Validation Jantri-Stamp Duty Charges
1. Guidelines for implementation
(1) Open Land
Open land shown in the jantri means, land which can be used for other than agricultural purpose, having possibilities of development, say for instance land converted into non-agricultural and included in the Town Planning Scheme, lands purchased under section 63, 63aa of the Tenancy Act, SEZ and I.T. Park lands.
(2) Load bearing structure
On the load bearing structure construction, mason work, both sides cement plaster and appropriate mosaic material, quota stone and etc., plumbing, electricity and fully completed structure.
(3) R.C.C. Frame Structure
RCC frame, column, beam, both sides plaster, quota stone, mosaic or other material flooring, plumbing, electricity and completed structure.
(4) Semi - temporary structure
House constructed without RCC slab but with wall load bearing structure, both sides plaster, flooring, plumbing, electricity and completed structure.
(5) Industrial Shed [RCC concrete]
Such industrial structures wherein the construction RCC frame structure and with slab
(6) Industrial shed [with tinned sheets]
Such industrial constructions where in the construction the roof is made up of G.I. Sheet or A.C. Sheets.
2. Rates of construction [Year – 2011]
(a) Rates of construction
| Rates of constructions for different structures Year 2011 | Urban Areas | Rural Areas |
|---|
| RCC Frame structure | 9900 | 9100 |
| Load bearing structure | 8600 | 7700 |
| Semi temporary structure | 6300 | 5900 |
| Industrial RCC shed | 11500 | 11200 |
| Industrial shed – tinned roofs | 8500 | 8200 |
(b) Rates of incomplete construction
| Incomplete construction | Percent |
|---|
| Incomplete structure without slab | Consider 50% of related SOR |
| Incomplete structure with slab | Consider 70% of related SOR |
3. Depreciation value of old construction
| From 0 to 50 years | 1.2% per year on the cost of construction. |
| Above 51 | 60% of the total construction value |
NOTE : at the time of taking decision regarding the depreciation if the use certificate is not found then the Municipal Tax bill, tax receipt can be taken into consideration.
4. Carpet Area / built up area
If the carpet area is shown in the document then the built up area as herebelow can be considered.
Built up area = 1.2 X carpet area
5. Residential constructionsm
| For valuation of flat / apartment | Concerned value zone rates |
| Built up area upto 100 sq.mts. | 10% reduction in A.S.R. rates |
| Built up area of 101 to 200 sq.mts. | As per the A.S.R. rates |
| Built up area more than 200 sq.mts. | 20% addition in the A.S.R. rates |
6. Valuation of the flats / apartments situated on different floors
When the valuation of the flats / apartments situated on different floors has to be done then as shown in the table here below the A.S.R. rates have to be taken into consideration and the valuation has to be done.
| Floor | With lift | Without lift |
|---|
| Ground floor | 100% | 100% |
| First floor | 100% | 100% |
| Second floor | 100% | 95% |
| Third floor and above | 100% | 90% |
| Top floor | 95% | - |
7. Valuation of the Bank, Hospital, nursing home
When the valuation of the bank, hospital, nursing home is situated on the floor above the first floor then concerned value zone rates will have to be taken into consideration. But if such properties are situated on the ground floor and first floor then the concerned value zone shops rates will have to be taken into consideration.
8. Cellar
If the cellar is used for residential purposes then concerned value zone residential rates 40% will have to be considered. In the commercial properties with regard to the cellar concerned value zone 80% will have to be considered.
9. Mezzanine
For the mezzanine floor concerned zone adjacent rates 70% will have to be considered.
10. Road frontage / without road frontage and ground floor and second floor or above shops valuation
When the valuation of the shops as above has to be done then the rates as shown in the following table will have to be taken into consideration.
| Floor | Shops with road frontage | Shops without road frontage |
|---|
| Ground floor | 100% | 75% |
| First floor | 75% | 70% |
| Second floor and above | 70% | 65% |
[In shopping mall, arcade and multiplex the storey and no road frontage reduction cannot be granted]
11. Terrace
In the individual bungalows including the terrace, flat / office / shop terrace valuation the concerned value zone rates 40% will have to be considered.
12. Apurtent land
When the open land adjacent to the flat / office / shops is purchased then for the valuation of the said open land the concerned value zone open land 30% will have to be considered. This provision will be applicable for the flat / apartment / office / shop like construction where the rates with construction are given, it will be applicable.
13. Car Parking
When the valuation of the car parking has to be done then the concerned value zone rates percentage as here below will have to be considered.
| Nature of construction | Covered parking | Open parking |
|---|
| Residential | 10% | 5% |
| Commercial | 20% | 20% |
NOTE : when the car parking area is not shown then for each car 8 sq.mts. area will have to be considered. But in the document if no definite area is shown then taking the same into consideration the calculation will have to be done. and if the area less than 8 sq.mts. is shown then also at least 8 sq.mts. area will have to be considered.
14. Residences for weaker section
For the residence of the weaker section if the houses are constructed below the government scheme then on the allotment value below the scheme stamp duty will have to be taken. For this purpose the government scheme such as UIDSS MT, JNURM and etc. residential houses will be included. The houses constructed with the purpose of making profits no such houses constructed by the Board / Corporation or institution will be included.
15. Value of the old construction
[property with tenant more than 15 years]
[only for residential purpose tenanted property]
If the tenants are more than 15 years old and the valuation of such property is to be done then as per the A.S.R. 80% of the determined value will have to be considered. [the municipal tax bill / tax receipt for the property continuously in use by tenant for more than 15 years will have to be produced].
16. Property sold by auction and tender procedure
In such case the A.S.R. determined value and the value shown in the document, whichever of the two is higher the said market value will have to be concerned.
17. Agricultural land purchased for non-agricultural purposes
[Ref :: Mumbai Tenancy & Agricultural Land Act, 1948 section 63, 63aa, Saurashtra Gharkhed, Tenancy, Administration and Agricultural Land Ordinance, 1949 section 54, 55 and Tenancy and Agricultural Land [Vidharbha Region & Kutch Areas] Act, 1958 section 89, 89a].
If the agricultural land is purchased by the permission of competent authority for non-agricultural purposes, in such cases for the purposes of stamp duty the concerned value zone open land value will have to be considered. But if the land is purchased for industrial purposes and in the said value zone if the industrial non-agricultural land rates are available then the industrial non-agriculture rates will have to be considered, and if the area of such land is more than 10000 sq.mts. then 20% deduction will have to be made and considered [for the land purchased under section 63 the copy of the orders by the competent authority will have to be enclosed].
For industrial purpose the land allotted under the charge of the forest department in such case the industrial purpose rates will have to be considered. But in such case if the land is allotted by the industrial unit for forestation then for such transaction the market value of the land to be allotted for forestation has to be determined and as per the agricultural land rats the market value will have to be determined.
In the jantri the survey number / block number/ city survey number / final plot number paiki property for determining the market value the concerned survey number / block number/ city survey number / final plot number jantri rates will have to be taken into consideration.
