If you have looked at plots around Jaipur, you have seen these words on every hoarding: JDA approved, 90-A, layout pass, patta. Sales people use them like they all mean the same thing. They don't.
This guide explains each approval in plain words — what it is, who gives it, and how you can check it on your own. It is the one topic where a little homework can save you years of trouble.
Why approvals matter more than price
A cheap plot on unapproved land is not cheap. Without the right approvals you may not get a registry in your name, a bank loan, an electricity connection or permission to build. And when you want to sell, the next buyer will ask the same questions you forgot to ask.
So before you compare rates per sq. yard, compare approvals.
Step 1: Land use — what is 90-A conversion?
Most land around Jaipur was farmland at some point. In revenue records it is "agricultural" land. You cannot legally build a colony on agricultural land just by drawing plots on it.
Section 90-A of the Rajasthan Land Revenue Act, 1956 is the provision under which the government allows agricultural land to be used for a non-agricultural purpose — housing, commercial or industrial use. When this permission is given, people call the land "90-A converted" or simply "90-A".
A few things to understand:
- 90-A changes the land use. It answers the question, "Can this land be used for houses at all?"
- The order is passed by the competent authority for that area — inside the Jaipur region this is handled through the JDA, and outside it through the revenue and local authorities of that area.
- A conversion order mentions the khasra numbers (survey numbers) of the land, the area and the purpose. Those khasra numbers are what you match with the colony.
Step 2: Colony design — what is layout approval?
Converting land is not enough. The colony itself — plot sizes, plot numbers, road widths, parks, facility areas — needs an approved layout plan.
- Inside the Jaipur Development Authority's region, the layout is approved by the JDA. This is what people usually mean by "JDA approved".
- Outside the JDA region (for example near Khatu Shyam Ji in Sikar district, or many villages along the highways), the layout is approved by the competent local body or town planning authority for that area.
An approved layout tells you that your plot exists on paper exactly as it is sold to you — same number, same size, same road in front.
So what does "JDA approved" really mean?
When a project says "JDA approved", it should mean the land falls in the JDA region and the JDA has approved the colony's layout (after the land use was regularised). Buyers in such colonies usually get a JDA patta (lease deed) for their plot.
When a project is outside the JDA region, it cannot be JDA approved — and that is not a problem by itself. It simply means a different authority approved it. What matters is that the land is converted and the layout is approved by the right authority for that location.
Red flag: a project that is clearly far outside Jaipur's limits but advertises "JDA approved". Ask for the order and check the authority's name on it.
Where does RERA come in?
RERA is not a land approval. It is a registration under the Real Estate (Regulation and Development) Act, 2016, which makes the promoter disclose the project details and stick to them.
Plotted colonies above a certain size must be registered with the Rajasthan RERA before they are advertised or sold. Smaller schemes may be exempt. If a project has a RERA number, you can search it on the official portal, rera.rajasthan.gov.in, and see the promoter's name, the land and the promised completion date.
Think of it like this:
| Question | Approval that answers it |
|---|---|
| Can this land be used for housing? | 90-A conversion / land-use change |
| Is this colony's design sanctioned? | Layout approval (JDA or local authority) |
| Is the promoter bound to disclose and deliver? | RERA registration (where required) |
| Do I own my plot? | Registered sale deed / patta in your name |
How to check approvals yourself
You don't need a lawyer to do the first round of checks. Do this before paying any token amount:
- Ask for copies of the 90-A order, the approved layout plan and the RERA certificate (if any). A genuine developer will share them happily.
- Match the khasra numbers. The khasra numbers in the conversion order should be the same land the colony stands on.
- Find your plot on the approved layout. Same plot number, same size, same road width.
- Check the authority's name and order number on each document. Note them down.
- Search the RERA number on the Rajasthan RERA website if the project is registered.
- Verify at the office that issued the order — the JDA or the local authority — if anything looks unclear. It takes one visit.
- Get a lawyer to read the title papers before registry. This is a small cost compared with the plot price.
Common red flags
- "Approval is in process, book now at old rate."
- Only a photocopy of a layout with no order number or stamp.
- Plot numbers on the brochure that don't appear on the approved layout.
- A "society patta" with no record of regularisation.
- Land still shown as agricultural in the revenue records.
- Pressure to pay cash without a receipt.
None of these automatically means fraud — but each one means "stop and check".
What approvals do our projects have?
We list the approval on every project page so you don't have to ask:
- Hillscape, the farmhouse township at Manpura Manchedi on the Delhi–Ajmer Highway, is JDA approved and RERA registered.
- JMD Enclave, residential plots at village Gidani off the Jaipur–Ajmer Highway, is approved under Section 90-A.
- Shyam Bagh, residential plots near Khatu Shyam Ji in Sikar district, is approved under Section 90-A.
Each project page has an Approvals section, and the original orders can be seen at our office on Ajmer Road before you book.
FAQ
Is a 90-A plot safe to buy?
Yes, if the land is properly converted under Section 90-A, the colony layout is approved by the competent authority and the title is clear. 90-A is about land use; also check the layout approval and the title.
Are JDA approved plots better than 90-A plots?
Not automatically. "JDA approved" applies only to land in the JDA region. Outside it, a properly converted and approved colony is just as legal. Compare location, infrastructure and title — not just the word "JDA".
How can I check if a plot is JDA approved?
Ask for the JDA layout approval and patta details, note the order number and plot number, and confirm them with the JDA. Your plot number and size should match the approved layout exactly.
Can I get a bank loan on a 90-A plot?
Usually yes, if the land is converted, the layout is approved and the title is clear. Each bank has its own checklist, so ask the bank for it before you book.
The short version
Converted land + approved layout + clear title = a plot you can register, build on and sell. Check all three, in writing, before you pay. If you want to see how our approval papers look, call +91 8619 500 500 or visit the office — we'll walk you through them.