If your land is located in an urban area of in the periphery area of the city/ urban then including Jaipur Development Authority, Jodhpur Development Authority, Udaipur Development Authority or any municipality area then you are required to get your land conversion as per the Urban Land Conversion Rules Rajasthan Urban Areas (Permission for Use of Agricultural Land for Non-agricultural Purposes and Allotment) Rules, 2012.
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Key content of this article:
- Why you needs to change the land use in Rajasthan?
- Key Definitions
- What are categories in which you can change the land use?
- Step-by-Step process to change the urban land use in Rajasthan?
- What will be the conversion charges?
- Exemption from land conversion charges in Rajasthan.
- Who is the urban land conversion authority?
- What is fast track to conversion of the land in Rajasthan?
- Change of purpose after conversion
- Selling or gifting of converted land
- Documents required for land conversion application.
- Time Limit for urban land conversion
Why you needs to change land use?
Advantage/ Disadvantage of land conversion:
Suppose you own a agriculture land within the city limits. You are now wanted to build a house or start a retail shop or perhaps set up a small manufacturing facility on the property. But you cannot just start construction without official approval, that official approval for build a house, start a retail shop or set up a small manufacturing facility on the property is called urban land conversion.
Changing your land from agricultural to residential, commercial or industrial use isn’t your choice, it is a legal procedure to use your agricultural land for other than agricultural purpose.
In Rajasthan the procedure of urban land conversion will be according to the Rajasthan Urban Areas (Permission for Use of Agricultural Land for Non-agricultural Purposes and Allotment) Rules, 2012.
The key reason/ benefits of change the urban land use from agriculture to non-agriculture are as below:
To aline with city’s Master plan
Prevention of unsafe or unplanned urban development
Protection of sensitive areas like heritage sites, forests, and public amenities
Transparency with clear methods, documents, and fees
Collection of revenue by the government
Make a proper town development as per the city master plan
Clear of land title
After conversion of the land with a proper title the land is also be a mortgageable to the banks.
Definitions: Key Terms Explained Simply
Before diving into the details, let’s clarify some important terms used in the rules:
✔ Urban Area
Urban area means land that inside a city or town area. Urban land come under local bodies like municipalities or urban development authorities like Jaipur Development Authority (JDA), Jodhpur Development Authority (JDA), Udaipur Development Authority (UDA) etc., The government officially marks these areas as urban.
Example: If a plot is located within the boundary of Jaipur Development Authority it is considered as urban land.
✔ Resident Unit
This means land used for building a personal house or residential building for your own use or for selling as an independent house.
✔ Resident Colony / Resident Project
A residential colony is a planned development where agricultural land is divided into multiple plots or flats for sale. It involves infrastructure like roads, drainage, parks, temple etc. as per approved plans.
Example: A real estate developer buying 5 acres of agricultural land inside an urban area to create 100 plots with proper roads and water supply is building a residential colony.
✔ Commercial Use
Commercial use means you’re using land for a business, trade or providing any services. This could be a shop, office, showroom, restaurant, guest house, petrol pump, or similar setup.
For example- someone turns a roadside plot nearby Jaipur into a hotel that is commercial use and required to be change the land use before start the civil work.
✔ Industrial Use
Land used for industrial purposes is the use of land for any kind of manufacturing, storage, warehouse, processing units etc., It is covers a wide range of activities, from a large factory that manufactures cars to a workshop where things are assembled, manufacturing of other articles, machinery, electronics items etc. or a big warehouse for storage, or even an IT unit. It’s any land used for industrial-scale operations.
For example- Setting up a textile factory, food processing unit, glass manufacturing unit, metal industry, warehouse or IT data center the land must be converted into a Industrial Use category.
✔ Public Utility Purpose
This refers to dedicating land for spaces and facilities that benefit the public, either for free or without any profit motive. Like parks, community centers, dharamshalas, play ground for school or college, hostels or even local bus stands etc.
✔ Institutional Use
Institutional use means use of the land for educational, training, research centres etc.
Example: Establishing a government college, a private school, or a skill development center will be counted under the category of Institutional use of land.
✔ Medical Facilities
The land use change in medical facilities means use of the land for medical purpose like hospital, clinics, dispensaries, diagnostic centres etc.
✔ Tourism Unit
The tourism unit means a unit of tourism sector like Hotel, resort, motel, camping site, amusement park, safari park, heritage hotel etc.
✔ Master Plan
Master Plan or Master Development Plan means any Master Plan or Master Development Plan including draft plan prepared for any urban area in accordance with the provisions of the Rajasthan Urban Improvement Act, 1959, the Jaipur Development Authority Act, 1982, the Jodhpur Development Authority Act, 2009 and the Rajasthan Municipalities Act, 2009, as the case may be.
Mainly mater plan is a future plan of the city development and it is prepared by the respective municipalities or the respective development authorities like JDA, KDA, UDA etc.
✔ Peripheral Belt
This is the area surrounding the city boundary but still influenced by urban development. In Rajasthan’s rules, if a village falls partly in the peripheral belt, the entire village is treated as urban for land conversion and the land use will be change as per the master plan of the city purposes.
Example: A village 15 km outside Jodhpur city that is partly included in the city’s master plan will have all its land treated as urban.
✔ SEZ (Special Economic Zone)
SEZ means special economic zone notified under the provision of special economic zone act, 2005. Includes free trade and warehousing zone and simplified regulations to encourage investment and growth.
Example: Converting land for an IT park inside the Mahindra World City SEZ near Jaipur.
✔ Tatkal Conversion
This is a quicker way to get your land conversion approved by paying an additional fee. Instead of waiting the usual 30 to 90 days, your application can be processed in as little as 15 days.
Example: If you urgently need land conversion to get a bank loan sanctioned, you can apply under the Tatkal scheme.
What are the categories in which you can convert the land?
✔ Residential Unit (Individual House)
If you plan to construct a single house or residential building for yourself or your family, you need conversion for a “Residential Unit.”
Typical size: Can be as per municipal building by-laws; there is no single fixed limit but it must be approved.
Example: Anil owns 600 square meter of farmland within Jaipur Development Authority’s area. He wants to build his home there. He applies for conversion under “Residential Unit” and gets approval to construct as per residential norms.
✔ Residential Colony (Group Housing / Plotted Development)
A residential colony means converting a large piece of land into multiple residential plots or flats for sale. It includes main basic infrastructure like internal roads, parks, drainage, and streetlights etc.— all of which must be approved in a layout plan.
Who applies? Usually real estate developers or housing societies.
Example: A builder buys 4 acres land in Ajmer municipal limits and want to sell 50 residential plots. He gets conversion for a residential colony, gets the layout plan approved, and provides the required infrastructure.
✔ Commercial Purpose
Land conversion for trade, business or services that aimed to generate profit. Like shops, showrooms, offices, warehouses, hotels, petrol pumps, godowns cinemas and multiplexes.
✔ Industrial Purpose
Industrial use means setting up factories, manufacturing units, workshops, processing plants and storage go downs which are linked to industrial activities. The land must be in an industrially permissible zone as per the master plan of the city.
Example: A food processing company wants to set up a plant in Kota city, the land is converted under “Industrial Purpose” and also needs pollution control clearance.
✔ Public Utility Purpose
Land for public utility is used to provide facilities that benefit the community, either free of charge or not-for-profit basis. This could be a park, community hall, shamshan ghat, bus stand, and dharmashala.
Special point: Charges are minimal or free for smaller areas (up to 10,000 square meter).
Example: A charitable trust converting 2,000 square meter of land into a public park maintained for residents.
✔ Institutional Purpose
This is for educational or training institutions, charitable organizations, and research centers.
Example: A society in Udaipur wants to build a government-recognized school. They apply for conversion under “Institutional Purpose” and may get a concession in fees if they qualify.
✔ Medical Facilities
After conversion you can use your for Healthcare Facilities
This is for health-related services such as hospitals, clinics, diagnostic centers and nursing homes, dispensaries, Naturopathy/ Ayurvedic/ Unani/ Homeopethic hospitals etc.
✔ Tourism Unit
Tourism units are projects approved under Rajasthan’s tourism policy — such as resorts, heritage hotels, amusement parks, and eco-tourism lodges. They often get concessions or exemptions in conversion fees.
Example: A businessman converts an old palace into a heritage hotel in Bundi district under the “Tourism Unit” category and gets a fee exemption.
✔ Integrated Township
An integrated township is a large, planned real estate project that combines residential, commercial, institutional, and recreational facilities within one layout. It’s like a small city in itself and requires state government approval.
Example: A developer in Bhiwadi creates a township with villas, shopping malls, schools, and parks — all within a single approved project.
✔ SEZ (Special Economic Zone) Development
This category is for setting up industries or business hubs in officially approved SEZ areas, where tax and duty benefits are provided.
Example: An IT company acquires land in Mahindra World City SEZ near Jaipur for a software development campus.
✔ Turning Land into Clean Energy Projects
These days, it’s pretty common to see companies using empty or agricultural land to build solar plants, wind farms, or other clean energy setups. It’s not just about business — there’s a growing push toward greener solutions.
Step-by-Step Process for Urban Land Conversion in Rajasthan
Urban land conversion process explained in simple steps with practical examples as below:
Step 1 – Before starting the application must be required to check eligibility and purpose
Why: Not all land can be converted according to your requirements. The first thing you need to check if your land is inside an urban area and whether the master plan allows your intended land conversion in the particular area where your land is located.
How: Visit your city’s municipal or development authority office or check the master plan online to match the land conversion category is permitted as you wants in that particular area or zone.
Example: If your land falls in an area marked as “Medical or Institutional” as per the master plan, you cannot convert it for residential or commercial purpose.
Step 2 – Collect All The Required Documents
For filing of the application for land conversion you will required many documents regarding the land, you must to collect all of them before apply, these are as below:
Ownership proof – Latest Jamabandi (land record) in your name.
Map/site plan – Showing the exact location and boundaries of your plot.
Master plan zoning certificate – To confirm permitted use.
Identity proof – Aadhar, PAN, or passport of the applicant.
NOC from other authorities (if applicable) – e.g., environment clearance for large projects.
Tip: If you submit the all documents in a single shot you save a lot of time.
Step 3 – Application for land conversion
For your land conversion you should apply through land conversion expert advocate/ legal person who have a knowledge of the jurisdiction of the land, zone in which your land is located and land conversion rules to smoothly process of your land conversion application.
Now, the application documents preparation and application work is very typical due to complexities of the laws/ Acts.
But good part is the application submission process is made easier by the government through online portal.
You must to take a legal advice with your complete set of documents before submission of the application.
Your application must be clearly mention the purpose of conversion — this is important because your permission will only be valid for that use.
Example: If you apply for “Residential” use but later try to open a shop, it will be treated as misuse and can lead to penalties.
Step 4 – Pay the Fees
Submit the form with all required documents and pay the initial processing fees.
Fees vary based on the category of purpose and the size of your land (we will explain the latest rates in the Charges section).
Step 5 – Scrutiny by the Competent Authority
Competent authority will check ownership, location, master plan compliance, and whether any government acquisition is planned for that land.
If they found any technical issue they will inform you accordingly.
Example: If your land is under dispute in court, the application will be kept pending until the dispute is resolved.
Step 6 – Site Inspection
A revenue or municipal officer may visit the site to verify boundaries and confirm that the land use matches your claim.
This is especially for commercial and industrial projects.
Step 7 – Payment of Conversion Charges
Once the authority is satisfied, you will be informed of the conversion charges payable as per the latest government rates.
These charges are usually calculated as a percentage of the DLC (District Level Committee) rate of the land.
Example: If the DLC rate for your plot is 5,000 per square meter and conversion rate is 10%, you’ll pay 500 per square meter.
Step 8 – Issuance of Conversion Order
After payment, the authority issues a formal conversion order. This is your legal proof that the land use has changed.
Keep this document safely—you will need it for building plan approvals, bank loans, and property resale.
Step 9 – Mutation in Revenue Records
Take the conversion order to the Patwari so they can update your Jamabandi to reflect the new use (residential, commercial, etc.).
This ensures that all future transactions show the correct land category.
Step 10 – Apply for Building Plan Approval
Land conversion does not mean you can start construction process immediately. You must still get your building plan approved by the municipal or development authority.
Example: Mr. Sharma got his land converted for a residential house but start construction without plan approval — the authority stopped work until he got the sanction.
Urban Land Conversion Charges
The urban land conversion charges are charged:
A) Fixed rate of per square meter
OR
B) Fix percentage of DLC rate
Which ever is higher.
You may better understand the land conversion applicable charges as per the below table:
Sr. No. | Purpose of Urban Land Conversion | Rate per square meter or % of the latest DLC or purchase (whichever is higher) |
|---|---|---|
1. | Residential Unit | Rs. 5/ Square Meter or 5% of DLC Rate |
2. | Residential Colony/Project | Rs. 7.50 Per Square Meter or 7.5% of DLC Rate |
3. | Commercial Purpose | Rs. 10 Per Square Meter or 10% of DLC Rate |
4. | Industrial Purpose | Rs. 5 per Square Meter or 5% Of DLC rate |
5. | Salt Manufacturing | 0.50 per square meter or 5% of DLC rate. |
6. | Public Utility | Free up to 10,000 m²
then Rs. 5/Sq. Meter or 5% of DLC rate. |
7. | Institutional Purpose | Rs. 5 Per Square Meter or 10% of DLC rate |
8. | Medical Facilities purpose | Rs. 10 per square meter or 10% of DLC rate. |
9. | For SEZ Development | Flat Rs. 100 per square meter (for all sizes) |
10. | Food Processing Unit | 50% of Industrial rate. |
11. | Solar/ Wind/ Biomass Project | 10% of Industrial rates |
12. | Stadium/ Sports Complex | NO FEE |
Prescribed Authorities for Land Conversion (Who will Approves the Urban Land Conversion in Rajasthan?)
Different government officers handle land conversion applications depending on the size of the plot and the type of use you are applying for Understanding who has the power to approve your case helps you for submit your application to the right office and avoid unnecessary delays.
A) Tehsildar:
For conversion of small individual residential plots and simple residential conversion within the jurisdiction of municipality or tehsil or nagarpalik etc.
B) SDO (Sub-Divisional Officer):
For mid-size residential colonies, institutional projects and small commercial conversion.
C) DISTRICT COLLECTOR:
The district collector have power to convert urban lands for large commercial projects, big industrial units and larger colonies.
D) STATE GOVERNMENT:
State Government may grants permission for very large projects such as integrated townships, Special Economic Zones (SEZs), and mega tourism projects.
Example: A real estate company planning a 200-acre integrated township with housing malls, and schools will get approval from the State Government.
Exemptions from Conversion Charges
Rajasthan government is provides exemption from the payment of land conversion charges in below cases:
1. Government projects for public utilities or benefit.
2. Charitable institutions working on non-profit basis (case-by-case).
3. Tourism projects approved under Rajasthan Tourism Policy.
4. Land conversion under Rajasthan Investment Promotion Scheme (RIPS-2024)
5. Small public utilities (parks, dharamshalas, shamshan ghat, bus stands) up to 10,000 square meter.
Tip: Even if you get exemption from fees, you must still apply for conversion and obtain the official order— otherwise, your land use remains “agricultural” in records.
How can we get exemption from land conversion charges in Rajasthan?
Certain categories are exempted:
Government or Local Authority: No fee if a state department or local body converts land for official use. Example: Land converted for a rural school built by govt.
Tourism Units: A tourism unit (as defined earlier) set up by a private person under Rajasthan Tourism Policy and/or Rajasthan Investment Promotion Scheme-2024 (RIPS-2024)– the land conversion for it is free. (This is different from a private hotel; it refers to eco-tourism projects, etc.)
Agro-Processing/Agri-Marketing: Setup under RIPS 2024.
Approved Industries: If your new factory is an “eligible unit” under Rajasthan Investment Promotion Schemes (RIPS-2024), you get 75% exemption. (You still pay the rest 25% and get reimbursed.)
Technical Education: Converting land for a polytechnic or engineering college is free.
Green Industries: Industries declared “green” by the State Pollution Board (environment-friendly) may have no fee.
IT Parks/Companies: The first 4.65 lakh sq.m of IT parks/units are free (must comply with environmental laws).
Summary: In short, no-fee conversions include government projects, approved tourism or education projects, certain agri and IT projects, and green industries.. For most ordinary landowners, the fees above apply unless one of these special cases holds.
To know more about RIPS-2024 Scheme, Click Here
Tatkal (Fast-Track) Conversion
Need land conversion urgently?
If you are required to change the land use on urgent basis, there is an option of Tatkal (fast-track) conversion is available. The details and steps for Tatkal conversion are as below:
✔ Apply in Form-A (same as normal) to the prescribed authority, but mark it as Tatkal.
✔ Pay extra fees: A non-refundable Tatkal fee of Rs.10,000 plus Rs.5 per sq.m (in addition to normal conversion charges)
✔ Priority Processing: After apply for Tatkal conversion, the dedicated officer will handle your documents and start the scrutiny to proceed accordingly, meanwhile if he required any other documents, clarification etc. he will intimate you to provide, otherwise he will proceed further.
✔ Inspection and Order: When the dedicated officer satisfied with the all documents, clarification of the application, he will issue order for inspection of the property.
✔ Order for land use conversion: If the officer satisfied with the received inspection report and found there are no any issue from all points he will issue the land conversion order.
Changing the Purpose After Conversion
Sometimes, after getting a conversion, you might want to change what you use the land for:
Applying for new purpose: If you got permission for one use (say “commercial”) but now want a different one (e.g. “industrial”), you must apply in Form-C to the same authority. You also pay the difference in charges if the new use costs more. (If it costs less, usually no refund.) You have 7 days to submit a hard copy if you applied online.
Special cases: If you converted for a tourism unit but it turns non-tourism, it’s treated as commercial and you pay the difference. If you convert a green/white industry to a polluting one, your conversion can be cancelled
No prior permission use: If you start using converted land for another use without permission allows the authority to regularize it by paying additional penalty as per the provisions. But it’s always better to apply first.
Example: After converting 1000 m² from agriculture to “institutional” (charity school), Ajay finds out a factory is more profitable. He must apply to change it to “industrial”. If industrial rate is higher, he pays the extra. The authority will then issue a revised order.
Transferring Converted Land
Once land is converted, it can generally be sold or transferred like other property. Key points:
Transfer allowed: You can easily sell or gift the land to other person like a normal property. The new owner gets the benefit of conversion, as per the provisions.
Mutation in the name of new owner: After transfer of the property, the new owner is eligible to open the mutation in his name
Part transfer rule: You cannot sell just a piece of converted land if it was converted for a colony, industrial area, township, or tourism unit unless you get permission first (This is to prevent splitting approved projects illegally.)
Updating records: Upon transfer, the buyer should inform the Tehsildar and get the mutation updated in the Land Records (Jamabandi) The converted land will then be recorded as non-agricultural with its purpose noted.Mu
Example: Seema had 500 m² converted for a shop, then sold it. She should have the conversion order and give it to the buyer. The buyer must then update the revenue records. If Seema sold just 100 m² (part of that 500) without permission, that’s not allowed. unless regularized.
Using Converted Land and Penalties
Use timeline: After conversion, you must actually start using the land for the approved purpose within 3 years (or a longer period set by Govt.) This is because the policy aims to promote development, not idle land-banking.
If you fail to use the land within 3 years, the authority can withdraw the conversion order and forfeit your fees.
You can get one extension for more years as per the provisions from the appropriate authority.
Penalties: If you misuse the land (e.g., build something not allowed by the conversion):
The Tehsildar can issue a notice to correct it (remove illegal structures, revert use).
In serious cases, a small penalty can be imposed (e.g. up to Rs.5,000 plus Rs.100/day for continuing default).
Regularization: If you already used land without permission, you can still apply for regularization. You pay a higher penalty (4× the normal charge) to legalize it. If applied before 31 Dec 2018, it was only 1.5×. The authority then treats it like a normal conversion application.
Consequences of misuse of the land without proper conversion order:
If a person use the land without prior conversion for different purpose, the jurisdiction authority (Muncipality, JDA, KDA, UDA etc.) may seize the land and stop the activities/ construction etc. and imposed penalties.
Other Important Points
Layout Plans: For big projects (residential colonies, industrial areas, townships) you must get a layout/building plan approved by a committee (e.g., Collector’s appointed committee) before conversion is finalized. Typically 40% of colony land is for roads/facilities, 60% for housing, etc.
Tree Plantation: If trees were cut during conversion, some rules insist on plantation (often 3:1 replacement) as a condition.
SC/ST Land: If a Scheduled Caste/Tribe person’s land was converted, they cannot transfer it to non-SC/ST persons without permission (see Rule 6A(6)). This protects tribal land rights.
Environmental Clearance: Some uses (like a big factory, solar farm, etc.) may also need separate approvals (Environment, Pollution Control). Those are outside these revenue rules but worth noting.
Layouts and Approvals: Particularly for large residential projects, obtain needed local approvals (e.g., from Panchayat Samiti, Urban Development Dept) as conversion alone isn’t enough to start construction.
Stay Updated: These rules have been amended several times (see notes on pages). Always check the latest in official gazette or the revenue department website.
For any complex case (like industrial projects, township, or disputes), it’s wise to consult a qualified advocate or the revenue department’s Land Record Officer. These rules aim to be farmer-friendly (e.g., fee waivers), but proper paperwork is key.
For more details or help understanding how these rules apply to your land, contact the Legalman Assistant. Our team can guide you through filing applications, calculating fees, and ensuring compliance with all requirements. Don’t navigate these rules alone—reach out for expert advice and make your rural land project a success!
Difference between Rural Land Conversion and Urban Land Conversion:
Basis of difference | Rural Land Conversion | Urban Land Conversion |
|---|---|---|
Governing rules | Rajasthan Land Revenue (Conversion of agricultural land for non-agricultural purposes in rural areas) Rules, 2007 | Rajasthan Urban Areas (Permission for use of Agricultural Land for Non-agricultural Purposes and Allotment) Rules, 2012. |
Area covered | Villages and Rural areas | Municipalities Area, Jaipur Development Authority Area, Jodhpur Development Authority Area, Udaipur Development Area, UIT, Urban Zones etc. |
Free Conversion Limit | Up to 500 square meter for dwelling/shed | No Free Limit |
Conversion Charges Comparison | Generally lower, because the rural lands have lower DLC rates. | The urban land conversion charges always higher than rural area charges because the urban land have a premium DLC values compare to rural land. |
Notification bodies | Revenue department | Urban Development Authorities like JDA, KDA, UDA, local authorities etc. |
Documents Required For Land Conversion
- Copy of Adhar Card of all land owner
- Land Jamabandi Copy
- Mutation (Namantaran) copy
- Other Chain documents of the land
- Exemption Certificates if claim the exemption
- Recent photographs of the land
- Affidavit and bond
- Site plan/ Layout
- Other documents as per requirement