JDA Approved, 90-A and 90-B Plots in Jaipur: What to Check Before You Buy

A JDA approved plot in Jaipur is one in a colony whose layout the Jaipur Development Authority has approved, on land that has been converted or regularised, and for which JDA issues a lease deed (patta). "90-A approved" means the farm land under the colony was converted under section 90-A of the Rajasthan Land Revenue Act, 1956; "90-B" is the older route, deleted in 2012, that regularised colonies already sold off by housing societies.

None of these phrases is a document. What protects you is a JDA lease deed for the plot, a clean chain of sale deeds behind it, and a lawyer's title search before you pay.

This post is about buying. For the next stage, converting land and getting building permission, see our guide to 90-A land conversion and building plan approval in Jaipur. It explains which authority governs your plot now that Jaipur has a single municipal corporation again.

What "JDA approved plot" means

Under the Rajasthan Urban Areas (Permission for use of Agricultural Land for Non-agricultural Purposes and Allotment) Rules, 2012, rule 11 lets the local authority allot land and issue the lease deed only after four things are in place:

1. 90-A permission has been granted by the Authorised Officer;
2. the premium and urban assessment have been paid;
3. the layout plan has been approved, with its charges paid; and
4. external and internal development charges have been paid.

So a plot is "JDA approved" in any meaningful sense only when that chain ends in a JDA lease deed. Rule 23 sets the lease at 99 years, and rule 25 lets the lessee transfer the plot, with the same lease conditions binding the buyer. When you buy, you step into that lease.

JDA's own lease calculators show the main kinds of plot it deals with: JDA schemes, private developer or niji khatedar (individual landholder) schemes, Prithviraj Nagar, housing cooperative societies under "90A prior to 17/06/1999", and a fee calculator for cooperative societies labelled "90B" (JDA lease calculators). Sellers' phrases map onto these.

90-A approved means: farm land converted, then laid out

Section 90-A allows agricultural land to be used for a non-agricultural purpose with permission. The Rajasthan Laws (Amendment) Act, 2012 (Act No. 12 of 2012) added sub-sections (6) to (9). In urban areas, permission is granted only if the use is permissible and consistent with the development plan, and once it is granted the tenancy rights end and the land is placed at the local authority's disposal for allotment. Since the 2022 amendment to the rules, the Tehsildar enters the converted land as abadi land.

So when a broker says a colony on Ajmer Road or Sikar Road is "90-A approved", the claim to test is this: the khatedar or developer got a 90-A order for those khasras, JDA approved the layout, and lease deeds have been issued. A 90-A order for the whole land is not a lease deed for your plot. Ask which lease deed covers the plot you are buying, and in whose name it stands.

90-B approved means: a society colony, regularised

Section 90-B, headed "Termination of rights and resumption of land in certain cases", dealt with farm land in and around towns that had already been used, or sold, for non-agricultural purposes before the Rajasthan Laws (Amendment) Act, 1999. The Collector could end the holder's rights, the land vested in the state, and it was placed at the local authority's disposal (text as reproduced by Indian Kanoon). JDA still keeps a "90B" fee calculator for cooperative societies, which is why the label lives on for older society colonies sold on society pattas.

The state Cabinet decided to drop 90-B on 1 February 2012 after allegations of misuse (The Hindu, via India Environment Portal), and Act No. 12 of 2012 deleted it. Its job moved into section 90-A(8), and Chapter III of the 2012 rules sets out how such colonies are regularised. In February 2022 the Rajasthan High Court held that the government could regularise unauthorised conversions under section 90-B as it stood at the time and under section 90-A as it stands now (LiveLaw, 11 Feb 2022).

So "90-B approved" today usually describes a plot in an older society colony that JDA has regularised. That plot is sound only if JDA issued a lease deed for it. The label alone tells you nothing.

Difference between 90A and 90B

The cut-off dates for society colonies

The text of section 90-A(8), as extracted in the Rajasthan Land Revenue (Amendment) Bill, 2022, covers land used or sold for non-agricultural use before 17 June 1999. That Bill proposed 31 December 2021 instead, and the 2022 rules amendment made the same change in rule 15(4) and the application forms. Both also exclude land where a housing society made an allotment or gave a patta after 16 June 1999. Rule 15(4) lets the local authority approve colonies with at least 10 per cent of the area built and no more than 70 per cent saleable; others go to the state government.

We could not confirm from an official source that the 2022 Bill was enacted, and JDA's calculator still reads "prior to 17/06/1999". Whether a particular society plot falls inside the cut-off is a question for your lawyer and the zone office. On 2025 and 2026 changes: the only 2025 amendment to the Act we found, the Rajasthan Land Revenue (Amendment and Validation) Act, 2025, concerns RIICO industrial land (Drishti IAS, 11 Oct 2025), not residential colonies.

How to check a JDA approved plot

1. Ask for the papers

The lease deed (patta), the approved layout plan with your plot marked, the 90-A order or regularisation order, every registered sale deed back to the first allottee, and receipts for lease money. A seller who can only say "it is 90-A land" has not shown you anything yet.

2. Read the land record

Apna Khata, run by the Board of Revenue, gives the jamabandi and the bhu-naksha (cadastral map) for a khasra. If the land still shows as agricultural in a farmer's name, it has not been converted. The site itself warns that its copies are for general information, that mutations are not always updated at once, and that a certified copy must be applied for at a kiosk.

3. Find the scheme on JDA's site

JDA's Scheme and Allottees search works by property service number, by scheme name, or by developer type, developer and zone. JDA notes that this data is for information only and that the official record is with the Deputy Commissioner of the zone office. While you are there, check three lists:

• the schemes rejected by JDA, by zone and developer;
• the illegal colonies demolished by the enforcement wing, posted period by period (the latest list we saw ran to 31 December 2024);
• the zone-wise list of lease defaulters, so unpaid lease money does not become your problem.

4. Check the land use

Rule 7 of the 2012 rules allows 90-A permission only where the use conforms to the master plan. JDA links the Master Development Plan 2025 on the state's GIS map; check that your khasra falls in a residential use.

5. Check who sold it first

For a society plot, JDA's housing society page carries lists of societies whose registration was cancelled, societies under liquidation and cases under section 58. For a colony a developer is selling in plots, search Rajasthan RERA: in June 2026 the state's real estate appellate tribunal directed that a plotted development be registered as an ongoing project under section 3 of the RERA Act (IndiaLaw, 13 Jun 2026).

6. Lawyer's title search, then the zone office

None of the online checks replaces a title search. A lawyer reads the whole chain of documents, looks for encumbrances, court cases and stay orders, and tells you whether the seller can pass a clean lease. Our 12 checks before buying a plot covers the rest, from road access to soil.

Risks of a plot without approval

JDA keeps demolishing colonies laid out on farm land without conversion:

• 9 December 2025: three colonies on 21 bighas at Vijaypura on Agra Road, Machwa on Kalwar Road and Pachar. JDA urged citizens to verify the legality of any plot before buying it (Patrika).
• 14 February 2026: two colonies at Mudoata and Ramkui in Zone 12, laid out without approval or land conversion, and a scheme at Bassi (Patrika).
• 10 June 2026: three colonies being settled without conversion at Sarna Dungar, Khora Bisal and Boraj on Jobner Road, with demolition costs to be recovered from the landowners and developers (Patrika, in Hindi).

Regularisation does happen. In March 2025 the state decided to regularise 87 colonies, mostly in Sanganer, with JDA to issue pattas on payment of charges (Realty Today). But it depends on government decisions, cut-off dates and land use, and the rules bar it on some land altogether. Buying on the hope of a future patta is a bet, not a purchase.

A plot without a lease deed also stalls your house. Every step in our 90-A guide, from building permission to completion, starts from a converted plot with a patta. Budget the build only after the title is clear, using our Jaipur construction cost breakdown or the Jaipur home cost calculator.

JDA approved plots by area: Ajmer Road, Sikar Road, Jagatpura

People search for approved plots by road: Ajmer Road, Sikar Road, Tonk Road, Kalwar Road, Jagatpura, Bagru, Mahindra SEZ. Approval does not work that way. JDA approves a scheme, not a road, and an approved scheme and an illegal one can sit on the same road; the demolitions above were on Agra Road, Kalwar Road and Jobner Road. Run the same checks on every plot, wherever it is. A separate guide to Rajasthan's building bye-laws for a house is coming in this series.

Frequently asked questions

What does JDA approved plot mean?

A plot in a colony whose layout JDA has approved, on converted or regularised land, with a JDA lease deed (patta). Ask to see the lease deed for that plot.

What does 90 A approved mean?

The land was permitted for non-agricultural use under section 90-A of the Rajasthan Land Revenue Act, 1956. On its own it does not prove the layout was approved or that a lease deed was issued for your plot.

What is the difference between 90A and 90B?

90-A converts land before plots are sold. 90-B, deleted in 2012, let the state take over and regularise land already sold, mostly housing society colonies. Today that is done under section 90-A(8). Both should end in a JDA lease deed.

Are 90 B approved plots in Jaipur safe to buy?

A regularised plot with a JDA lease deed and a clean chain of sale deeds is like any other leased plot. A society patta with no lease deed is not yet regularised. Have a lawyer check either before you pay.

How do I check a JDA approved plot online?

Search the scheme on JDA's Scheme and Allottees page, read the jamabandi on Apna Khata, and check JDA's rejected scheme and illegal colony lists. Then confirm at the JDA zone office, because JDA treats its online data as information only.

Once the title is clear, an architect who has built in your part of Jaipur can tell you what the plot will take. See architects on MOA and choose Jaipur in the city filter, or start with our list of architects and interior designers in Jaipur.

Sources

• PRS India: Rajasthan Land Revenue (Amendment) Bill, 2022, with extract of section 90-A(8) (accessed 31 Oct 2026)
• Legitquest: Rajasthan Laws (Amendment) Act, 2012 (Act No. 12 of 2012), sections 2 and 3 (accessed 31 Oct 2026)
• Indian Kanoon: Section 90B, Rajasthan Land Revenue Act, 1956 (omitted) (accessed 31 Oct 2026)
• Local Self Government, Urban Development and Housing Department, Rajasthan: Rajasthan Urban Areas (Permission for use of Agricultural Land for Non-agricultural Purposes and Allotment) Rules, 2012, notification of 31 May 2012 (accessed 31 Oct 2026)
• Urban Development and Housing Department, Rajasthan: amendment rules, G.S.R. 15, Rajasthan Gazette, 10 May 2022 (accessed 31 Oct 2026)
• The Hindu, via India Environment Portal: Rajasthan drops controversial land conversion rule (1 Feb 2012) (accessed 31 Oct 2026)
• LiveLaw: Govt has authority under Rajasthan Land Revenue Act to regularise unauthorised land conversions, High Court (11 Feb 2022) (accessed 31 Oct 2026)
• Drishti IAS: Rajasthan notifies new land law (11 Oct 2025) (accessed 31 Oct 2026)
• Jaipur Development Authority: lease calculators, Scheme and Allottees, Rejected Scheme List, Unauthorized Colonies, Lease Due Details and Status of Housing Co-operative Societies (accessed 31 Oct 2026)
• Board of Revenue, Rajasthan: Apna Khata (e-Dharti) (accessed 31 Oct 2026)
• Government of Rajasthan: urban GIS map, linked by JDA as the Jaipur Master Plan 2025 (accessed 31 Oct 2026)
• Rajasthan Real Estate Regulatory Authority (accessed 31 Oct 2026)
• IndiaLaw: Rajasthan REAT directs registration of Krish Seasons as an ongoing project (13 Jun 2026) (accessed 31 Oct 2026)
• Patrika: JDA demolishes three illegal colonies on 21 bighas in Jaipur (9 Dec 2025) (accessed 31 Oct 2026)
• Patrika: JDA demolishes 30 bigha illegal colonies (14 Feb 2026) (accessed 31 Oct 2026)
• Patrika (Hindi): JDA action on illegal colonies and encroachment (10 Jun 2026) (accessed 31 Oct 2026)
• Realty Today: Jaipur government to regularise 87 unauthorised colonies (updated 17 Mar 2025) (accessed 31 Oct 2026)