Agricultural Land Conversion in Rajasthan: A Guide to Section 90-A

Most of the land around Jaipur is recorded as agricultural. Before you build a warehouse, factory, resort or farmhouse on it, its use has to be changed legally. In Rajasthan this is done under Section 90-A of the Rajasthan Land Revenue Act, 1956. This guide explains how land conversion works and what to check before you buy.

What Section 90-A Says

Agricultural land can be used for a non-agricultural purpose only with the written permission of the State Government, and only after paying the conversion charges the government prescribes. Using the land for anything else without that permission is unauthorised. The rules do allow unauthorised use to be regularised later, but at a much higher charge than converting first.

Which Rules Apply to Your Land

• Rural areas: the Rajasthan Land Revenue (Conversion of Agricultural Land for Non-Agricultural Purposes in Rural Areas) Rules, 2007.
• Urban and master-plan areas, such as land in the Jaipur Development Authority (JDA) region: separate rules apply, and the application goes to the development authority or the local body.

Common Reasons to Convert

• Residential use, including farmhouses and residential colonies
• Commercial use, such as shops, hotels and resorts
• Industrial units and warehouses
• Institutional use, such as schools and hospitals

The Process, Step by Step

• Check the jamabandi on the Apna Khata portal: the applicant must be the recorded khatedar, and there should be no mortgage or dispute on the land.
• Confirm that the master plan or zonal plan allows the use you want.
• Apply to the competent authority with the land records, a site plan and your ownership documents.
• Pay the conversion charges at the rate set for that use and location.
• Collect the conversion order and keep it with your title papers. Banks and future buyers will ask for it.

Incentives That Lower the Cost

Projects approved under the Rajasthan Investment Promotion Scheme (RIPS) 2024 can get relief on conversion charges and stamp duty. Read our RIPS 2024 guide for details. Tourism units approved by the state Tourism Department can get similar relief.

Before You Buy

If you are buying land for a particular use, ask whether it is already converted. Converted land costs more but saves months of paperwork; unconverted land is cheaper but carries approval risk. Our team checks the land records of every parcel before we list it, and you can browse land for sale in Jaipur or read our land due diligence checklist.

This article is general information, not legal advice. Charges and procedures change, so confirm the current position with the revenue office, the development authority or a lawyer.