A buyer asked me which report to read before buying land near Phulera. The honest answer took longer than expected: there isn't one.
Start with the global layer. Savills has run a Global Farmland Index since 2002, tracking capital values for prime farmland worldwide. It is the international benchmark for this asset class. It is built from data on 15 key farmland markets, and India is not one of them — Savills notes plainly that robust farmland value data in emerging markets is difficult to obtain and lags publication.
Step down to the country layer. JLL's Global Real Estate Transparency Index placed India 31st of 89 countries in its 2024 edition, with India named the top global improver as its tier-1 markets entered the "transparent" band for the first time. Encouraging — and the same report states that it does not feature data for India's tier-2 and tier-3 markets. Jaipur is excluded by design.
Step down again to the Indian consultancies. Knight Frank, ANAROCK, CBRE, Colliers and Cushman & Wakefield publish genuinely good research with real transaction visibility. It covers built property — apartments, offices, warehouses — in roughly eight metropolitan cities. Jaipur is not in the standard set, and none of them tracks agricultural land at all.
Now the sources that do cover Jaipur. The RBI House Price Index includes Jaipur among its ten cities and is built from transaction data supplied by state housing registration authorities. NHB RESIDEX goes further, segmenting to micro-market, zone and pin code. Both are excellent. Both are residential housing. Neither says anything about a bigha of agricultural land.
Finally, the one Indian index built for farmland: ISALPI, from IIM Ahmedabad with SFarmsIndia. Real academic work with a stated method. Its own limitations section is the important part — it is built on listing data rather than transaction data, its hedonic model reports a 65–67% fit, and Rajasthan sits inside a group of six states making up only about 10% of the sample.
The hole, stated plainly
Global farmland indices skip India for want of data. Indian property indices cover Jaipur but only housing. The one Indian farmland index is listings-based and thin in Rajasthan. There is no published series for agricultural land in a Jaipur-district corridor. Not a bad one — none.
What a buyer should actually do
- Stop looking for the number. It does not exist. Anyone quoting you a confident per-bigha appreciation rate for your specific belt is quoting a guess, however precisely it is worded.
- Use the official rate as your floor, not your valuation. The government minimum rate that sets your stamp duty is published, checkable, and area-specific. It tells you the tax base. It is not a market price.
- Price the things that are knowable. Groundwater block category, irrigation source, conversion route, access, and whether the record of rights is clean. These are verifiable today and they move value more than any index would.
- Build your own record. Every parcel you seriously evaluate — note asking price, official rate, water position, date. Twenty entries in and you know more about your corridor than any published source does.
🏛️ AgriZameen is independent — not a government body, and nothing here is investment, legal or valuation advice. Every figure quoted is attributed to its publisher with the period it refers to. Reports are revised and superseded; check the current edition before you rely on any number. Land is market-linked, past movement does not guarantee future returns, and no return is promised or implied.
📊 All market reports & sources🏜️ Rajasthan land guideReviewed July 2026.