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Land Conversion 90A & JDA Explained: The Only Guide Indian Land Buyers Need

Table of Contents

If you’re buying land in Rajasthan (especially Jaipur), two terms decide whether your investment is safe, legal, and bank-fundable — Land Conversion under Section 90A and JDA approvals.
Most buyers hear these words from brokers after paying token money. That’s when problems start.

This guide is written to end that confusion — permanently.

📌 1. What Is Land Conversion in India?

Land conversion means changing the legal use of land in government records.

Common land types:

  • Agricultural (Kheti)

  • Residential

  • Commercial

  • Industrial

📌 Key rule:
You cannot legally build a house, sell plots, or get a home loan on agricultural land unless it is converted.

❗ Construction without conversion = illegal structure (even if everyone else is doing it)

📌 2. What Is Section 90A (Rajasthan)?

Section 90A comes from the Rajasthan Land Revenue Act.
It allows conversion of agricultural land to residential or commercial use — but only after government approval.

What 90A legally does:

  • Changes land use from agricultural → residential/commercial

  • Updates Jamabandi & land records

  • Makes the land legally buildable

  • Enables bank loans & registry

📌 Without 90A:

  • Land remains agricultural forever in records

  • Construction is unauthorized

  • Registry may be challenged later

🏙️ 3. What Is JDA & Why It Controls Jaipur Land?

Jaipur Development Authority is the urban planning authority for Jaipur region.

JDA controls:

  • Master Plan (2031 / 2041 zones)

  • Road width & access

  • Residential scheme approvals

  • Plotting permissions

  • Regularisation norms

📌 Even if land is converted under 90A, JDA approval is still mandatory inside JDA limits.

🔗 4. How 90A and JDA Are Connected (Most Confused Area)

Think of it like this:

StepAuthorityPurpose
Step 1Revenue Dept90A conversion (land use change)
Step 2JDAPlanning approval
Step 3Sub-RegistrarLegal registry

🧠 Golden rule:

90A makes land legal. JDA makes land usable.

You need both.

📊 5. 90A vs JDA Approval (Clear Comparison)

AspectSection 90AJDA Approval
Concerned withLand useUrban planning
AuthorityRevenue DeptJDA
Mandatory forAny non-agricultural useJaipur-region land
Affects registry✅ Yes✅ Yes
Affects construction⚠️ Partial✅ Full
Bank loan❌ No alone✅ With 90A

⚠️ 6. What Happens If You Ignore 90A or JDA?

If 90A is missing:

  • ❌ Registry can be cancelled

  • ❌ Banks reject loans

  • ❌ Future resale blocked

  • ❌ Demolition risk

If JDA approval is missing:

  • ❌ No building permission

  • ❌ No water/sewer connection

  • ❌ Layout may be illegal

  • ❌ Regularisation costs later

⚠️ Most “cheap plots” fall in this category.

🔍 7. How to Verify 90A & JDA Legality (Step-by-Step)

✅ 90A Verification Checklist

  • Conversion order copy

  • Purpose mentioned (Residential/Commercial)

  • Survey number matching Jamabandi

  • Date before plotting/sale

✅ JDA Verification Checklist

  • Zone as per Master Plan

  • Approved layout map

  • Road width compliance

  • Scheme approval letter

📌 Never trust verbal claims like:

“Process chal raha hai”
“Sab approved hai area ka”

🧠 8. How Smart Investors Use This Knowledge

Experienced buyers:

  • Buy pre-conversion agricultural land (cheap)

  • Apply for 90A legally

  • Ensure JDA-compliant layout

  • Exit at 2–3× appreciation

📈 Risk is higher — but so is reward — only if legality is clean.

📈 9. Impact on Price, Appreciation & Resale

StatusPriceResaleLoan
Agricultural onlyLow❌ Risky❌
90A onlyMedium⚠️ Limited❌
90A + JDAHigh✅ Easy✅

🧠 Market truth:

Buyers don’t pay for land. They pay for clarity.

❓ FAQs

Is registry possible without 90A?

Yes, but it is legally unsafe and challengeable.

Can JDA approve land without 90A?

No. 90A comes first.

Is 90A transferable to next buyer?

Yes, if properly recorded.

Can banks give loan on 90A land only?

No. Banks need JDA-approved residential status.

How long does 90A take?

Typically 3–6 months, depending on location.

Is regularisation possible later?

Sometimes — but costs are high and success uncertain.

Does village panchayat approval work?

Inside JDA limits — No.

✅ 11. Final Buyer Checklist (Save This)

  • ✅ Land use converted under 90A

  • ✅ JDA Master Plan compliant

  • ✅ Approved layout map

  • ✅ Road access as per norms

  • ✅ Clear registry chain

  • ✅ Bank-loan eligible

If even one item is missing, pause.

🤝 12. A Soft Advisory from Roomvilla

Land mistakes are irreversible and often discovered years later — at resale or loan time.

Before committing, it’s wise to verify 90A conversion and JDA compliance properly.
If you need clarity, document checks, or verified land options, Roomvilla exists to guide — not push.

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