In October 2025 the Jaipur Development Authority roughly doubled in size. If your land is in one of the villages that came in, the authority that decides what may be built on it has changed — and so has the route, the cost and the timeline for any change of use. This page sets out what is on the record, what is not, and how to find out which side of the line a parcel sits on.
What actually changedक्या बदला
| Item | Before | After the notification |
|---|---|---|
| JDA area | about 3,000 sq km | about 6,000 sq km |
| Villages | 725 villages, per JDA's own site | 679 more added — 632 of them new revenue villages |
| Urban villages | — | 47 from the Jobner, Shahpura and Chaksu master plans brought under JDA |
| Zones | 18 | 27 |
| Master plan | Master Development Plan 2025 | A new plan to 2047 to be drafted for the enlarged region |
Reported by First India on 4 and 8 October 2025. JDA's own website still describes 725 villages over 3,000 sq km, so the authority's published pages have not yet caught up with its own notification. We have not seen the notification text; when we do, it will be linked here with its number and date.
The 27 zonesसत्ताईस ज़ोन
JDA finalised the demarcation of the whole 6,000 sq km into 27 administrative zones. Three things about the redraw are on the record, and they are the three that matter west of Jaipur:
- Zones 1 to 8 are unchanged. The central city is as it was.
- Zones 9 to 14 have modified boundaries, absorbing older and newly included areas. Zone 9 takes villages from Sanganer; zone 10 takes villages from Jamwaramgarh tehsil's Nayla and Bhuj revenue circles. Two zones were carved out separately from Prithviraj Nagar North and Prithviraj Nagar South.
- Zones 15 to 25 are new. These are where the newly included villages sit.
What it means for the Phulera–Sambhar–Naraina–Rupangarh beltइस पट्टी के लिए
Jobner is named. Its master plan is one of the three whose urban villages came under JDA. That is the first firm, sourced statement anyone has been able to make about JDA and this belt, and it changes the question for land around Jobner from "will it come under JDA" to "which zone, and what does the plan zone it as".
Phulera, Sambhar, Naraina and Rupangarh are not named in anything we have read. Rupangarh is in Ajmer district and outside any plausible JDA boundary. For the rest, silence in a news report is not evidence either way. Our master plans and zones page covers how to find out for a specific parcel, and why being near a boundary is not the same as being inside it.
What changes for your land when JDA arrivesजेडीए क्षेत्र में आने पर क्या बदलता है
Land does not become non-agricultural because a boundary moved. What changes is who decides, and the route you have to take.
| Question | Outside a development authority | Inside JDA |
|---|---|---|
| Who permits a change of use? | Revenue, under section 90A of the Rajasthan Land Revenue Act | The development authority, under section 90B — a different section, a different file, a different office |
| Is a layout plan needed? | Not in the same form | Yes. A scheme is approved as a layout, against the master plan's zoning for that parcel |
| Can you get water and power to an unapproved scheme? | — | No. The Township Policy is explicit: no water or power connection shall be released by the concerned agency for a scheme that has not been approved by the local body |
| Does the master plan's zoning bind you? | Less directly | Yes. What the plan zones your parcel as — residential, industrial, agricultural, green belt — decides what may be proposed on it at all |
| Sector roads | — | A planned sector road across a parcel is a real constraint on what is left to build on. It is on the plan before it is on the ground |
ज़मीन सिर्फ़ सीमा बदलने से ग़ैर-कृषि नहीं हो जाती। बदलता यह है कि अनुमति कौन देगा — राजस्व विभाग (धारा 90A) या विकास प्राधिकरण (धारा 90B) — और मास्टर प्लान उस खसरे को किस उपयोग के लिए दिखाता है।
Minimum scheme sizes — Rajasthan Township Policy 2024न्यूनतम क्षेत्रफल — टाउनशिप नीति 2024
These are the figures people most often get wrong, usually by mixing up hectares and bigha. They come from the Rajasthan Township Policy 2024, notified 27 June 2024 by the Urban Development and Housing Department.
| Scheme | Minimum area | Roughly, in bigha |
|---|---|---|
| Integrated Residential Township — Jaipur | 40 hectares | about 158 pucca bigha |
| Integrated Residential Township — Ajmer, Bikaner, Jodhpur, Kota, Udaipur, SNB, Bhiwadi, Alwar, Bhilwara | 20 hectares | about 79 |
| Residential scheme | 5,000 sq m | about 2 |
| Group housing | 5,000 sq m plot | about 2 |
| Farmhouse or resort scheme | 5 hectares | about 20 |
| Mixed land use | above 2 hectares | about 8 |
| Institutional | above 1 hectare | about 4 |
Bigha equivalents are our own arithmetic at the Rajasthan pucca bigha of 2,529.28 sq m, shown only to make the scale legible. The policy states hectares and square metres; those are the binding figures, and a proposal is measured in them.
Other planning parameters in the same policy, for a residential scheme: non-saleable area minimum 40%, of which parks and playgrounds are a minimum 7% with no relaxation in the layout plan, facilities a minimum 3% and public utilities a minimum 2%; saleable area up to 65%. Internal roads not less than 18 metres for a group housing scheme, and not less than 12 metres for plots under 500 sq m. The policy also carries a developer blacklisting provision, on which the local authority acts with the approval of the state-level committee.
The village list — why it is not on this pageगाँवों की सूची — यहाँ क्यों नहीं है
The count is public. The names are not. We have found no published schedule of the 679 villages, and JDA's own site still describes the pre-notification position. Every "list" we have seen circulating is a news summary or a broker's reconstruction.
So we are not publishing one, and we are not building a checker on one. A jurisdiction tool running on a partial list gives a confident wrong answer to exactly the people it gets wrong — the owner whose village is in but missing from the list, and the buyer whose village is out but guessed in. That is not a tool, it is a liability.
What we are doing instead: asking for the notification and its schedule of villages, and the 27-zone demarcation order, through a written request to the Urban Development and Housing Department. When the schedule is in hand and readable, the checker gets built and this section is replaced by it.
What to do meanwhile, for one parcel: take the khasra and village to the JDA office and ask whether it falls inside the notified area and in which zone, and ask the tehsil what the record says the land is. Ask for it in writing. A verbal yes from anyone — including us — is worth nothing at a Sub-Registrar's counter.
DLC rates — what we will and will not printडीएलसी दर
DLC is the District Level Committee rate: the minimum value at which a property may be registered. Stamp duty is charged on the DLC value or the sale price, whichever is higher — so a rise in DLC raises the tax on a sale whose price has not moved.
Why JDA inclusion and DLC get confused. They are different things decided by different bodies. JDA jurisdiction decides what may be built. DLC decides the floor for registration. Neither one sets the market price, and neither is a forecast. Our stamp duty and registration page covers how the two meet at the counter.
Questions people askआम सवाल
My village is now in JDA. Is my land worth more?
Nobody can tell you that, and we will not. Inclusion changes which authority permits a change of use; it does not convert your land, does not guarantee an approval, and is not a price forecast. What it does change is that any scheme on it must now be approved as a layout against the master plan.
Can I still sell agricultural land inside JDA?
Inclusion in a development authority does not by itself bar an agricultural sale. What changes is what a buyer may then do with it, which is why buyers ask about zoning before price.
Is Phulera or Sambhar in JDA now?
We do not know, and we would rather say so. Jobner is named in the reporting; Phulera, Sambhar and Naraina are not named either way, and Rupangarh is in Ajmer district. Ask JDA about the specific khasra.
Do I need 40 bigha to start a colony?
No. That number is a misreading of 40 hectares, which is the minimum for an Integrated Residential Township in Jaipur — about 158 bigha. A residential scheme under the 2024 policy starts at 5,000 sq m, roughly two bigha. See the table above.
When will the new master plan be out?
A plan to 2047 is to be drafted for the enlarged region. We have seen no notified date and will not guess at one. Our Infrastructure News Desk records what is announced, what is approved and what is built, and keeps those three apart.
Do you help with JDA approvals?
We prepare and assemble what an application needs and connect you with advocates and consultants. We are not a law firm, we do not file on your behalf, and we have no influence over any decision.
💬 Ask about a specific parcel Master plans & zones