Key Answers in This Guide
- The allotment rate is area-specific and it moves by order: RIICO fixes allotment rates area by area and category by category, through office orders, and that is the level at which the number exists.
- A reserve price belongs to one lot on one date: An e-auction reserve price is the floor for a specific lot in a specific scheme, published in that scheme's notice.
- DLC is a stamp-duty floor, in industrial exactly as in residential: The Rajasthan DLC value is the registration valuation floor for the location and category.
- Resale price is a market number, and it needs evidence behind it: The resale price is what an existing allottee or lessee will accept from a buyer, negotiated between them.
- A worked way to think about one plot: Take a resale purchase of a utilised 1,000 square metre plot in Chopanki, facing a road up to 40 ft wide.
- The mistakes this distinction prevents: Four, and each is common enough that we hear it monthly.
In this guide
An industrial buyer in Bhiwadi is quoted four different numbers for what looks like the same thing, usually by four different people, and each one is correct for a purpose that is not the buyer’s.
Getting them mixed up is not a rounding error. A buyer who budgets a resale purchase from an allotment rate, or who reads a DLC figure as a market valuation, arrives at a number that cannot be reconciled with any real transaction, and then concludes that somebody is overcharging.
| Value | What it is | What it is legitimately used for |
|---|---|---|
| RIICO allotment rate | RIICO’s official area and category-specific allotment price or rate base | A fresh allotment, and RIICO’s own calculations under the applicable order and rules |
| E-auction reserve price | The starting or minimum price for one particular auction lot | That specified scheme, lot and date, and nothing else |
| Rajasthan DLC value | The registration and stamp-duty valuation floor | Working out the registry bill, never availability or market value |
| Resale-market price | What an existing allottee or lessee will actually accept | Market guidance, where it is supported by dated transaction evidence |
| RIICO transfer fee | The authority’s fee under the applicable transfer branch | Added to the other costs, never substituted for them |
The allotment rate is area-specific and it moves by order
RIICO fixes allotment rates area by area and category by category, through office orders, and that is the level at which the number exists. There is no Bhiwadi-wide industrial allotment rate to quote.
A current example makes the point precisely. RIICO fixed an allotment rate of ₹2,850 per square metre for undeveloped land at Industrial Area Rabadka under Bhiwadi Unit-II through Office Order No. IPI/F-1(9)-3/2026/337 dated 3 August 2026, effective immediately. That figure is exact and it is also narrow: it is one land category, in one industrial area, under one unit. It is not a resale-market rate, not a DLC rate, not a developed-plot rate, and not a Bhiwadi-wide industrial rate, and applying it to a plot in Chopanki or Khushkhera produces a number with no authority behind it.
The allotment rate matters to a resale buyer for one indirect reason: it is the base the RIICO transfer fee is calculated on, per Rule 18. Our transfer charges guide sets out those branches, and the same warning applies there, that the prevailing rate has to be established for the concerned area and the relevant payment date.
A reserve price belongs to one lot on one date
An e-auction reserve price is the floor for a specific lot in a specific scheme, published in that scheme’s notice. It tells you where bidding starts for that plot, on that occasion.
What it does not tell you is what plots in the area are worth, what the next auction will open at, or what an existing allottee should accept for a comparable plot. Auction outcomes depend on who turned up, and a lot that closes far above its reserve and a lot that finds no bidder at all are both ordinary results. Treat a reserve price as a fact about one auction rather than as a market indicator.
The same holds for the other kind of reserve price a Bhiwadi industrial buyer runs into: a bank’s sale notice for a RIICO plot it holds as security. That figure belongs to the bank’s sale, not to RIICO, and it describes one lot on one date exactly as a RIICO auction reserve does. Buying through it still leaves the RIICO side of the plot, its dues and its transfer, to be settled.
DLC is a stamp-duty floor, in industrial exactly as in residential
The Rajasthan DLC value is the registration valuation floor for the location and category. It sets the minimum on which the buyer’s stamp duty is computed, and that is its whole function.
It is not a valuation of the plot, not a statement of what RIICO would charge, and not evidence that a price is fair. Our DLC rate pages publish the notified schedules with that caveat on every one of them, and the registry charges guide covers how the duty is computed from it. A buyer who hears “the DLC rate here is X” and treats X as the market has made the single most common valuation error in this belt.
The schedule itself shows how far the floor sits from the market. The Registration and Stamps Department lists the industrial areas under the Bhiwari and Tapukara sub-registrar offices with an industrial rate per square metre that steps up with the width of the road the plot faces:
| Industrial area in the DLC schedule | Sub-registrar office | Road up to 40 ft | 100 ft and above |
|---|---|---|---|
| Bhiwadi Industrial Area, Kahrani, Rampura Mundana | Bhiwari | ₹10,800 | ₹12,960 |
| Chopanki, Pathredi | Bhiwari | ₹10,350 | ₹12,420 |
| Sare Khurd | Bhiwari | ₹2,200 | ₹2,640 |
| Karoli, Khushkheda, Salarpur | Tapukara | ₹10,300 | ₹12,360 |
Our partner-sourced resale indication for the same belt runs ₹25,000 to ₹40,000 per square metre. In the areas where we deal, the floor sits well under half of the market, so on an ordinary resale the agreed price, not the DLC value, is what the duty is computed on. Sare Khurd shows the other thing the schedule teaches: the floor is set area by area, and one industrial area’s figure is no guide to another’s. The full schedule, with the intermediate road bands, is on our Bhiwadi DLC rate page, and the department publishes the current schedule on its e-Panjiyan DLC search.
Resale price is a market number, and it needs evidence behind it
The resale price is what an existing allottee or lessee will accept from a buyer, negotiated between them. It is the only one of the four that reflects supply and demand, and it is therefore also the one most often asserted without support.
Our own indicative industrial resale band, ₹25,000 to ₹40,000 per square metre across the belt, is a first-party and partner-sourced market indication. It moves with plot size, road width and position inside the area, which is why it is a band and not a rate. It is not a RIICO figure and it has no government provenance, which is a distinction worth stating explicitly whenever it appears next to an allotment rate on the same page. Anyone attaching official standing to a market band is misrepresenting where the number came from.
What legitimately supports a resale number is dated transaction evidence: what comparable plots in that area actually changed hands for, and when. What does not support it is a published layout plan, a reserve price from a past auction, or a DLC figure.
A worked way to think about one plot
Take a resale purchase of a utilised 1,000 square metre plot in Chopanki, facing a road up to 40 ft wide. Four numbers enter the buyer’s sheet and they do different jobs.
| Number | For this plot | What it does on the sheet |
|---|---|---|
| Resale price | ₹2.5 crore to ₹4 crore at our ₹25,000 to ₹40,000 band | What the buyer pays the seller, settled by negotiation against comparable deals |
| DLC value | ₹1,03,50,000 (1,000 sq m at ₹10,350) | The floor for stamp duty and the registration fee; here the agreed price is higher, so the duty follows the price |
| Chopanki allotment rate | Whatever RIICO’s current order for Chopanki says | The base for the Rule 18 transfer fee, 0.50 per cent of that rate for a utilised plot |
| An old reserve price | Not used | Background at most |
The third row is deliberately blank. The site holds no RIICO order for Chopanki, and the Rabadka figure of ₹2,850 cannot be borrowed for it, so the fee base has to come from the Bhiwadi Unit-II office for the payment date. A buyer who fills that cell from another area, or from the resale price, is computing a RIICO fee RIICO will not ask for.
Add to that the plot’s outstanding RIICO dues, which are their own liability and are settled as part of the transfer rather than absorbed into any of the four.
The mistakes this distinction prevents
Four, and each is common enough that we hear it monthly.
Budgeting a resale from an allotment rate
The allotment rate is what RIICO charges on a fresh allotment in that area, and an existing allottee is under no obligation to sell at it. Rabadka’s ₹2,850 and the belt’s ₹25,000 to ₹40,000 resale band are not two prices for the same land, and the distance between them is the size of the mistake.
Reading a DLC rate as a valuation
It is a duty floor. In Chopanki the schedule says ₹10,350 on a road up to 40 ft while the resale band starts at ₹25,000, and neither figure tells you whether a particular asking price is right.
Quoting a reserve price as the going rate
It belonged to one lot on one date, whether RIICO or a bank set it.
Assuming a published layout plan means plots are available
It does not, and that is the subject of our allotment, auction and resale guide: availability requires a dated record, not a plan.
Frequently Asked Questions About Four Numbers on a RIICO Plot
What is the RIICO rate in Bhiwadi?
There is no single Bhiwadi rate. RIICO fixes allotment rates by industrial area and land category through office orders, so the question has to name the area, the category and the date. The Rabadka order above shows the level at which such a rate actually exists.
Can I buy a RIICO plot at the allotment rate?
Only through a fresh allotment or a scheme where that rate applies, and only where RIICO has a vacant plot to allot. When RIICO’s vacant-plot register was read on 24 September 2026 it showed no vacant industrial plot in Tapukara at all, so there the only route was resale. A resale is a negotiation with the existing allottee, and the allotment rate does not bind the seller. Its relevance to your resale is as the base for the transfer fee.
Is the DLC rate lower or higher than the market rate for industrial plots?
In the RIICO areas where we deal it sits well below: about ₹10,300 to ₹12,960 per square metre on the schedule against a resale band of ₹25,000 to ₹40,000. It is not a fixed ratio, though. Sare Khurd’s industrial DLC is ₹2,200 to ₹2,640, and DLC is a stamp-duty floor set by the Registration and Stamps Department that moves on its own schedule rather than tracking industrial demand.
Where do your industrial resale figures come from?
The ₹25,000 to ₹40,000 per square metre band is a first-party and partner-sourced market indication for the belt as a whole, and we label it that way wherever it appears. It is not a RIICO figure and it carries no government provenance. A specific plot is priced from comparable deals in its own area, not from the band.
Want the four numbers for a specific plot?
Give us the industrial area and the plot number. We will set out what the resale market supports, what the DLC schedule says for that location, what the transfer fee will be computed from, and what dues are outstanding, as four separate lines rather than one blended figure.
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