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District guide
Buying Land in Aurangabad
A Sone canal-irrigated paddy district on NH-139, with a 36 km bypass DPR, a Daudnagar bypass near tender and a stalled Bihta rail line.
3,300 sq km
Area (ICAR-CRIDA)
1,035 mm
Normal annual rainfall
89%
Canal share of irrigation
152%
Cropping intensity
District land record — Aurangabad
Rev. 2026 · Farmland India desk
State
Bihar
Sub-divisions
Two sub-divisions, Aurangabad and Daudnagar, and eleven blocks: Aurangabad, Barun, Daudnagar, Deo, Goh, Haspura, Kutumba, Madanpur, Nabinagar, Obra and Rafiganj, per the district contingency plan (ICAR-CRIDA).
Key markets
Aurangabad town · Daudnagar · Obra · Nabinagar
Demand anchors
A 36 km greenfield bypass for Aurangabad, Amba and Rishiyap has a DPR ready (Prabhat Khabar, 1 May 2026). An 8 km Daudnagar bypass near tender covers 29.08 ha (Prabhat Khabar, 2 Oct 2026). NH-139 four-laning was reported cleared in October 2026 (Prabhat Khabar).
Rail
Anugrah Narayan Road station; the 118 km Bihta–Aurangabad line is only partly built.
Size and population
About 3,300 sq km of land, of which about 168,000 ha is net sown, across eleven blocks.
Pricing unit
Asking prices are usually quoted in kattha or decimal; no sourced price series is shown
Local units
Kattha and bigha vary in size across Bihar and are not fixed by a single official conversion; 1 decimal is one-hundredth of an acre (435.6 sq ft). Always convert to acres or sq ft on the deed.
Land records portal
biharbhumi.bihar.gov.in for Jamabandi, mutation and maps
Land law is state law. These rules are maintained on the Bihar page and apply to every district within it.
Aurangabad — land purchase legal rules
Bihar does not reserve agricultural land for farmers the way Gujarat or Maharashtra do, so an Indian resident who is not a cultivator can usually buy farmland here. The limits that bite are different: a family land ceiling, a conversion permission before any non-farm use, an unfinished statewide resurvey that is rewriting old records, and the usual NRI bar under FEMA. Most buyer problems in Bihar come from the records, not from the law.
Who can buy agricultural land? We found no provision in Bihar’s tenancy or ceiling laws that limits farmland purchases to agriculturists. What the Bihar Land Reforms (Fixation of Ceiling Area and Acquisition of Surplus Land) Act, 1961 controls is how much a family may hold, and section 16 bars any acquisition by transfer, exchange, lease, mortgage or settlement that would take the buyer’s family above its ceiling. Inheritance, bequest and gift are outside that bar.
Ceiling limits: Section 4 of the 1961 Act sets the ceiling for a family of up to five by land class: 15 acres for land irrigated by government works and double-cropped, 18 acres for land on private tubewells or lift irrigation, 25 acres for one-season irrigated land, 30 acres for other land including orchards, 37.5 acres for diara or chaur land and 45 acres for hilly, sandy or perennially submerged land. Each extra family member adds one-tenth of the ceiling, up to one and a half times the limit. A “family” is a person, spouse and minor children, and companies, trusts and institutions count as persons.
Conversion to non-farm use: The Bihar Agriculture Land (Conversion for Non-Agriculture Purposes) Act, 2010 requires prior permission from the Sub-Divisional Officer before agricultural land is used for anything else. The fee is 10% of market value as set by the Collector under the Stamp Act, the SDO must decide within 90 days, and converting without permission draws a penalty of half the fee on top of the fee. The Act does not apply inside municipal areas or areas notified as urban, commercial or industrial through a master plan, where building and layout rules take over instead.
Mutation and the Jamabandi: A registered deed is not the end of the job. The buyer has to apply for mutation, called Dakhil Kharij, so that the Jamabandi (register II) moves to the buyer’s name and rent receipts are issued to the buyer. Both steps run online through Bihar Bhumi, and errors in the digitised Jamabandi are corrected through the Parimarjan portal. Sellers whose Jamabandi carries a wrong name, area or plot number should fix it before registry, not after.
The special land survey: Bihar is resurveying land under the Bihar Special Survey and Settlement Act, 2011, which will produce a new Khatiyan (record of rights) and maps for each village. The deadline was moved to December 2026 in March 2025 (PTI via ThePrint), and the revenue minister was reported in March 2026 to have set December 2027 for completion (Prabhat Khabar, March 2026). Buyers in a village under survey should check whether the seller filed the self-declaration and whether any claim or objection is pending on the plot.
Government, Bhoodan and estate land: A large share of disputes involves land that was never the seller’s to sell: government land recorded as gair mazarua, Bhoodan land, or land of former estates. The revenue department reported that 2,56,664.88 acres of the 6,48,593.14 acres donated under Bhoodan had been distributed, and that about 15,358 acres of the former Bettiah Raj estate were set to be taken over (Deccan Herald). Check the khata category in the Khatiyan before paying any token money.
Scheduled Areas and tribal land: Bihar is not among the ten states with notified Fifth Schedule Areas (PIB). The Chotanagpur and Santhal Parganas tenancy restrictions on tribal land went with those regions to Jharkhand in 2000, so buyers moving between the two states should not assume the same rules apply.
Planned township zones: Bihar has finalised areas for 11 greenfield satellite townships and in April 2026 the Urban Development Department barred sale, purchase and construction in seven of them, including the Pataliputra Township around Patna (Prabhat Khabar, April 2026). The ban on sales was lifted in August 2026, though a landowner inside the Pataliputra township area must first inform the government before selling, and a cabinet decision reported on 29 October 2026 removed the restriction in the satellite townships, with construction to follow the development control rules (Prabhat Khabar, 9 August 2026; Prabhat Khabar, 29 October 2026). Zoning under these plans now decides what a plot can be used for.
Documents to ask for: Before paying an advance, collect the current Jamabandi page and the latest rent receipt (lagan rasid), the Khatiyan (record of rights) from the last settled survey and, where it exists, the new survey entry, the Bhu Naksha map sheet with the plot number marked, the seller’s chain of registered deeds (kewala) for at least the last 30 years, the mutation order that put the land in the seller’s name, and a land possession certificate (LPC) from the circle office. Match the khata, khesra (plot) number, area and boundaries across every document. Our Bhu Naksha guide and mutation status guide show how to pull these online.
NRI and OCI buyers: Under the RBI’s Master Direction on acquisition of immovable property, NRIs and OCIs may buy immovable property in India other than agricultural land, plantation property or a farm house. They can inherit such land. Our NRI guide covers the options in detail.
- No farmer-only rule found
- Ceiling Act 1961
- Conversion Act 2010 (SDO)
- Dakhil Kharij mutation
- Special survey to 2027 (reported)
- NRI agri: barred (RBI)
- Records via Bihar Bhumi
Aurangabad — district-specific notes
The Bihar state page applies to Aurangabad in full: the ceiling law, the 2010 conversion rule, mutation through Bihar Bhumi and the NRI bar. These five points are specific to the district.
⚠ Land on proposed alignments. Prabhat Khabar reports bypass land of 29.08 ha across eight mauzas at Daudnagar (Prabhat Khabar, 2 Oct 2026) and a new 36 km greenfield bypass (Prabhat Khabar, 1 May 2026). Ask the circle office whether the plot lies inside a marked mauza before you pay an advance.
⚠ Rail land disputes. Owners near Jokahri and Jagdishpur have asked for four times the circle rate for rail land, and about 2 km of unacquired land is holding up 13 km of the Bihta–Aurangabad line (Prabhat Khabar, 24 Oct 2026). Compensation disputes can delay a project for years.
⚠ The government rate has risen. The June 2026 MVR revision doubled government rates in urban areas and raised village rates by about 60%, and stamp duty was reported at 7% (Prabhat Khabar, 18 Jun 2026). Confirm the exact rate with the sub-registrar at Aurangabad or Daudnagar before you budget.
⚠ Special survey. The revenue minister set December 2027 as the target for the state’s special land survey (Prabhat Khabar, 11 Mar 2026). Check the survey stage of the mauza and any pending corrections on Parimarjan.
⚠ Conversion and use. Conversion of farmland under the 2010 Act is decided by the sub-divisional officers at Aurangabad and Daudnagar, and it does not apply in municipal or notified urban areas, where zoning rules decide use. Ask which regime covers the plot before you plan a farmhouse or a shed.
Read the full Bihar land buying guide for the ceiling, conversion, survey and NRI rules.
- NH-139 four-lane
- MVR revised 2026
- Special survey to 2027 (reported)
- Rail land dispute
- Canal command
District overview
Aurangabad — a capital district with a new metro, a second airport and a Tal farm belt
Aurangabad district covers about 3,300 sq km of the Sone valley in south-western Bihar, on the Jharkhand border, in eleven blocks and two sub-divisions (ICAR-CRIDA contingency plan). It is a paddy and wheat district: about 168,000 ha is net sown, rice covers about 105,000 ha and wheat about 52,000 ha, and canals water nearly nine-tenths of the irrigated land. The soil is overwhelmingly clay, which holds paddy water well.
Much of the recent news is about bypasses and a railway. Prabhat Khabar reports that a 36 km greenfield bypass joining Aurangabad, Amba and Rishiyap to the Varanasi–Kolkata expressway has a DPR ready (Prabhat Khabar, 1 May 2026), and that the 8 km Daudnagar bypass on NH-139 will cost about Rs 288 crore on 29.08 ha (Prabhat Khabar, 2 Oct 2026). NH-139 itself has been cleared for four-laning from Naubatpur to Hariharganj (Prabhat Khabar, 18 Oct 2026). The 118 km Bihta–Aurangabad rail line is held up on its first 13 km by a 2 km land dispute (Prabhat Khabar, 24 Oct 2026). The cabinet also approved a heliport in Aurangabad on 12 October 2026 (Prabhat Khabar).
For farmland buyers, Aurangabad splits into three working belts. The Aurangabad–Amba–Rishiyap stretch on NH-139 is where bypass and expressway land matters most. Daudnagar and the northern blocks sit on the Patna side, with a bypass at tender and the rail line crossing the Son nearby. Obra, Nabinagar, Deo, Rafiganj and the other blocks are canal-fed farm country, where soil and canal access drive land use more than roads do. Land with a clear title away from the proposed alignments is the simplest to buy.
- Sone canal plain
- Aurangabad town
- Daudnagar
- Obra and Nabinagar
- Paddy and wheat belt
- Jharkhand border
Transaction costs
Stamp duty & registration in Aurangabad
7%
General stamp duty from 19 June 2026, up from 6%
as reported by Prabhat Khabar; confirm at the sub-registrar office
2%
Registration fee on a conveyance deed
as stated in the 2017-18 state audit; confirm the current fee
19 June 2026
Revised MVR in force statewide
urban and peripheral areas doubled, rural raised 60%
Aurangabad follows the state rates. Prabhat Khabar reported that from 19 June 2026 the MVR was doubled in urban and peripheral areas and raised 60% in rural areas, with the general stamp duty at 7% (6% before) and a 0.5 percentage point concession for women buyers (Prabhat Khabar, June 2026). The CAG audit for 2017-18 gives a 2% registration fee (CAG report No. 2 of 2019). The MVR then rises 5% every financial year and is reviewed every three years. Converting farmland to non-farm use outside the urban area adds a fee of 10% of market value (Conversion Act 2010). Our stamp duty guide and MVR guide explain how to look up the rate on Nibandhan.
Know the belt
What is moving prices in Aurangabad
Reported bypass, highway and rail developments; no listing-site prices are used.
Aurangabad town and the Amba–Rishiyap corridor
Bypass DPR ready, May 2026
Aurangabad town is the district headquarters, with Amba and Rishiyap on the same stretch of NH-139. The proposed 36 km greenfield bypass starts at Khairi Mod in Aurangabad Sadar block and joins the Varanasi–Kolkata expressway (Prabhat Khabar). NH-139 widening is also planned from Arka Colony to Dhanibar and Pola, with a separate Obra bypass. Land near these alignments carries the most acquisition uncertainty.
Check: the final bypass alignment, whether the plot is inside the municipal area, and any acquisition notice at the circle office.
Daudnagar: the Patna-side market
Bypass near tender, Oct 2026
Daudnagar is the second sub-divisional town, on NH-139 towards Patna and Arwal. An 8 km bypass costing about Rs 288 crore needs 29.08 ha from the mauzas of Amauna, Sipaha, Nima, Ankorha, Tarari, Pilchi, Tarar and Mahawar (Prabhat Khabar, 2 Oct 2026). The proposed Bihta–Aurangabad railway would also improve links (Prabhat Khabar).
Check: whether the plot is in one of the eight listed mauzas and the Jamabandi area against the field.
Obra, Amba and Nabinagar: the Amba–Nabinagar road side
Bypass and underpass planned, May 2026
The 36 km DPR also provides for a separate Obra bazaar bypass and an underpass on the Amba–Nabinagar road (Prabhat Khabar, 1 May 2026). Farm plots here lie in the canal command, so check irrigation access as well as road frontage.
Check: the alignment of both bypasses, canal distributary access, and mutation history.
Deo, Rafiganj, Madanpur and Goh: canal-fed farm blocks
Rice and wheat country
These blocks sit in the Sone canal command. ICAR-CRIDA records clay on 81.5% of the district and canals on 89% of irrigated land (ICAR-CRIDA), so plots with a reliable canal outlet are the safest paddy land. Delayed canal water is the main hazard.
Check: the canal distributary serving the plot, the water release record, and mutation history.
Asking prices
We found no newspaper or official price series for Aurangabad farmland, so no price band is shown. Use the MVR and registered deeds.
Connectivity
How Aurangabad connects — road, rail and air
NH-139, planned bypasses and a rail line held up by land. Drive times are not given because no source was found.
🚗 By road
✈️ By air
🚆 By rail
No drive times are given because we found no source for them. The first 13 km of the rail line cannot open until about 2 km of land near Jokahri and Jagdishpur is acquired.
Growth catalysts
Upcoming infrastructure & developments
Status labels reflect sources read in November 2026. Government-announced timelines are not guaranteed; items with a single or older source say so.
00Open
04Catalysts
Agriculture & terrain
Soil, crops & water in Aurangabad
Crop areas, soils and irrigation from the ICAR-CRIDA district contingency plan.
Crops
Rice is the main kharif crop on about 105,300 ha, followed in rabi by wheat on 52,500 ha, with lentil, chickpea and khesari as pulses (ICAR-CRIDA). Net sown area is about 168,000 ha and cropping intensity is 152%, with about 88,000 ha sown more than once.
- Rice, then wheat
- Rice on about 105,300 ha
- Wheat on about 52,500 ha
- Khesari on about 14,500 ha
- Lentil on about 12,700 ha
Soils
ICAR-CRIDA puts clayey soil on 81.5% of the district, fine sandy loam on 8%, sandy soil on 4.8% and coarse sandy loam on 3.9%.
- Clayey soil on 81.5% of the area
- Fine sandy loam on 8%
- South Bihar Alluvial Plain zone (NARP BI-3)
- Middle Gangetic Plain, hot subhumid
Horticulture
Mango is grown on about 1,225 ha, with guava, lemon and banana in smaller areas. Potato (5,700 ha), tomato, cauliflower, brinjal and onion are the main vegetables.
- Mango on about 1,225 ha
- Potato on about 5,700 ha
Water and irrigation
About 100,300 ha is irrigated, of which canals serve 89%, dug and shallow wells 7% and open wells 4% (ICAR-CRIDA). The contingency plan rates all eleven blocks as groundwater safe, and lists drought and delayed canal water release as the regular hazards.
Rainfall and flooding
Normal annual rainfall is 1,035 mm, of which 912 mm falls from June to September (ICAR-CRIDA).
At a glance
Patna vs. nearby districts
| District | Land and water | What links it to Patna |
|---|---|---|
| Arwal (north) | Smaller and similarly alluvial, with irrigation more from wells and tubewells than from canals; rainfall about 1,014 mm normal. | NH-139 continues through Arwal, where land surveys cover 17 mauzas (Prabhat Khabar, 13 Oct 2026). |
No price series is shown for any district because none is sourced. Aurangabad figures are from ICAR-CRIDA and Prabhat Khabar. Compare the MVR for each mauza before assuming land across a district line is cheaper.
Farmland India view
Why investors look at Aurangabad
What the bypasses, the rail dispute and the new government rate mean for a buyer.
Bypasses that are still plans
The 36 km Aurangabad–Amba–Rishiyap bypass has a DPR but needs approval and acquisition (Prabhat Khabar). The Daudnagar bypass is nearer, at the final tender stage (Prabhat Khabar). Land near either line may gain access but may also be partly acquired.
A railway that depends on land
The Bihta–Aurangabad line is 118 km long, but its first phase between Anugrah Narayan Road and Aurangabad is stuck on 2 km of unacquired land (Prabhat Khabar). Buyers should treat any price premium for rail-side land as speculative until land is acquired.
A higher government floor
The June 2026 revision doubled urban and raised village government rates by about 60%, with stamp duty reported at 7% (Prabhat Khabar). Budget the duty on the higher of the deed value and the MVR.
Canal access decides farm value
Canals serve nearly nine-tenths of the irrigated land, so a plot without a canal outlet depends on dug wells and rain (ICAR-CRIDA). Ask for the distributary name and the recent water release record.
Farm returns come from paddy and wheat
About 105,300 ha is under rice and 52,500 ha under wheat, with pulses on a further 32,000 ha or so (ICAR-CRIDA). Cropping intensity is 152%, so most land grows one or two crops a year.
Confirm Jamabandi, mutation, zoning and acquisition status directly — these are not certified by Farmland India’s review.
STRAIGHT TALK
Risks & challenges in Aurangabad
District-specific risks. Read the state page for the general Bihar risks on ceiling, conversion and records.
Acquisition and alignment uncertainty
Prabhat Khabar reports bypass land to be acquired at Daudnagar and a new 36 km bypass (Daudnagar, Aurangabad). Acquired land is paid at government-fixed compensation, and a notice can reduce the plot you thought you bought.
Rail land disputes
Owners near the Son have demanded four times the circle rate for rail land (Prabhat Khabar, 24 Oct 2026). Disputes like this can freeze a project for years and leave nearby land in limbo.
Drought and canal delay
ICAR-CRIDA lists drought and delayed canal water release as the regular hazards, with floods not occurring (ICAR-CRIDA). Rain-fed plots without a canal outlet carry the most risk.
Special survey in progress
Bihar’s special survey is targeted for December 2027 (Prabhat Khabar, 11 Mar 2026). Records may change as the survey reaches the mauza, so check the survey stage and any pending corrections.
Mismatched records
Old Khatiyan, digitised Jamabandi and the special survey's new records may not agree on area or owners. Compare all three with the physical plot and check the map before you pay (Bhu Naksha guide).
Joint family land
Unpartitioned land sold by one brother or heir can be challenged by the others. Ask for a partition deed or the written consent of every heir, and read the mutation history.
Colonies on farmland
Plotted colonies on agricultural land without conversion or an approved layout can leave buyers with plots they cannot legally build on or get a power connection for.
Under-valued deeds
Registering below the revised MVR invites a deficit-duty demand and penalties. Pay duty on the real value and keep payment records through banks.
Who to contact
Local revenue & planning offices
The Collectorate at Aurangabad, under the District Magistrate, runs the district. The sub-divisional officers at Aurangabad and Daudnagar and the Anchal (circle) offices in the eleven blocks handle mutation, conversion and survey claims, and registration is done at the sub-registry offices listed on the Nibandhan portal. Official pages: Bihar Bhumi and Parimarjan.
KEEP EXPLORING
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COMMON QUESTIONS
Frequently asked questions
Everything buyers, NRIs and investors ask before their first reviewed farmland purchase in Aurangabad.
Visit full wiki01 of 04
Is there a price guide for farmland in Aurangabad?
We found no newspaper or official price series for Aurangabad farmland, so none is shown. Check the Minimum Value Register for the mauza and land category and compare it with recent registered deeds in the same village before you negotiate.
02 of 04
Which projects affect land in Aurangabad district?
Prabhat Khabar reports a 36 km greenfield bypass for Aurangabad, Amba and Rishiyap with a DPR ready, an 8 km Daudnagar bypass at Rs 288 crore near tender, four-laning of NH-139 and a 118 km Bihta–Aurangabad rail line whose first phase is held up by a 2 km land dispute. Check each plot against the alignment.
03 of 04
Is Aurangabad farmland irrigated?
Mostly by canals. ICAR-CRIDA records about 100,000 ha irrigated, of which canals serve about 89%, and it rates all 11 blocks as groundwater safe. Drought and delayed canal water, rather than floods, are the district’s main farming hazard.
04 of 04
Can an NRI buy agricultural land in Aurangabad?
No. Under FEMA an NRI or OCI cannot buy agricultural land, a plantation or a farmhouse in India, and Bihar’s rules on agricultural land apply as on the state page. Resident Indian buyers should confirm title through Jamabandi and mutation records.
Transparency
Sources and references
Law and courts
- https://indiankanoon.org/doc/8008488/
- https://saiindia.gov.in/uploads/download_audit_report/2019/Chapter_5_Stamp_and_Registration_Fees_of_Report_No_2_of_2019_Revenue_Sector_Government_of_Bihar.pdf
Government
- https://krishi.icar.gov.in/jspui/bitstream/123456789/67393/1/BR1_Aurangabad_28.12.2013.pdf
- https://biharbhumi.bihar.gov.in/
- https://parimarjan.bihar.gov.in
- https://nibandhan.bihar.gov.in/Eservices.aspx
News
- https://www.prabhatkhabar.com/state/bihar/bihar-land-registry-new-rate-bihar-land-registry-new-rules-mvr-rate-doubled-stamp-duty-increased
- https://www.prabhatkhabar.com/state/bihar/aurangabadbh/aurangabad-36km-greenfield-bypass-nh139-traffic-jam-relief-amba-risiap-patna-daltonganj-expressway-road-project
- https://www.prabhatkhabar.com/state/bihar/aurangabadbh/aurangabad-four-lane-bypass-288-crore-land-acquisition
- https://www.prabhatkhabar.com/state/bihar/bihar-road-project-2500-crore-budget-nh-139-four-lane-road-noubatpur-arwal-aurangabad-hariharganj
- https://www.prabhatkhabar.com/state/bihar/patna/2-km-land-dispute-halts-bihta-aurangabad-rail-project-despite-funding
- https://www.prabhatkhabar.com/state/bihar/bihar-cabinet-approved-5-new-airports-9-heliports-free-pickup-drop-2027-holiday-calendar
- https://www.prabhatkhabar.com/state/bihar/arwal/nh139-fourlane-arwal-land-acquisition
- https://www.prabhatkhabar.com/state/bihar/patna/bihar-bhumi-vijay-sinha-meeting-officials-march-13-announced-deadline-completing-land-survey
Further reading
- /locations/bihar
- /wiki/land-records-documentation/bihar-bhumi-jamabandi-online
- /wiki/land-records-documentation/dakhil-kharij-bihar-mutation-status
- /wiki/taxation-stamp-duty-registration/mvr-rate-bihar
Data-currency note: sources were read in November 2026. Project status, the MVR and township rules change often; check the linked source and the relevant office before relying on any figure.
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