What to check before buying a plot in Jodhpur

By Vikas Jyani, proprietor of Parakh. Checked on 1 Nov 2026.

These are the six checks our team does on every plot before a buyer pays a token. You can do most of them yourself, from public records. Do them before you pay any token: once money has changed hands, a problem is much harder to fix.

Start by asking the seller for copies of their papers: the sale deed or patta, the land record, the 90A order and the approved plan. Most of the searches below need the khasra number and the village.

1. The owner's name matches the land record (jamabandi)

The jamabandi is the land record. It shows who holds the land, by khasra number. Read it on Apna Khata, the state's land record site. A copy there is free and needs a code sent to your mobile, and it isn't a certified copy. Which record you need depends on the land: e-Panjiyan's home page lists the state's land systems.

Match the full name, and the father's or husband's name, with the seller's ID. Be careful if the seller's claim rests only on a power of attorney (GPA), an agreement to sell or a will. The Supreme Court held in the Suraj Lamp case that these don't transfer ownership. A registered sale deed does.

2. The land record is in the seller's name (mutation done)

A mutation (namantaran) changes the name on the land record after a sale or an inheritance. If the seller bought the land and the record still shows the last owner, the mutation isn't done. Ask why before you go further.

Most mutations don't take long. Apna Khata's figures for Jodhpur district, as of 29 Oct 2026, show 2,00,211 of 2,04,919 decided, half of them within 6 days and 14 days on average.

Those figures are for the revenue record. Changing the name in JDA's records is a separate step: see UDH online and JDA's site.

3. Converted for residential use (90A)

Farm land can't simply be used for housing. Section 90-A of the Rajasthan Land Revenue Act needs the State's written permission first (CAG's report). Ask for the 90A order, and match its khasra numbers with the land record and the seller's papers. It must cover the khasra your plot is in.

Conversion isn't permission to build. That is a separate approval.

4. The approval is real (a JDA scheme or a patta)

JDA's approval covers a layout, not one plot (an explainer). So "JDA approved" tells you little until you find this plot's own number on the approved plan. JDA has layout plans, JDA schemes and non-JDA schemes online.

No portal confirms a single plot's number or a patta's number. To be sure, ask the office that issued it: JDA, the Nagar Nigam or the Gram Panchayat. If you want the answer in writing, you can apply under RTI. Old papers in the name of the Urban Improvement Trust (UIT) aren't wrong for that reason alone: JDA has taken its place.

5. No court case found on e-Courts

Search e-Courts by party name, for the seller and for the earlier owners on the papers. Try different spellings. A clean search isn't proof: it only finds what has been entered, under the spelling you typed.

e-Search on e-Panjiyan shows earlier dealings in the property, but only registered ones.

6. The boundaries match the map at the site

Go to the plot with the map from the papers. Walk its boundaries, measure its sides and the road in front, and see who is next to it. Bhu-Naksha shows the khasra map, for information only. If the plot on the ground is smaller than on paper, or someone else is using it, stop and find out why.

How Parakh does it

Our team checks a listing and approves it before it goes live. Before a buyer pays a token, we run all six checks. If anything looks wrong, we tell the buyer and stop the deal. A plot that has passed all six shows Parakh Verified. See how Parakh works.

This is a check, not a title guarantee. Before you pay a token or buy, have the papers checked by your own lawyer.

Where this comes from

We read each link above on 1 Nov 2026. Official sites: Apna Khata, e-Panjiyan, e-Courts, Bhu-Naksha, JDA, UDH and CAG. Not official: SCC Online's summary of the Suraj Lamp case, and Vardhan Constructions' explainer on JDA approval.

This is general information, not legal advice. Rates and rules change, so look at the official source or ask an advocate before you act on it.