90A Land Conversion in Rajasthan Villages and Kasbas: Who Approves Your Plot in 2026

If you're buying a plot in a kasba like Chomu, Phulera, Bagru, Shahpura or Kotputli, or in any gram panchayat village across Rajasthan, the single most important question before you pay bayana is this: who actually signs off on converting that farmland into a residential or commercial plot? For years, buyers and even some brokers assumed one office handled every 90A conversion application. That assumption just got corrected on paper.

What Changed on 29 April 2026

On 29 April 2026, the Rajasthan Revenue Department notified the Rural Land Conversion Amendment Rules, 2026 under Notification G.S.R. 11. The amendment sets out a tiered approval ladder for converting agricultural land in rural areas to residential, commercial or renewable-energy use, with the approving authority -- Tehsildar, SDO, Collector or the State Government -- fixed by the size of the land and its intended purpose, according to the notification as reported by EQ Mag Pro.

This matters because a kasba or village plot that looks identical to the one next door can need an entirely different approval route depending purely on its area. Getting this wrong doesn't just mean paperwork delay -- it can stall your home loan, your registry and your construction timeline by months.

The Approval Ladder: Tehsildar, SDO, Collector, State Government

Here is the authority structure as reported under the 2026 amendment:

If you're buying a single plot for a house in a kasba, your file is most likely a Tehsildar-level matter. If a developer or broker is converting land for a full colony, that moves up to the SDO or Collector depending on the total area. Always ask your broker or the land owner which authority their specific application was routed through -- and ask to see the actual order, not just a verbal assurance.

New Restrictions on Highway and Commercial Plots

The same amendment brings in fresh restrictions that specifically affect highway-adjacent kasba plots: petrol pumps can no longer be set up near schools and hospitals, and land falling under forest-restricted categories faces tighter conversion limits. If you're evaluating a commercial plot on a state highway near a kasba, factor these restrictions into your due diligence before you commit any money -- a plot that looked commercially viable last year may now sit inside a restricted zone.

The 90B Trap: Why That Old Order Doesn't Help You

Here's a mistake that still trips up buyers across Rajasthan's kasbas: a seller produces an old order referencing "Section 90B" as if it proves the land is approved for residential use. It doesn't. Section 90B was deleted by the Rajasthan Laws (Amendment) Act, 2012, and a historical 90B reference does not automatically establish current residential land-use approval, per Bajaj Finserv's explainer on the subject. The only document that counts today is a live, current Section 90A permission. If a seller or broker shows you a 90B order and calls it proof of approval, ask directly: "Do you have a current 90A order for this specific plot?" If the answer is no, treat the land as unconverted agricultural land, not residential property.

Check the Khasra Before You Pay Bayana

Before you focus on the khata number, look one line up at the khasra classification. Entries marked Beed, Banjar, Gair Mumkin, or pasture and government land carry no private transfer rights under Rajasthan's revenue records, according to guidance compiled by 1acre.in. This is a trap specific to village and kasba khatas rather than urban colony plots, because gram panchayat records often mix private agricultural parcels with adjoining government or common land in the same jamabandi printout. Pull the Apna Khata jamabandi copy for the exact khasra number before you hand over any token money, and if any of these five words appear against the parcel you're buying, walk away or get written legal confirmation first.

Buying as an NRI: No Restriction, But a 3-Year Clock

If you're an NRI of Rajasthani origin looking at ancestral or inherited village land, here's something many don't realise: Rajasthan places no restriction on non-farmers -- including NRIs -- buying agricultural land in the state, unlike several other states, as noted by NoBroker's state-specific guide. You can buy the land without needing agriculturist status. But the moment you apply for and receive 90A conversion permission, a three-year clock starts: the conversion project must begin within three years of that permission being granted. Delay past that window has consequences, so don't convert land you don't plan to build on soon.

Before the Final Payment, Verify Mutation on Apna Khata

In many village transactions, buyers pay the final registry amount before the mutation (Namantaran) is actually confirmed in revenue records, relying instead on word-of-mouth from the patwari. That's avoidable now. Apna Khata (e-Dharti) lets you track mutation status district-wise online once an application has been filed, per Bajaj Finserv Markets. Before you release the last instalment on any village plot, log into the portal, search by district and check that the mutation status has actually updated in your name -- don't proceed on a verbal "it's done."

Where Does JDA Fit In

If your plot sits within Jaipur's municipal or JDA-notified limits, approvals run through the Jaipur Development Authority's own process, not the rural revenue ladder described above. But the moment you step into a kasba or gram panchayat village outside that notified area, it's the Tehsildar-SDO-Collector-State Government structure under the 2026 amendment that applies. Always confirm with your lawyer whether your specific plot falls inside or outside JDA limits before assuming which process governs it.

FAQs

Which authority approves a residential plot conversion in a Rajasthan village?

For a single residential unit up to 1,000 sq m, approval is typically cleared at the Tehsildar level under the Rural Land Conversion Amendment Rules, 2026. Larger colonies move to the SDO, Collector or State Government depending on total area.

Is a 90B order valid proof that my kasba plot is approved for a house?

No. Section 90B was deleted by the Rajasthan Laws (Amendment) Act, 2012. A 90B reference on an old document does not establish current residential approval -- only a live Section 90A permission is valid today. Confirm this with a lawyer before paying any amount.

What does Beed or Banjar mean in a khasra entry?

These are land-type classifications in Rajasthan's revenue records indicating government, pasture or uncultivable common land. Plots carrying these classifications generally have no private transfer rights, so treat such entries as a red flag and verify with a lawyer before proceeding.

Can an NRI buy agricultural land in a Rajasthan village?

Yes. Rajasthan does not restrict non-farmers, including NRIs of Rajasthani origin, from buying agricultural land in the state. However, FEMA rules and conversion timelines still apply, so confirm specifics with a CA or lawyer familiar with NRI transactions.

How do I check if my village plot's mutation (Namantaran) is complete?

You can check mutation status district-wise on the Apna Khata (e-Dharti) portal once an application has been filed. Do this before releasing the final payment on any village land purchase.

Does this 2026 amendment apply inside Jaipur city limits too?

No, it governs rural tehsils and gram panchayat areas. Plots within JDA-notified limits follow the Jaipur Development Authority's separate approval process.

Find or List Property Across Rajasthan's Kasbas and Villages

Cityyframe's listings outside Jaipur are still limited, and we are actively growing across Rajasthan's kasbas and villages. If you're a buyer, search live listings on Cityyframe Properties. If you're an owner or broker with land or a house in any Rajasthan village or kasba, list it on Cityyframe's seller platform. For more ground-level explainers like this one, browse Cityyframe Insights.

This article is for general information only and is not personalised legal or tax advice. Conversion rules, fees and authority thresholds can vary by tehsil and plot specifics -- always confirm with a local lawyer or CA before signing any agreement or making a payment.

FAQs

Q: Which authority approves a residential plot conversion in a Rajasthan village?

A: For a single residential unit up to 1,000 sq m, approval is typically cleared at the Tehsildar level under the Rural Land Conversion Amendment Rules, 2026. Larger colonies move to the SDO, Collector or State Government depending on total area.

Q: Is a 90B order valid proof that my kasba plot is approved for a house?

A: No. Section 90B was deleted by the Rajasthan Laws (Amendment) Act, 2012. A 90B reference on an old document does not establish current residential approval -- only a live Section 90A permission is valid today. Confirm this with a lawyer before paying any amount.

Q: What does Beed or Banjar mean in a khasra entry?

A: These are land-type classifications in Rajasthan's revenue records indicating government, pasture or uncultivable common land. Plots carrying these classifications generally have no private transfer rights, so treat such entries as a red flag and verify with a lawyer before proceeding.

Q: Can an NRI buy agricultural land in a Rajasthan village?

A: Yes. Rajasthan does not restrict non-farmers, including NRIs of Rajasthani origin, from buying agricultural land in the state. However, FEMA rules and conversion timelines still apply, so confirm specifics with a CA or lawyer familiar with NRI transactions.

Q: How do I check if my village plot's mutation (Namantaran) is complete?

A: You can check mutation status district-wise on the Apna Khata (e-Dharti) portal once an application has been filed. Do this before releasing the final payment on any village land purchase.

Q: Does this 2026 amendment apply inside Jaipur city limits too?

A: No, it governs rural tehsils and gram panchayat areas. Plots within JDA-notified limits follow the Jaipur Development Authority's separate approval process.