01 Khyati E2

E2 OPTIMIZE TRANSACTION PROCESS AND COSTS IN
CONVERSION OF LAND TO BUILT SPACE
RATIONALE
Auditing the land-to-construction transaction process and propose a
streamlined alternative to collapse the affordability line which will
accommodate additional households that are currently below it
KHYATI | PUH21178
UH4000 | HOUSING STRATEGY STUDIO | RAJKOT

FACULTY
OF PLANNING 1
Housing Strategy Studio 2022 | Rajkot City E1 | E2 | E3 | E4 | E5 | P1 | P2 | P3 | P4 | P5 | P7
OUTLINE OF THE PROBLEM | REVIEW OF CURRENT FRAMEWORK | ALTERNATIVE SOLUTION & ASSESSMENT | CONCLUSION
OUTLINE OF THE PROBLEM
1.1 Problem Statement
Currently in Rajkot, lengthy transaction process contributes to increase in

total conversion time of land to built space which leads to delay in unit
delivery. Due to informal costs, high share of the transactional costs results
into hike in total unit price, making it to be available to lesser households only.
SOURCE : Primary Survey Khyati Shah | PUH21178 2

1.1.2 Current Symptoms of the Problem
1. Transaction process takes 15 to 25 months to Comparing Transaction Processes in Different Cities of

complete all the procedures from title India (EODB)
clearance to building permission. 400 16
15
350 14
360
2. Transaction cost contributes about 6 to 19 12.8
300 12
percentage of the total unit price.
No. of Procedure
250 10.1 10
Days
Unit Price Breakup 200 8
150 166
6
Luxurious 42 47 6 5
100
162
4
2BHK 36 37 8 20 50 28 20 22 2
Cases
0 0
AHP 27 46 13 13 Mumbai Delhi Rajkot
No. of Procedure 28 20 22
Individual Bungalow 73 8 19 Days Taken 166 162 360
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
% of Unit Price 12.8 10.1 15
Percentage Cities of India
Land Construction Transaction Profit No. of Procedure Days Taken % of Unit Price
SOURCE : Primary Survey; World-Bank-Doing-Business-Report-2020 Khyati Shah | PUH21178 3
1.1.3 Consideration of the Underlying Root Causes of the Problem
Revenue Department and Urban Local Long list of documents to be submitted Informal costs added due to the
Body impairs each other’s objective offline increases chances of longer involvement of mediators to speed up
process and informal costs the process
Incomprehensive approach and lack of

efficient workforce to handle a project Different considerations at different level of
file, delays permission approval Time Cost procedures makes procedure complex
Non - serviced land forces developer to

lay basic infrastructure
Poorly submitted documents Poorly maintained Jantri rate ready
demands thorough inspection which reckoner increases gap between Jantri
consumes more time for approval rate and market rate

1.2 Positioning the Sub-Strategy on Conceptual Framework
State as a Provider (Owned) State as an Enabler (Owned) Total Households : 4,35,000

Sample Size : 500 (Household Survey 2018)
32.4% 67.6%
60000
14.6% 85.4%
State as a Provider (Rental) State as an Enabler (Rental)
E2
50000
OPTIMIZE TRANSACTION PROCESS AND COSTS Housing Shortage (2011): 14,413 HH
1.68 LAKHS
4.5 LAKHS
IN CONVERSION OF LAND TO BUILT SPACE
40000 3 LAKHS Housing Demand (2022): 44,370 HH
Envisioning Future (2031): 2,25,000 HH
Target Group : 4,35,000 HH HH Catered : 2,83,801 HH
No. of HH
30000
20000
State as an Enabler
10000
E2
0
1750000-1799999
200000-249999
0-49999
750000-799999
1250000-1299999
150000-199999
350000-399999
400000-449999
600000-649999
850000-899999
900000-949999
2050000-2099999
500000-549999
700000-749999
1000000-1049999
50000-99999
100000-149999
250000-299999
800000-849999
1200000-1249999
1300000-1349999
2100000-2149999
300000-349999
1450000-1499999
1950000-1999999
2000000-2049999
1500000-1549999
1650000-1699999
1550000-1599999
<0 or (blank)
450000-499999
650000-699999
950000-999999
1150000-1199999
1400000-1449999
1600000-1649999
1850000-1899999
1900000-1949999
550000-599999
1050000-1099999
1100000-1149999
1350000-1399999
1700000-1749999
1800000-1849999
Annual HH Income
Pavement dweller Slums Gamtal unit / Traditional housing Plotted development: Rowhouse Owned Affordability Line
Plotted development: Semi-detached Plotted development: Detached (Bungalow) Group housing: Apartments (Low-rise) Group housing: Apartments (High-rise) Rental Affordability Line
SOURCE : Household Survey (2018) (CEPT | FP | MUH Batch 2018); Primary Survey Khyati Shah | PUH21178 5
1.3 Stakeholder Mapping
Development
Tenure
Permissions,
NOCs,
Conversion,
BU A to NA
Permission Conversion
Land
Ownership, Collector Buyer
Land
Mutation
Revenue
RMC / RUDA
Department
Government
of Gujarat
Government
of India Advocate
AMRUT
Mission
Housing
Finance Developer /
(MoHUA) Owner
Environ-
Company mental
Clearance,
RERA
Registration,
Worker’s
Cess
Financial Title Generating

Clearance Housing
Assistance
Certificate Stock

REVIEW OF CURRENT FRAMEWORK
2.1 Current Framework
Formal Time : 456 D (15 M) Informal Time : 765 D (25 M)
Processes Related to Land Processes Related to Development Permission Processes of Regulatory Authorities
Registry of Property Development Permission Environmental Clearance

1 4 RMC/RUDA 28 | 90
7 GPCB, GoG 105 | 120
Sub Registrar’s Office 75 | 90
1.1 Title Clearance 4.1 Geotechnical investigation RERA Registration

8 GUJRERA 45 | 45
1.2 Registrations and Mutation 4.2 Undertakings, NOC’s and Payments NOCs and Building Completion
9 RMC/RUDA 21 | 120
1.2 Sale Deed
4.3 Building Plan Approval 9.1 Progress Certificates, Inspections
Tenure Conversion 9.2 NOCs

2 Demarcation of FP 28 | 90
Collector’s Office 60 | 120
5 TPVD 7 | 14 Building Use Certificate
10
RMC/RUDA 30 | 60
A to NA Permission
3 Collector’s Office 45 | 120 6 BOCW
11
Registry of Unit
BOCWWB, GoG 15 | 15 Sub Registrar’s Office 75 | 90

2.2 Major Limitations in Current Framework

Building
Registry of Tenure A to NA Demarcation Development Environmental RERA Building Use Registry of
BOCW Completion
Property Conversion Conversion of FP Permission Clearance Registration Certificate Unit
Certificate
Time Taken:
1908 Registration (Gujarat Amendment) Act Section 17 Concerned Office:
Sub – Registrar’s Office
Outcome:
Sale Deed 75 | 90
Title Clearance Certificate
o The ownership title is checked, and sale deed is prepared for mutation Stamp Duty Rate
o Mutation is recorded and documented for public viewing Total Stamp Duty Fee 4.9% of Land Cost
o Documents are available on https://anyror.gujarat.gov.in/
Basic Stamp Duty Fee 3.5%
o To self verify land records without any help of the lawyer
o Application to be done on https://garvi.gujarat.gov.in/ and appointment with Surcharge 1.4%
SRO to complete the process Registration Charges
Male (Single / Joint) 1% of Land Cost

1958 Bombay Stamp (Gujarat Amendment) Act Section 3
Female (Single / Joint) Null
o A proof of the transaction done on immovable property Folio Fees 10rs / Page
o Determines rate of stamp duties, a form of tax Index Fees 50rs / Copy
Advocate Fees As per Rate
Although land records are available online, they are poorly maintained as the mutation process is Informal Cost:
done offline as per the availability of SRO. This makes title checking process lengthy. Title Clearance : 1,00,000 – 2,00,000; Registration : 1,00,000 – 2,00,000
SOURCE : Registration (Gujarat Amendment) Act; Bombay Stamp (Gujarat Amendment) Act Khyati Shah | PUH21178 8

Building
BOCW Completion
Certificate
Time Taken:
1948 The Gujarat Tenancy and Agricultural Land Act Section 63 Concerned Office:
Collector’s Office
Outcome:
Record in 7/12, 6 and 8A 60 | 120
Collector’s Office Non-Agricultural Certificate 45 | 120
o Under this act, urban land is deemed purchased by the occupier / owner but New to Old Tenure Area Rate
land belongs to the government (New Tenure) A to A Under Urban Area 25% of Land Value
o To do any development on the land, collector’s approval must be obtained to
A to NA Anywhere 40% of Land Value
convert new tenure to old tenure which gives development rights
A to NA Land Use Rate for Land Area
Residential 10rs / sqmt
1879 Gujarat Land Revenue Code Section 65 Industrial / Commercial 30rs / sqmt
Other Different Non-Agricultural 40rs / sqmt

o Allows non agricultural development on the land
o Governs land record in the state
The 2 step process of converting new tenure land to old tenure for NA use and again applying for NA Informal Cost:
permission is increasing the time taken in getting a final NA use permission. Tenure Conversion : 5% of Formal Cost; A to NA Conversion40 – 100 Rs/sqmt
SOURCE : The Gujarat Tenancy and Agricultural Land Act; Gujarat Land Revenue Code Khyati Shah | PUH21178 9

Building
BOCW Completion
Certificate
Time Taken:
2017 Comprehensive Gujarat Development Control Regulations Schedule 3(A)2 Concerned Office:
TPVD
Outcome:
Plot Layout on Land 7 | 14
o An application to TPVD department has to be sent Sub Division and Amalgamation of the Land 3rs / sqmt
o Surveyor marks final plot over original plot on the site
2017 Comprehensive Gujarat Development Control Regulations Schedule 3(B) Type of use Price/ Sqm (in Rs.)
Schools, colleges, educational institution,

o Services and Amenities fees for development in non-TPS area excluding
charitable trusts, government and semi 150
agricultural and gamtal areas
o It shall be adjusted against the net amount to be paid by the owner in the government building
town planning scheme 300

All other types
Dismantling Fee 40
This step is an additional step which could have been done at the time of implementation of TPS Informal Cost:
100 Rs/sqmt
SOURCE : CGDCR Khyati Shah | PUH21178 10


Building
BOCW Completion
Certificate
AMRUT Mission, EODB, Online Development Permission System Time Taken:

2015 (ODPS) Annexure1(6) Concerned Office:
ULB (RMC / RUDA)
Outcome:
Development Permission 28 | 90
o Under AMRUT Mission, Ease of Doing Business by Department of Industrial Policy and Factors Type of building Price/sqmt
Minimum
Scrutiny fees
Promotion mandated provision for Online Development Permission System which aims
to regulate building permission procedure all over the state of Gujarat Low rise residential (up
10 1000
https://ifp.gujarat.gov.in/ Built up area
to 25M of height)
o In Rajkot, ODPS was implemented in year 2017, but due to incompliance with the High rise residential,
15 1000
commercial, mixed
system it was cancelled in year 2019
Sub-Division all types of
3 1000
and development
Drawing Application for Investor / Amalgamati
POR Pre for agricultural use 2 1000
generation on PreScrutiny on Developer's Create a on of Land
Registration on establishment
PreDCR CAD portal (e- Registration on project
portal (TPVD) approvals
software nagar) portal (IFP) 50% of total
hospitals, dispensaries, scrutiny fees 50% of total
Public schools or of the scrutiny fees of
Charitable colleges or a place of categories the categories
Document Obtain Trust worship, Dharamshala, mentioned mentioned
Payment of Upload NOC
verification Approval fees Development hostels above above
scrutiny fee documents application
and AutoDCR Permission
All types (excluding 40% of Jantri

Paid FSI -
RAH) Rates
The whole process directed to offline mode after running it through the portal, which made the
process lengthier than it was intended to.
SOURCE : Gujarat Town Planning and Urban Development Act; CGDCR Khyati Shah | PUH21178 11

Building
BOCW Completion
Certificate
Time Taken:
1976 Gujarat Town Planning and Urban Development Act Section 27 Concerned Office:
ULB (RMC / RUDA)
Outcome:
Development Permission 28 | 90
Minimum
o Application for permission of development within the limits of the Factors Type of building Price/sqmt Scrutiny fees
development area
o Development areas identified under the act Low rise residential (up
to 25M of height)
10 1000
o Charges and fees applicable as per Comprehensive Gujarat Development Built up area
High rise residential,
15 1000
Control Regulation commercial, mixed
o Additional fees for purchasing additional FSI, registration of person on Sub-Division

and
all types of
development
3 1000
record, revalidating development permission Amalgamati

on of Land for agricultural use 2 1000
o Permission approval takes 28 days, if query raised, the cycle of 28 days starts 50% of total
again hospitals, dispensaries, scrutiny fees 50% of total
Public schools or of the scrutiny fees of
Charitable colleges or a place of categories the categories
Trust worship, Dharamshala, mentioned mentioned
hostels above above
All types (excluding 40% of Jantri

Paid FSI -
RAH) Rates
Permission approval takes 28 days, if query raised, the cycle of 28 days starts again, making the Informal Cost:
process unwantedly time consuming. This offline process involves 30 – 40 documents to submit. 2-3x of Total Formal Cost
SOURCE : Gujarat Town Planning and Urban Development Act; CGDCR Khyati Shah | PUH21178 12

Building
BOCW Completion
Certificate
Time Taken:
1996 Building and Other Construction Workers' Welfare Cess Act Section 3 Concerned Office:
BOCWWB, GoG
Outcome:
Registration Certificate 15 | 15
o To provide for workers’ health, safety and welfare measures BOCWW Cess 1% of Total Construction Cost
o Application to be made to GoG in offline mode within a period of 60 days of
the commencement of the work
o Online procedure on https://bocw.shramsuvidha.gov.in/
No. of Workers in One Day Grant of Registration Certificate
o Workers can avail different benefits for them and their families, such as,
Medical Help, Relocation Help, Child Education, Hostel Services, Ri Nanaji Is up to 100 100
Deshmukh Aawas Yojna, Accidental Death Help, etc.
Exceed 100 but does not 500
exceed 500
Exceeds 500 1000
1% of the total construction cost contributes nothing back to the project, purpose of this cess is
rarely fulfilled.
SOURCE : Building and Other Construction Workers' Welfare Cess Act Khyati Shah | PUH21178 13

Building
BOCW Completion
Certificate
Time Taken:
2006 Environment Impact Assessment Notification Section 3 Concerned Office:
GPCB (GoG)
Outcome:
EC Certificate 105 | 120
o Project built up area between 20,000 to 1,50,000 sqmt requires EC. Environmental Screening
form submission by Applicant
Town & country planning
dept. review application
o Category A projects require mandatory environmental clearance and thus
they do not undergo the screening process. Category B
o Category B projects undergoes screening process and they are classified Public Notice & meeting
into two types. Approval of Scoping (Form
1) study & TOR 45 Days
o Category B1 projects (Mandatorily requires EIA)
o Category B2 projects (Do not require EIA) Mitigation & Impact
Management
o A way to control the impact of rapidly growing industrial sector in urban area. EIA (Environmental Impact Assess of EIA
o Developer physically need to present their case in SEAC. Assessment) Report process
30 Days
Public Meeting Implementation
Resubmit
Managing & Monitoring
Approval of design
Finalize EIA or Adjust
Redesign plans
Decision Making
Approved EC
Not approved with conditions
30 Days
Presenting the case to acquire NOC physically from the state government is time consuming, Informal Cost:
considering Rajkot’s location. 50,000 – 2,00,000; EIA Report : 80,000 – 1,50,000
SOURCE : Environment Protection Act Khyati Shah | PUH21178 14


Building
BOCW Completion
Certificate
Time Taken:
2016 Real Estate (Regulation and Development) Act Section 85 Concerned Office:
GujRERA
Outcome:
RERA Registration 45 | 45
o Projects with more than 8 units and 500 sqmt have to register under RERA Type of Project Registration Fee
o To ensure transparency between buyer and seller providing efficient Rs.8 per sq.mt. of carpet area subject to a
mechanism of registration of projects and agents Group Housing minimum of Rs.10,000 and a maximum of
Rs.10 lakh
o To maintain a website of records for public viewing,
https://gujrera.gujarat.gov.in/ Mixed
Rs.15 per sq.mt. of carpet area subject to a
minimum of Rs.12,000 and a maximum of
Development
Rs.12 lakh
Rs.20 per sq.mt. of carpet area subject to a

Commercial minimum of Rs.15,000 and a maximum of
Rs.15 lakh
Rs.10 per sq.mt. of proposed land for

Plotted
development subject to a minimum of
Development
Rs.5,000 and a maximum of Rs.5 lakh
5% of the Registration Fee or Rs.25,000

Withdrawal
(whichever is higher)
SOURCE : Real Estate (Regulation and Development) Act; GujRERA Khyati Shah | PUH21178 15

Building
BOCW Completion
Certificate
Time Taken:
2017 Comprehensive Gujarat Development Control Regulations Section 28.2 Concerned Office:
RMC / RUDA
Outcome:
Building Completion Certificate 21 | 120
RMC / RUDA Building Use Certificate 30 | 60
o NOCs from different departments of the authority are required to submit to NOC Fees
the respective authority
Fire NOC 25,000
o Under AMRUT Mission, Ease of Doing Business by Department of Industrial
Policy and Promotion gives provision for Online Building Permission System Electricity NOC 25,000
which aims to regulate building permission procedure all over the state of
Forest NOC 7,600
Gujarat https://ifp.gujarat.gov.in/
Airport NOC -
Lift NOC 1,000
Storm Water NOC
Sewerage NOC
Water Supply NOC
Retrieving NOCs from the departments of the authority and submitting back it to the same authority Informal Cost:
makes this procedure tedious. NOCs : 1,00,000 – 10,00,000; Building Use Certificate : 10,000 Rs/DU
SOURCE : CGDCR; RMC; RUDA Khyati Shah | PUH21178 16


Building
BOCW Completion
Certificate
Time Taken:
1908 Registration (Gujarat Amendment) Act Section 17 Concerned Office:
Sub – Registrar’s Office
Outcome:
Sale Deed 75 | 90
Title Clearance Certificate
o Sale deed is prepared for mutation Stamp Duty Rate
o Application to be done on https://garvi.gujarat.gov.in/ and appointment with Total Stamp Duty Fee 4.9% of Land Cost
SRO to complete the process
Basic Stamp Duty Fee 3.5%
Surcharge 1.4%
Registration Charges
Male (Single / Joint) 1% of Land Cost

1958 Bombay Stamp (Gujarat Amendment) Act Section 3
Female (Single / Joint) Null
o A proof of the transaction done on immovable property Folio Fees 10rs / Page
o Determines rate of stamp duties, a form of tax Index Fees 50rs / Copy
Advocate Fees As per Rate
Registration Charges and Stamp Duty is paid while buying a unit, whereas the total cost of the unit is
inclusive of Registration Charges and Stamp Duty paid during land transactions. Informal Cost:
Title Clearance : 1,00,000 – 2,00,000; Registration : 1,00,000 – 2,00,000
SOURCE : Registration (Gujarat Amendment) Act; Bombay Stamp (Gujarat Amendment) Act Khyati Shah | PUH21178 17
Time Cost
Process
Formal Informal % of Trans. Cost Informal
Registry of Property 75 90 25% - 35% 1,00,000 – 5,00,000
Tenure Conversion 60 120 0% - 43% 5% of Formal Cost
A to NA Permission 45 120 1% - 3% 40-100 Rs/sqmt
Development Permission 28 90 18% - 20% 2-3x of Formal Cost
Demarcation of FP 7 14 0.05% - 2% 100 Rs/sqmt
BOCW 15 15 4.5% - 5% -
Environmental Clearance 105 120 0% - 0.8% 50,000 – 2,00,000
RERA Registration 45 45 0.2% - 1% -
Building Completion
21 120 0.8% - 31% 50,000 – 10,00,000
Certificate
Building Use Certificate 30 60 0.08% - 3% 10,000 Rs/DU
Registry of Unit 75 90
2.3 Case Studies Scenario 1 : New Tenure | Agricultural Land Scenario 2 : Old Tenure | Agricultural Land Scenario 3 : Old Tenure | Non-Agricultural Land
Madhapar RUDA Madhapar RUDA Gundavadi RMC Mota Mava RMC Kalawad Road RUDA
Affordable Housing Semi-Detached Individual Detached Higher Demand Luxurious Housing

Project Group Housing Bungalow Housing Project
100% 100% 100% 100% 100%
13 17 17 16 20 20 19 11 11 18 22 22
10 14 14
80% 13 80% 80% 9 9 80% 80% 11 7
10 10 11 8 7 8 10 6 6 7
60% 60% 60% 60% 60% 42 42 42
46 46 46 37 37 37 36 36 36
40% 40% 40% 73 80 80 40% 40%
20% 20% 36 36 36 20% 20% 36 36 36 20% 37 37 37

27 27 27
0% 0% 0% 0% 0%
S2.1 S2.2 S2.3 S3.1 S3.2 S3.3 S1.1 S1.2 S1.3 S4.1 S4.2 S4.3 S5.1 S5.2 S5.3
Land Construction Land Construction Land Construction Land Construction Land Construction
Transaction Profit Transaction Profit Transaction Profit Transaction Profit Transaction Profit
SOURCE : Primary Survey; GujRERA Khyati Shah | PUH21178 19

2.4.1 Comparative Solutions from other Countries
Case of Hong Kong SAR, China No. of Procedures : 13 | Time : 96.5 D (3 M)

RANK RANK
One Stop Center :

o Joint inspection of 6 government
departments and private utilities
o Combines all applications relating to building
plans approval and consent for
commencement of building works
o OSC handles related applications for building

a two-story warehouse under two stages
Pre-construction stage:
o The relevant departments would follow
up with the subsequent processing
work. OSC will monitor the progress of
each application.
Post-construction stage:
o OSC will refer the applications to
relevant parties for processing. A joint
inspection by all departments can be
organized by OSC at the request of the
applicant.
INDEX INDEX
SCORE SCORE
SOURCE : World-Bank-Doing-Business-Report-2020 Khyati Shah | PUH21178 20
2.4.1 Comparative Solutions from other Countries
Case of Delhi, India No. of Procedures : 20 | Time : 162.5 D (5.5 M)
Single Window System : Registering Property
o Single Joint Site Inspection by all concerned NOC agencies at time

of Occupancy cum Completion certificate (OCC)
o Dynamic Dashboard for external NOC agencies in public domain
o Time for construction permit reduced to 34 days while as per Unified
Building Bye Laws for Delhi-2016 it is 59 days
o Entire Building permit and completion process reduced to 7
procedures and all permits are granted in less than 60 days
o Online calculator for fee calculation and online payment have been
integrated with the Single Window System
o Requirement of affidavits done away with and replaced by a single Dealing With Construction Permits
e-undertaking
o Building permits issued online with digital signature and no
personal visit required
o Joint Inspection by all relevant external agencies (11) and in house
departments (2) to issue NOCs for OCC
SOURCE : World-Bank-Doing-Business-Report-2020 Khyati Shah | PUH21178 21

ALTERNATIVE SOLUTION & ASSESSMENT
3.1 Alternatives : Changes in Current Policy Framework or New Policy Framework SOP Reform
The process can be divided and handled in two stages: Before Intervention 1Y After Intervention
1. Pre-construction Stage (By Revenue Department) 765 D (25 M) 370 D (15 M)
2. Post-Construction Stage (By ULB)
Stage 1 : Pre-Construction Stage Stage 2 : Post-Construction Stage
90 120 120 14 90 15 120 45 120 60 90
Building
BOCW Completion
Certificate
75 60 0 0 28 15 60 21 21 30 75
Handled by Revenue Department Handled by RMC / RUDA
Assuming 90-95% reduction in informal cost…
Reforms in Existing Framework
Standard Operating Procedure Policy/Program Regulation
Registration (Gujarat Amendment) Act, Part XI (A) Single Window System in RMC / RUDA
“Maintaining Land Records; Connect Land Record with Land Location” “3 section under the cell; one dealing with land transaction
directed to Revenue Department; second dealing with NOC,
clearances and permissions directed to various local level and
Environment Impact Assessment Notification, Section 3 state level agencies; third technical section dealing with system
“Conducting the Process Online Under Single Window System” development, assistance and grievances”

Single Window System, Rajkot City

o To start any process regarding transaction in conversion of land to built space, Developer must acquire an electronically generated pin from RUDA.
o It is developer’s duty that this e-pin is acknowledged by Sub-Registrar.
o Sub-Registrar must check Developer’s background and approve them NOC to commence the process.
o This e-pin will replace the signature in entire process.
o It is developer’s duty not to share the e-pin with anyone.
o E-pin will only be considered valid when used with One Time Password sent to registered mobile number, during the signature process.
o Developer must log in or sign up on RUDA website under Single Window System tab.
RUDA Sub- RUDA SWS SWS SWS SWS

•Acquiring E-pin Registrar Website •Add project and •Check title •Property •Tenure
•Approval to (SWS) details clearance for
land
Registration Conversion
commence •Portal will send •Portal will send
•Log In / Sign Up •Portal will direct documents to documents to
procedure
to AnyROR Sub-Registrar Sub-Registrar
website
SWS SWS SWS SWS SWS SWS SWS

•Development •BOCW Cess •Environmental •RERA •NOC / Building •Building Use •A window for
Permission •Portal will direct Clearance Registration Completion Permission buyer
to BOCW •Portal will direct •Portal will direct Certificate
Shramsuvidha to SEIAA to RERA website
portal website

Before Time : 765 D (25 M) 1Y After Time : 370 D (12 M)
Processes Related to Land Processes Related to Development Permission Processes of Regulatory Authorities
Registry of Property Development Permission Environmental Clearance

1 3
4 RMC/RUDA 28
28 | 90
5
7 GPCB, GoG 60
Sub Registrar’s Office 75
75 | 90 105 | 120
1.1 Title Clearance 4.1 Geotechnical investigation RERA Registration

6
8 GUJRERA 21
45 | 45
1.2 Registrations and Mutation 4.2 Undertakings, NOC’s and Payments NOCs and Building Completion
7
9 RMC/RUDA 21
21 | 120
1.2 Sale Deed
4.3 Building Plan Approval 7.1
9.1 Progress Certificates, Inspections
Tenure Conversion 7.2

9.2 NOCs
2 Demarcation of FP 28 | 90
Collector’s Office 60
60 | 120
5 TPVD 7 | 14 Building Use Certificate
8
10 RMC/RUDA 30
30 | 60
A to NA Permission
3 Collector’s Office 45 | 120 4
6
BOCW
9
11
Registration
Registry ofof Unit
Unit
BOCWWB, GoG 15 | 15 Sub Registrar’s Office 75
75 | 90

3.1 Alternatives : Changes in Current Policy Framework or New Policy Framework Legislative Reform
Building
BOCW Completion
Certificate
Stage 1 : Pre-Construction Stage Stage 2 : Post-Construction Stage
Reforms in Existing Framework

Amendments in Acts Policy/Program Regulation
Stamp Duty Act, Part IV
“Wave off Stamp Duty for Affordable Housing According to RERA (Carpet Area Below 90 sqmt and or Gross Amount
Charge by the Builder Below 45 Lakh)”
The Gujarat Tenancy and Agricultural Land Act, Section 63
“Premium to be Charged to Convert New Tenured Land to Old Tenured Land as per the Potential Use of the Land as Described
in Gujarat Land Revenue Code for Converting Land from Agricultural to Non-Agricultural Use”
Gujarat Land Revenue Code, Section 65 & 67A
“Agricultural to Non-Agricultural Land Conversion to be Charged as a Premium for Converting New Tenured Land to Old
Tenured Land as per their Potential Use as Mentioned Below :
A to R : 20% of Land Value; A to C / I : 40% of Land Value; A to M : 30% of Land Value”
Building and Other Construction Workers' Welfare Cess Act, Section 3
“BOCWW Cess to be Collected 0.1% of Total Construction Cost for Affordable Housing Project and 0.5% of Total
Construction Cost for other than Affordable Housing Project”
3.2 Institutional Framework
E2
Funding Agency Implementing Agency
Central State Central State
ULB Developer Beneficiary ULB Developer Beneficiary
Gov. Gov. Gov. Gov.
AMRUT AnyROR
Mission (Revenue
(MoHUA) AMRUT Dep.); SWS Cell
Developer;
Mission GPCB (RMC / Beneficiary
Landowner
(MoHUA) (FED); RUDA)
100%
BOCW
(LSDED)
3.3 Capital Investment Plan
Capital Income Capital Expenditure Revenue Income Revenue Expenditure Assets Generated Assets Consumed
-- -- -- -- --
Newly added Single Window System cell is to be added in RMC framework under Housing Department. Due to this, RMC is to recruit
workforce to operate the cell. This will add into RMC’s establishment expenses which falls under capital expenditure.
According to AMRUT Mission (MoHUA), grant to establish Single Window System to be provided to ULB directly.
SOURCE : AMRUT Mission (MoHUA); Primary Survey Khyati Shah | PUH21178 26

3.4 Case Studies
Case 1 : Affordable Housing 8% 4% 7%

Project
11 M 7M 5M
Scenario Scenario Scenario
100% 700
1.1 1.2 1.3
90%
660 17 17
13 22 21 24
Agricul Agricul Non- 600
New Old Old
Tenure
tural
Tenure
tural
Tenure
Agricul 80% 13 540 10
Land Land tural
5 6 3
Madhapar RUDA
70% 10 500
60% 420
Percentage
400
4… 46
Day
50% 46 46 46 46
325 325 300
40%
265
30% 200
20%
27 27 27 27 27 27 100
10%
0% 0
Before After Before After Before After
S1.1 S1.2 S1.3
Land Construction Transaction Profit Days
SOURCE : GujRERA; Primary Survey Khyati Shah | PUH21178 27

3.4 Case Studies
Case 2 : Semi-Detached Group 6% 3% 4%

Housing
11 M 7M 5M
100% 700
2.1 2.2 2.3
90%
660 20 20
16 22 22 24
Agricul Agricul Non- 600
New Old Old
tural tural Agricul
Tenure
Land
Tenure
Land
Tenure
tural
80%
11 5 540 5 7 3
70% 8 500
Madhapar RUDA
60% 420
Percentage
400
37 37 37 37 37 37
Day
50%
325 325 300
40%
265
30% 200
20%
36 36 36 36 36 36
100
10%
0% 0
S2.1 S2.2 S2.3

3.4 Case Studies
Case 3 : Higher Demand 5% 1% 3%

Housing
13 M 9M 7M
100% 900
3.1 3.2 3.3
90% 18
23 22 23 22 800
26
New
Agricul
tural
Old
Agricul
tural
Old
Non-
Agricul
765
Tenure Tenure Tenure 80%
Land Land tural
10 5 6 5 6
700
70% 645 3
Mota Mava RMC 600
60%
525
Percentage
500
36 36 36 36 36
36
Day
50%
400
40% 370 370
310 300
30%
200
20%
36 36 36 36 36 36
10% 100
0% 0
S3.1 S3.2 S3.3

3.4 Case Studies
Case 4 : Detached Individual 9% 1% 5%

Bungalow
12.8 M 8.8 M 6.8 M
100% 700
4.1 4.2 4.3 6
19 10 11 10 11
90%
9
New
Agricul
tural
Old
Agricul
tural
Old
Non-
Agricul
600 9 9 9 9 600
Tenure Tenure Tenure 80%
Land Land tural
8
500
Gundavadi RMC
70%
480
60%
Percentage
400
360
Day
50%
85 300
40% 81 80 81 80
73
30% 214 214 200
20% 154
100
10%
0% 0
S4.1 S4.2 S4.3

3.4 Case Studies
Case 5 : Luxurious Housing 5% 1% 4%

Project
13 M 9M 7M
100% 900
5.1 5.2 5.3 10
15 14 15 14
90% 18
800
New
Agricul
Old
Agricul
Old
Non- 765 6 7 6 7
Tenure
tural
Tenure
tural
Tenure
Agricul 80% 3
Land Land tural 11 700
70% 645
Kalawad Road RUDA 600
60%
525
Percentage
42 42 42 42 42
500
42
Day
50%
400
40% 370 370
310 300
30%
200
20% 37 37 37 37 37 37
10% 100
0% 0
S5.1 S5.2 S5.3

CONCLUSION
4.1 Spatial Impact
Scenario With High Potential

New Tenure Land | Agricultural Use 9% - 5%
What will it affect?

→Upcoming areas to be added under RMC / RUDA through boundary
expansion
Scenario With Moderate Potential

Old Tenure Land | Non-Agricultural Use
7% - 3%
What will it affect?

→Brownfield development to be taken place inside RMC / RUDA
boundary
Scenario With Low Potential

Old Tenure Land | Agricultural Use
4% - 1%
Upcoming Areas
What will it affect? Brownfield Dev.

→Greenfield development to be taken place inside and on the fringes
of RMC / RUDA boundary Greenfield Dev.
SOURCE : RUDA; Primary Survey Khyati Shah | PUH21178 32

CONCLUSION
4.2 Income Vs Household Composition
Assuming 50% of total reduction goes to Developer’s profit…

Least Priced Unit
60000 32.4% 67.6%
14,00,000 Rs REFORM
50000
3.5 LAKHS
4.5 LAKHS
40000
Reduction in Reduction in
Transaction Cost Transaction Time
Least Priced Unit
No. of HH
30000
13,00,000 Rs
20000
4.5% 6.5% 2%
10000
E2
0
1750000-1799999
200000-249999
0-49999
750000-799999
1250000-1299999
150000-199999
350000-399999
400000-449999
600000-649999
850000-899999
900000-949999
2050000-2099999
700000-749999
1000000-1049999
50000-99999
100000-149999
500000-549999
250000-299999
800000-849999
1200000-1249999
1300000-1349999
2100000-2149999
State as an Enabler
300000-349999
1450000-1499999
1500000-1549999
1650000-1699999
1950000-1999999
2000000-2049999
1550000-1599999
<0 or (blank)
450000-499999
650000-699999
950000-999999
1150000-1199999
1850000-1899999
1900000-1949999
550000-599999
1050000-1099999
1400000-1449999
1600000-1649999
1100000-1149999
1350000-1399999
1700000-1749999
1800000-1849999
Annual HH Income
Pavement dweller Slums Gamtal unit / Traditional housing Plotted development: Rowhouse Affordability Line Before
Plotted development: Semi-detached Plotted development: Detached (Bungalow) Group housing: Apartments (Low-rise) Group housing: Apartments (High-rise)
CONCLUSION
4.2 Income Vs Household Composition
1.3%
HH Added: 5,655 HH
Total Households : 4,35,000
Sample Size : 500 (Household Survey 2018)
60000 32.4% 67.6%
31.1% 68.9%
E2
50000
OPTIMIZE TRANSACTION PROCESS AND COSTS Housing Shortage (2011): 14,413 HH
3.5 LAKHS
4.5 LAKHS
IN CONVERSION OF LAND TO BUILT SPACE Housing Demand (2022): 44,370 HH
40000 Envisioning Future (2031): 2,25,000 HH
Target Group : 4,35,000 HH HH Catered : 2,83,801 HH
No. of HH
30000
20000
10000
E2
0
1750000-1799999
200000-249999
0-49999
750000-799999
1250000-1299999
150000-199999
350000-399999
400000-449999
600000-649999
850000-899999
900000-949999
2050000-2099999
500000-549999
700000-749999
1000000-1049999
50000-99999
100000-149999
250000-299999
800000-849999
1200000-1249999
1300000-1349999
2100000-2149999
State as an Enabler
300000-349999
1450000-1499999
1500000-1549999
1650000-1699999
1950000-1999999
2000000-2049999
1550000-1599999
<0 or (blank)
450000-499999
650000-699999
950000-999999
1150000-1199999
1850000-1899999
1900000-1949999
550000-599999
1050000-1099999
1400000-1449999
1600000-1649999
1100000-1149999
1350000-1399999
1700000-1749999
1800000-1849999
Annual HH Income
Pavement dweller Slums Gamtal unit / Traditional housing Plotted development: Rowhouse Affordability Line Before
Plotted development: Semi-detached Plotted development: Detached (Bungalow) Group housing: Apartments (Low-rise) Group housing: Apartments (High-rise) Affordability Line After
CONCLUSION
P4 : Provisionary and regulatory support for homeless.
LAND E5 : Enable the market to provide adequate

rental unit.
E1 : Improved delivery of HOMELESS P7 : Provisionary support for access to formal
serviced land to the market. rental units.
RENTAL
P1 : : In-situ redevelopment of slums in high potential land to leverage the land value.
TRANSACTION P2 : Rehabilitation and resettlement of untenable slums.
PROCESS P3 : P3 : In- Situ slum Upgrade of Slum Along with Tenure Securitization.
SLUM
E2 : Optimize transaction processes and
costs in conversion of land to built space.
E4 : Enable the market to augment housing units

for the less catered through inclusionary housing
P5 : Regulatory and financial support for zone and regulation.
enhancement / redevelopment of formal
substandard units. MARKET
REGULATION
E3 : Propose spectrum of building SUB STANDARD
regulation and related costs.
“Reduction In The Transaction Process Will Make Sure That There Are Fast Delivery And Enough Supply Of
The Housing Unit Whereas The Reduction In Transaction Cost Will Collapse The Affordability Line Of The
Rajkot City Opening Up The Free Market For The Lower And Middle-income Groups”
35
E2 OPTIMIZE TRANSACTION PROCESS AND COSTS IN
CONVERSION OF LAND TO BUILT SPACE
Thank You
KHYATI | PUH21178
UH4000 | HOUSING STRATEGY STUDIO | RAJKOT

FACULTY
OF PLANNING 36

01 Khyati E2

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E2 OPTIMIZE TRANSACTION PROCESS AND COSTS IN

CONVERSION OF LAND TO BUILT SPACE

UH4000 | HOUSING STRATEGY STUDIO | RAJKOT

OUTLINE OF THE PROBLEM

1.1 Problem Statement

Currently in Rajkot, lengthy transaction process contributes to increase in

SOURCE : Primary Survey Khyati Shah | PUH21178 2

OUTLINE OF THE PROBLEM

1.1.2 Current Symptoms of the Problem

1. Transaction process takes 15 to 25 months to Comparing Transaction Processes in Different Cities of

OUTLINE OF THE PROBLEM

1.1.3 Consideration of the Underlying Root Causes of the Problem

Incomprehensive approach and lack of

Non - serviced land forces developer to

SOURCE : Primary Survey Khyati Shah | PUH21178 4

OUTLINE OF THE PROBLEM

1.2 Positioning the Sub-Strategy on Conceptual Framework

State as a Provider (Owned) State as an Enabler (Owned) Total Households : 4,35,000

OUTLINE OF THE PROBLEM

1.3 Stakeholder Mapping

Financial Title Generating

SOURCE : Primary Survey Khyati Shah | PUH21178 6

REVIEW OF CURRENT FRAMEWORK

2.1 Current Framework

Formal Time : 456 D (15 M) Informal Time : 765 D (25 M)

Registry of Property Development Permission Environmental Clearance

1.1 Title Clearance 4.1 Geotechnical investigation RERA Registration

Tenure Conversion 9.2 NOCs

SOURCE : Primary Survey Khyati Shah | PUH21178 7

REVIEW OF CURRENT FRAMEWORK

2.2 Major Limitations in Current Framework

Male (Single / Joint) 1% of Land Cost

Advocate Fees As per Rate

REVIEW OF CURRENT FRAMEWORK

2.2 Major Limitations in Current Framework

A to NA Land Use Rate for Land Area

Residential 10rs / sqmt

Other Different Non-Agricultural 40rs / sqmt

REVIEW OF CURRENT FRAMEWORK

2.2 Major Limitations in Current Framework

Schools, colleges, educational institution,

town planning scheme 300

SOURCE : CGDCR Khyati Shah | PUH21178 10

REVIEW OF CURRENT FRAMEWORK

2.2 Major Limitations in Current Framework

AMRUT Mission, EODB, Online Development Permission System Time Taken:

All types (excluding 40% of Jantri

REVIEW OF CURRENT FRAMEWORK

2.2 Major Limitations in Current Framework

o Additional fees for purchasing additional FSI, registration of person on Sub-Division

record, revalidating development permission Amalgamati

All types (excluding 40% of Jantri

REVIEW OF CURRENT FRAMEWORK

2.2 Major Limitations in Current Framework

Exceeds 500 1000

REVIEW OF CURRENT FRAMEWORK

2.2 Major Limitations in Current Framework

SOURCE : Environment Protection Act Khyati Shah | PUH21178 14

REVIEW OF CURRENT FRAMEWORK

2.2 Major Limitations in Current Framework

Rs.20 per sq.mt. of carpet area subject to a

Rs.10 per sq.mt. of proposed land for