipal applications run online through eNagar. A 2022 sample survey reported in the press found about 32% of surveyed Ahmedabad buildings lacked BU, mostly over added floors and change of use. Ask for the BU copy and compare it with what is built.
GIFT City, between Ahmedabad and Gandhinagar, was planned on 886 acres; its urban development authority announced in December 2023 a plan to grow it past 3,300 acres. It has a multi-services SEZ hosting India's International Financial Services Centre (IFSC), and a non-SEZ area for homes, retail and hotels.
8 Gujarat modules (GujRERA, AUDA and other authorities, 7/12 and 8A, jantri, NA conversion) alongside 12 India Core modules on the RERA Act.
View the Gujarat track →Mehul (a hypothetical buyer) likes a plot on the city's western edge, pitched as "Survey 214, about 1,000 sq m, TP done". The numbers are illustrative. Before any token money, run these checks:
| Item | Pitch | What the documents show |
|---|---|---|
| Area | 1,000 sq m | OP 214 is 1,000 sq m; the allotted FP is 620 sq m |
| Stage | "TP done" | Preliminary, not final; the FP can still change |
| Contribution | Not mentioned | Still due; the banakhat must make the seller clear it |
| Tenure | Not mentioned | Old tenure, but an heir's VF-6 entry is uncertified |
| NA | "Not needed in TP" | That treatment is for implemented final schemes; confirm in writing |
Mehul now prices on 620 sq m, not 1,000. The agent who found this keeps the client and the commission.
Buyers here ask about the final plot and the BU. An agent who can read Form F, a 7/12 and a BU copy earns trust in the first meeting.
RERACertified™ Pro's Gujarat track pairs the full RERA Act with the records, authorities and valuation rules Ahmedabad deals turn on.
Enroll in the Gujarat track — ₹4,999 →RERACertified sells this course. RERACertified™ Pro is a private certification and does not replace state RERA agent registration.