Surat Property Guide 2026: Prices by Area, Metro and Diamond Bourse Impact, Rents, Costs and Checklist
"Surat is India's second-largest tier-2 housing market, after Ahmedabad."
Short answer: Flats in Surat cost about ₹4,550 per sq ft on average in 2026, according to Square Yards listings. That ranges from about ₹2,450 in Katargam to ₹5,450 in Vesu and ₹6,800 in Bharthana, while new luxury towers in Vesu are quoted at ₹9,500 to ₹12,000. Surat sold 19,835 homes in 2025, the second-most of any tier-2 city, though sales fell 15%. Average prices are rising slowly. Rents return about 3% to 5% a year. Gujarat charges 4.9% stamp duty plus 1% registration, and women buying alone pay no registration fee. The first metro section and the bullet train are due in 2026 and 2027.
Key takeaways
- Flats average about ₹4,550 per sq ft, from ₹2,450 in Katargam to ₹6,800 in Bharthana; new Vesu luxury towers are quoted at ₹9,500 to ₹12,000.
- Surat sold 19,835 homes in 2025, the second-most of any tier-2 city, though sales fell 15%.
- Average prices are rising slowly, with large differences between areas.
- Gross rental yields are about 3% to 5%.
- Stamp duty is 4.9% plus 1% registration, and women buying alone pay no registration fee. The first metro section and the bullet train are due in 2026 and 2027.
Surat property at a glance
| Measure | Figure | Source |
|---|---|---|
| Average asking price | ₹4,550 per sq ft | Square Yards, September 2026 |
| New luxury towers, Vesu | ₹9,500 to ₹12,000 per sq ft | Realty Hunting, broker quotes |
| Homes sold, 2025 | 19,835, −15% | PropEquity |
| Homes launched, 2025 | 17,256, −13% | PropEquity |
| Rank among tier-2 cities | 2nd by sales; 1st for demand of 10 studied | PropEquity; Crisil |
| 2 BHK rent | About ₹18,000 (Adajan) to ₹25,000 (Vesu) a month | Square Yards |
| Gross rental yield | About 3% to 5% | Square Yards; Realty Hunting |
| Stamp duty and registration | 4.9% + 1%; women pay no registration fee | Gujarat rates |
| Jantri (circle rate) | 2023 rates still in force | 2024 revision on hold |
| Metro Phase 1 | 40.35 km, 38 stations; first section due late 2026 | Wikipedia (Surat Metro) |
At about ₹4,550 per sq ft, Surat is the cheapest of the 13 cities in our guides, at about 12% of Mumbai’s average.
Map of areas and metro
Surat sits on the Tapi river near the Arabian Sea. The south-west (Vesu, Piplod, Bharthana and Dumas Road) is the main growth area for new premium flats, close to the airport, the Diamond Bourse and the planned Dream City business district. The west, across the river, includes the established suburbs of Adajan, Pal and Palanpur. The older north and east (Katargam, Varachha and Mota Varachha) are home to the diamond-cutting and textile industries and are generally cheaper. The Surat Municipal Corporation (SMC) and the Surat Urban Development Authority (SUDA) plan the city.
Property prices by area
In short: flats in Surat average about ₹4,550 per sq ft. Of the areas in this guide, Katargam (₹2,450) and Bhestan (₹2,750) are the cheapest, and Bharthana (₹6,800) and Parvat Patiya (₹6,600) the most expensive.
Select a column heading to sort. Enter a budget to see how much floor area it buys in each area at the average asking price.
| Zone | |||||
|---|---|---|---|---|---|
| Bharthana | ₹6,800 | n/a | +49% | South-West | |
| Parvat Patiya | ₹6,600 | n/a | +45% | East | |
| City Light | ₹5,600 | +6.2% | +23% | Central-West | |
| Piplod | ₹5,500 | −8.8% | +21% | South-West | |
| Vesu | ₹5,450 | +1.2% | +20% | South-West | |
| Ghod Dod Road | ₹5,400 | n/a | +19% | Central | |
| Dumas Road | ₹4,750 | −9.5% | +4% | South-West | |
| Pal | ₹4,650 | +5.0% | +2% | West | |
| Althan | ₹4,450 | +0.3% | −2% | South | |
| Mota Varachha | ₹4,100 | +28.6% | −10% | North-East | |
| Palanpur | ₹4,000 | −0.8% | −12% | West | |
| Adajan | ₹3,750 | −3.6% | −18% | West | |
| Bhestan | ₹2,750 | +0.8% | −40% | South-East | |
| Katargam | ₹2,450 | −1.7% | −46% | North |
Source: Square Yards area pages, June to September 2026. Prices are averages of listed asking prices for apartments. Square Yards labels the recent change inconsistently as quarterly or yearly, and Mota Varachha's large rise reflects changes in which projects are listed. "Vs. city average" compares each area with the ₹4,550 city average. Square Yards publishes few reliable rental yields for Surat areas, so yields are covered separately below.
What your budget buys
| Budget | Where to look | Typical size at average prices |
|---|---|---|
| Under ₹40 lakh | Katargam, Bhestan, Adajan, Palanpur | About 1,000 to 1,630 sq ft: a 2 or 3 BHK |
| ₹40 lakh to ₹75 lakh | Pal, Althan, Mota Varachha, Dumas Road, Vesu | About 730 to 1,690 sq ft: a 2 or 3 BHK |
| ₹75 lakh to ₹1.5 crore | Vesu, Piplod, City Light, Bharthana | About 1,100 to 2,750 sq ft: a 3 or 4 BHK |
| Above ₹1.5 crore | New luxury towers in Vesu and on VIP Road | Large 4 BHK flats, often priced at ₹9,500 per sq ft or more |
Calculated from Square Yards average asking prices, which may be quoted on super built-up area. Use the budget column in Table 2 for any amount.
Price trends
Average prices are rising slowly: Square Yards shows the city average up about 3.6%, with gains in Mota Varachha, City Light and Pal and falls on Dumas Road, in Piplod and in Adajan. PropEquity recorded a sharper 14% rise across Surat in 2024. Crisil's July 2026 study found Surat's price growth over five years lagged Jaipur and Indore, but more than 20% of its active supply is now priced above ₹2 crore, a sign of a growing premium segment.
Area guide
Bharthana
₹6,800 per sq ft. Premium pocket next to Vesu with new high-rise projects. Suits: buyers wanting new premium towers in the south-west.
Parvat Patiya
₹6,600 per sq ft. Eastern area off the Surat–Kadodara road, closer to the textile markets and the bullet train station. Suits: traders and business families in the east.
City Light
₹5,600 per sq ft · recent change +6.2%. Established, upmarket area with malls, schools and hospitals. Suits: families wanting a central, settled address.
Piplod
₹5,500 per sq ft · recent change −8.8%. Upscale area near the Dumas Road and SVNIT, with older and new apartments. Suits: professionals wanting a central south-west home.
Vesu
₹5,450 per sq ft · recent change +1.2%. Surat's most popular new-build area, near VIP Road and close to the Diamond Bourse. Suits: families and investors wanting new gated projects.
Ghod Dod Road
₹5,400 per sq ft. Central shopping street area with older apartment buildings. Suits: buyers wanting a central location near markets.
Dumas Road
₹4,750 per sq ft · recent change −9.5%. Road towards the Dumas seafront and the airport, lined with new projects. Suits: buyers wanting space near the airport.
Pal
₹4,650 per sq ft · recent change +5.0%. Western suburb across the Tapi with new mid-sized projects. Suits: mid-budget families in the west.
Althan
₹4,450 per sq ft · recent change +0.3%. Southern area on the upcoming metro Red Line, with mid-priced projects. Suits: buyers wanting future metro access at moderate prices.
Mota Varachha
₹4,100 per sq ft · recent change +28.6%. Fast-growing area north of Varachha, popular with diamond-industry families. Suits: diamond-industry workers and families in the north-east.
Palanpur
₹4,000 per sq ft · recent change −0.8%. Western area near Adajan with many affordable and mid-sized projects. Suits: first-time buyers in the west.
Adajan
₹3,750 per sq ft · recent change −3.6%. Large, established western suburb across the Tapi with good schools and shops. Suits: families wanting value and established amenities.
Bhestan
₹2,750 per sq ft · recent change +0.8%. Southern industrial-residential area at the Green Line's Bhesan end. Suits: budget buyers and workers in the southern industrial belt.
Katargam
₹2,450 per sq ft · recent change −1.7%. Dense northern area at the heart of the diamond-cutting industry. Suits: budget buyers working in the diamond units.
Prices and changes: Square Yards, 2026. Descriptions are general; check individual projects.
Rents and rental yield
In short: A 2 BHK rents for about ₹18,000 a month in Adajan and ₹25,000 in Vesu. Gross yields are about 3% to 5%, depending on the source.
A 2 BHK rents for about ₹18,000 a month in Adajan and ₹25,000 in Vesu, with 3 BHKs in Vesu at about ₹33,000. Yield estimates vary: Square Yards puts the city average at 5.0%, while Realty Hunting estimates 3% to 4% for typical 2 BHK flats. Older areas such as Adajan earn more rent for each rupee invested than new towers in Vesu.
EMI or rent?
| Flat price | Down payment (20%) | Monthly EMI | Typical monthly rent | EMI ÷ rent |
|---|---|---|---|---|
| ₹40 lakh | ₹8 lakh | ₹26,766 | ₹13,333 | 2.0× |
| ₹60 lakh | ₹12 lakh | ₹40,149 | ₹20,000 | 2.0× |
| ₹1 crore | ₹20 lakh | ₹66,915 | ₹33,333 | 2.0× |
Owning costs about 2.0 times as much each month as renting the same flat. Rent covers upkeep, but not a home loan EMI.
Each half-point rise in the interest rate adds about ₹1,123 a month to the EMI on this loan, so compare lenders and ask how your rate is linked to the repo rate.
Sales and demand
Surat sold 19,835 homes in 2025, second only to Ahmedabad among tier-2 cities, but down 15% from 23,342 in 2024. Launches fell 13% to 17,256. Crisil ranks Surat first for housing demand among the 10 tier-2 cities it studied, but also notes it has the highest unsold inventory of the group. Demand is driven by the diamond and textile industries, and by the Hazira industrial belt to the west.
Metro, bullet train and Diamond Bourse
- Surat Metro Phase 1. Two lines covering 40.35 km and 38 stations, costing about ₹12,020 crore. The Red Line runs from Sarthana to Dream City and the Green Line from Bhesan to Saroli. Trial runs began in 2026 on the 8.5 km Dream City–Althan Tenement stretch, targeted to open around November 2026, with the rest of Phase 1 targeted for December 2027.
- Bullet train. Surat's station on the Mumbai–Ahmedabad high-speed line is at Antroli, east of the city. The Surat–Bilimora section is targeted to open in 2027, with August 2027 the latest date given.
- Surat Diamond Bourse. Opened in December 2023 at Khajod, near Dream City, with about 4,000 offices. Only about 250 were operating by early 2026, with 1,000 targeted within a year, so its effect on housing demand is still to come.
Super built-up vs. carpet area
Many Surat builders quote prices on super built-up area, which adds a share of lobbies, stairs and amenities to the flat itself. It can be 25% to 45% larger than the RERA carpet area you actually use. When comparing prices, convert them to carpet area, and make sure the carpet area is written into your agreement.
Stamp duty, jantri and buying costs
In short: on a ₹1 crore home, stamp duty and registration come to about ₹5.9 lakh for a man and ₹4.9 lakh for a woman buying alone, among the lowest of the 13 cities in our guides.
| Charge | Man, or joint with a man | Woman, sole owner |
|---|---|---|
| Stamp duty | 4.9% | 4.9% |
| Registration fee | 1% | No fee |
| Total | 5.9% | 4.9% |
Charged on the higher of the sale price and the jantri value. Some sources describe a lower stamp duty rate for women; the registration fee exemption is the widely confirmed concession. Confirm the exact amount with the sub-registrar or the Gujarat e-Nagarik and Garvi portals.
The jantri is Gujarat's government-set minimum property value, the equivalent of a circle rate. It was doubled in April 2023. A much larger revision, with rises of several times in some areas, was proposed in November 2024 but put on hold after more than 11,000 objections, so the 2023 rates still applied in 2026. A future revision would raise stamp duty on many properties.
| Cost | Typical amount | Notes |
|---|---|---|
| GST | 5% of price | Under-construction homes only; 1% for homes that qualify as affordable |
| Brokerage | About 1% to 2% | Mainly on resale; negotiable |
| Maintenance deposit | Varies | Often collected upfront on new flats |
| Property tax | Annual | Paid to the Surat Municipal Corporation |
Banks lend against the property price, so stamp duty, registration and GST usually have to come from your own savings on top of the down payment. Plan for about ₹27 lakh to ₹31 lakh in cash for every ₹1 crore of property.
Buying cost calculator
Stamp duty on the price entered; if the jantri value is higher, duty is charged on that. Excludes maintenance deposits, interiors and loan fees. An estimate, and not legal or tax advice.
Buyer's checklist
- Check GujRERA registration. Search the project on the Gujarat RERA website and read its approvals, completion date and progress filings.
- Search the title. Have a lawyer search the title for at least 30 years and check for loans or disputes.
- Check plan approval and BU permission. Confirm the building plan was approved by the Surat Municipal Corporation or SUDA and, for a ready flat, that a building use (BU) permission was issued.
- Look up the jantri value. Stamp duty is charged on the higher of the sale price and the jantri value.
- Get the carpet area in writing. Prices are often quoted on super built-up area, so make sure the RERA carpet area is written into the agreement.
- Check the flood history. Ask about waterlogging and past floods, and check the building's plinth height, especially near the Tapi.
- Visit the site. Check roads, water supply, power backup and the distance to the nearest planned metro station.
- Budget for all costs. Add stamp duty, registration, GST on under-construction homes, brokerage, maintenance deposits and interiors.
Ready vs. under construction
| Factor | Ready to move | Under construction |
|---|---|---|
| GST | None | 5% (1% if affordable) |
| Choice | Resale flats across the city | Many new towers, especially in Vesu and the south-west |
| Risk | Older buildings may need repairs | Delivery delays; high unsold stock in some areas |
| Rent or move in | Immediately | After possession, often two to four years |
Outlook for 2026 and 2027
- Prices are rising slowly. Average asking prices are up only a few percent, with big differences between areas.
- Demand has cooled. Sales fell 15% in 2025, and unsold stock is high.
- The premium segment is growing. Over a fifth of active supply is priced above ₹2 crore.
- Big projects arrive soon. The first metro section and the bullet train are due in 2026 and 2027.
- A jantri revision is possible. It would raise stamp duty if it goes ahead.
The data points to a stable market with modest price growth. No reliable price forecast has been published.
Risks
- Flooding. The Tapi has flooded parts of the city before, including Adajan and Pal in 2006.
- Paying for future infrastructure. Prices near Vesu already reflect the metro, bullet train and Diamond Bourse.
- High unsold stock. Surat has the most unsold homes of the tier-2 cities Crisil studied.
- Area confusion. Prices quoted on super built-up area can hide a much smaller carpet area.
- Industry dependence. Demand is tied to the diamond and textile industries, which go through cycles.
Glossary
- Jantri
- Gujarat's government-set minimum property value, used for stamp duty.
- SMC and SUDA
- The Surat Municipal Corporation and the Surat Urban Development Authority, which govern and plan the city.
- GujRERA
- The Gujarat Real Estate Regulatory Authority, where new projects must be registered.
- BU permission
- Building use permission, confirming a completed building can be occupied.
- Super built-up area
- A flat's carpet area plus a share of common areas such as lobbies and stairs.
- Carpet area
- The usable floor area inside a flat's walls, as defined under RERA.
- Dream City
- The Diamond Research and Mercantile City, a planned business district in south Surat that includes the Diamond Bourse.
Frequently asked questions
What is the average property price in Surat in 2026?
The average asking price for flats in Surat was about ₹4,550 per sq ft in September 2026, according to Square Yards listings. It ranges from about ₹2,450 in Katargam and ₹2,750 in Bhestan to ₹5,450 in Vesu and ₹6,800 in Bharthana. New luxury towers in Vesu are quoted much higher, at ₹9,500 to ₹12,000 per sq ft.
Which is the best area to buy a flat in Surat?
Vesu, Piplod, City Light and Bharthana in the south-west are the most popular for new premium flats, close to the airport and the Diamond Bourse. Adajan, Pal and Palanpur in the west offer established neighbourhoods at lower prices, and Althan is on the upcoming metro Red Line. Katargam and Bhestan are the cheapest.
Are Surat property prices rising?
Slowly on average. Square Yards shows asking prices up about 3.6%, with gains in Mota Varachha, City Light and Pal and falls on Dumas Road, in Piplod and in Adajan. PropEquity recorded a 14% rise in 2024, and Crisil found Surat's price growth over five years lagged Jaipur and Indore.
What is the stamp duty in Surat?
Gujarat charges 4.9% stamp duty and a 1% registration fee, 5.9% in total. Women buying in their sole name pay no registration fee, so 4.9%. Duty is charged on the higher of the sale price and the jantri value.
What is the jantri rate and has it changed?
The jantri is Gujarat's government-set minimum value for property, used for stamp duty. It was doubled in April 2023. A much larger revision was proposed in November 2024 but was put on hold after thousands of objections, so the 2023 rates still applied in 2026.
How many homes are sold in Surat?
PropEquity counted 19,835 homes sold in Surat in 2025, down 15% from 23,342 in 2024, with launches down 13% to 17,256. Surat is India's second-largest tier-2 housing market after Ahmedabad, and Crisil ranks it first for demand among 10 tier-2 cities.
What is the rental yield in Surat?
Estimates range from about 3% to 5%. Square Yards puts the city average at 5.0% and Vesu at 4.6%, while Realty Hunting estimates 3.2% to 3.9% for a 2 BHK in Vesu and about 4% in Adajan. A 2 BHK rents for about ₹18,000 in Adajan and ₹25,000 in Vesu.
When will the Surat Metro open?
Trial runs began in 2026 on the 8.5 km Dream City to Althan Tenement stretch of the Red Line, targeted to open around November 2026. The rest of Phase 1, the Red Line to Sarthana and the Green Line from Bhesan to Saroli, is targeted for December 2027. Phase 1 covers 40.35 km and 38 stations.
Has the Surat Diamond Bourse lifted property prices?
Not much yet. The bourse opened in December 2023 with about 4,000 offices, but only about 250 were operating in early 2026, with 1,000 targeted within a year. Prices near Vesu and Dream City already reflect expectations of future demand.
What is super built-up area in Surat?
Many Surat builders quote prices on super built-up area, which includes a share of lobbies, stairs and amenities. It can be 25% to 45% larger than the RERA carpet area you actually use, so a 1,000 sq ft super built-up flat may have only about 690 to 800 sq ft of carpet area. Always get the carpet area in writing.
What can I buy in Surat for ₹50 lakh?
At average asking prices, ₹50 lakh buys about 2,000 sq ft in Katargam, about 1,800 sq ft in Bhestan, about 1,300 sq ft in Adajan, about 1,100 sq ft in Pal or Althan and about 900 sq ft in Vesu, which is usually a 2 or 3 BHK.
What should I check before buying a flat in Surat?
Check GujRERA registration, a title search going back at least 30 years, plan approval and the building use (BU) permission, the jantri value, the carpet area written into the agreement, and the area's flood history, since the Tapi has flooded parts of the city before.
Related guides
How we compiled this guide
- Area prices are average asking prices for apartments from Square Yards' area pages, checked between June and October 2026. Asking prices are what sellers list, not final sale prices, and they move as listings change.
- City-wide trends, sales and supply come from research firms such as ANAROCK, Knight Frank, PropEquity, JLL and Crisil, as labelled under each chart. Each firm tracks different projects and periods, so we show their figures side by side rather than combining them.
- Calculated figures, such as floor area for a budget, EMIs (80% loan, 20 years, 8%), rent at a stated yield and buying costs, are our own arithmetic from those sources.
- Stamp duty and registration rates are taken from state rules as reported by the sources listed. Confirm the exact amount with the sub-registrar before you pay.
- Dates. This guide was published on 12 October 2026. We plan to review it in January 2027.
Sources and resources
- Square Yards: Surat property rates and area pages for Vesu, Adajan, Pal, Althan, Piplod, City Light
- PropEquity: tier-2 housing sales in 2025 (Business Standard), tier-2 price growth in 2024 (The Realty Today)
- Crisil Intelligence: Housing Hotspots, July 2026
- Surat real estate market, 2026 (Realty Hunting): area prices, yields, stamp duty and jantri
- Jantri: Gujarat jantri revision (Landeed)
- Infrastructure: Surat Metro and Surat high-speed railway station (Wikipedia), Surat–Bilimora bullet train section (The Tribune), Diamond Bourse offices (DeshGujarat)
- Official portals: GujRERA, Garvi (jantri and registration), Surat Municipal Corporation, SUDA, Gujarat Metro Rail Corporation
This page is general information, and not financial, legal or tax advice. Figures are averages from the sources listed and will differ for individual properties.
