Guide record · एक नज़र में
- Legal basis
- Sec. 90A, Raj. Land Revenue Act 1956
- Urban application
- sso.rajasthan.gov.in (SWCS)
- Rural route
- Tehsil / SDO under rural rules
- Payment
- Online (net banking)
- Output
- Conversion order (रूपांतरण आदेश)
- Charges
- Vary by area, use & DLC value
In Rajasthan, agricultural land is legally meant for agriculture. The moment you want to use it for a house, a shop, a warehouse, a resort or a hostel, the land's use must first be converted — a legal change of land use, popularly called 90A after Section 90A of the Rajasthan Land Revenue Act, 1956. Skip this step, and the construction stands on legally shaky ground: unauthorised use can invite penalties, regularisation demands, and in serious cases ejectment proceedings. Done right, conversion is a defined, mostly online process. Here is how it works.
90A vs 90B — clearing the old confusion 90A बनाम 90B
Older land documents in Jaipur and other cities often mention 90B. That was the earlier conversion provision for urban areas; the framework was later replaced by an amended Section 90A, which now governs conversion of agricultural land for non-agricultural purposes in urban areas. If you are buying a converted plot, a valid 90A (or historical 90B) order is a key document in the title chain — ask for it.
धारा 90A
The urban 90A route, at a glance
The sequence for converting agricultural land inside a planned urban area in Rajasthan — detail in the article below.
Zone check on the notified master planAt the parcel, not the village. Wrong zone ends it here.Plan
Record set assembledJamabandi, bhu-naksha trace, identity, site plan — exactly as the rules prescribe.
Online application & feeThrough the authority’s portal; keep every acknowledgement.Authority
Site inspection & reportThe parcel is inspected against the application.
Demand & conversion chargesNotified rates by area, purpose and location — paid through the official channel.
Conversion order issuesRead every condition on it; conditions travel with the land.
Layout / building sanction nextConversion alone is not permission to build or sell plots.Authority
Simplified — documents, portal and sequence vary by authority and change. The article below carries the current detail. Not legal advice.
Urban areas: the online 90A process शहरी क्षेत्र में ऑनलाइन प्रक्रिया
Step 1 — SSO login. Create or log in to your Rajasthan SSO ID at sso.rajasthan.gov.in.
Step 2 — Open the service. Find the land conversion / change of land use (90A) service, which routes through the state's Single Window Clearance System (SWCS).
Step 3 — New application. Choose the option for conversion of land from agriculture to non-agriculture in an urban area, and fill in the land details — khasra number, tehsil, area, proposed use (residential, commercial, institutional, etc.).
Step 4 — Upload documents. Typically: jamabandi nakal, khasra plan / trace map of the plot, site plan of the proposed use, identity proof, and any NOCs sought by the authority.
Step 5 — Pay online. Conversion charges are paid through the portal (net banking). Charges depend on the area, the proposed use and prevailing DLC values.
Step 6 — Track and download. The application moves to the approving agency (development authority / local body). Track status online; once approved, download your conversion order — keep it safely with your title papers.
Rural areas: a different route ग्रामीण क्षेत्र का रास्ता
Outside urban limits, conversion is governed by the state's rural conversion rules and is processed through revenue officers (Tehsildar / SDO) rather than a development authority. Reported provisions include easier treatment for small residential use — such as an exemption for modest areas used for a dwelling or cattle shed — but rules and limits are updated from time to time, so confirm the current position at your tehsil before relying on any exemption.
Before you apply: the master plan check आवेदन से पहले मास्टर प्लान देखें
Conversion is not automatic. The proposed use must fit the land-use zoning of the area's master plan — in Jaipur, for instance, the JDA's Master Development Plan decides whether a khasra falls in a residential, commercial, industrial, agricultural or ecological zone. Applying for a use the zone does not permit wastes time and fees. Check the zoning first, then apply for a matching use.
Common mistakes that cost buyers dearly महंगी पड़ने वाली आम गलतियाँ
- Buying "converted" land without seeing the order. Verify the conversion order itself — its khasra numbers, area and permitted use — not just the seller's word.
- Assuming a farmhouse needs no permission. Farmhouse and resort-style uses have their own norms; unpermitted construction is still unauthorised use.
- Ignoring conditions on the order. Conversion orders can carry conditions (time limits to commence use, payment schedules). Breaching them risks the order's validity.
- Forgetting the record update. After conversion (and after purchase), ensure revenue and municipal records reflect the new status and ownership — see our Apna Khata guide.
Reality check: conversion charges, exemptions and procedures are revised by the government periodically — including special concessional regimes announced for particular sectors. Treat this guide as your map, and the official portals and your tehsil/authority as the ground truth.
Conversion charges are calculated on area — get the area right first. Convert your khasra's hectares into square metres or bigha instantly with the free AgriZameen Land Area Converter app.
FAQ अक्सर पूछे जाने वाले सवाल
Can I build a house or farmhouse on agricultural land without conversion?
Building non-agricultural structures on agricultural land without permission is unauthorised use and can attract penalties, regularisation charges or even ejectment proceedings under the Land Revenue Act. Limited exemptions exist for small rural residential use — confirm the current rules at your tehsil before building.
What is the difference between 90A and 90B?
Section 90B was the earlier conversion provision for urban areas; it was replaced, and today conversions are handled under Section 90A. Older properties may still carry 90B orders, which remain relevant documents in the title chain.
How long does land conversion take in Rajasthan?
Timelines vary by authority and case. The online single-window (SWCS) process lets you track your application, and straightforward cases move faster when documents are complete and the proposed use matches the area's master plan.
Who approves the conversion?
In urban areas, the concerned development authority or local body (such as JDA in Jaipur or a UIT/municipal body) processes the application; in rural areas, revenue officers such as the Tehsildar/SDO handle it under the rural conversion rules.