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District guide
Buying Land in Begusarai
A Ganga-bank industrial and farming district with an Ulao airport nod, the Raxaul–Haldia expressway route and a new Simaria rail bridge.
1,878 sq km
Area (ICAR-CRIDA)
1,069 mm
Normal annual rainfall
137%
Cropping intensity
117,200 ha
Net sown area
District land record — Begusarai
Rev. 2026 · Farmland India desk
State
Bihar
Sub-divisions
Seventeen blocks per the district contingency plan (ICAR-CRIDA), on the north bank of the Ganga. Barauni, Teghra, Bakhri, Balia, Matihani and Sahebpur Kamal are among them.
Key markets
Begusarai town · Barauni · Teghra · Simaria
Demand anchors
The cabinet approved an airport at Ulao and a heliport in Begusarai on 12 October 2026 (Prabhat Khabar). The Raxaul–Haldia expressway route includes the district (Prabhat Khabar, 7 Aug 2025), and a new Simaria–Mokama rail bridge opened in October 2026 (Prabhat Khabar).
Rail
Simaria–Mokama double-track rail bridge opened October 2026; Begusarai and Barauni stations.
Size and population
About 1,878 sq km, of which about 117,200 ha is net sown.
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.
Begusarai — 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
Begusarai — district-specific notes
The Bihar state page applies to Begusarai 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.
⚠ Flood and river-bank land. Prabhat Khabar reported flooding in Begusarai and an aerial survey by the Chief Minister on 5 September 2026 (Prabhat Khabar). Ask the circle office and neighbouring farmers for the plot’s flood history, and check Ganga-side and low-lying chaur (चौर, depression) land before paying an advance.
⚠ Expressway land on a new alignment. The Raxaul–Haldia expressway needs 4,866 ha in a 60 m width across ten districts, including Begusarai (Prabhat Khabar, 7 Aug 2025). Ask the circle office whether the mauza is on the alignment before you buy.
⚠ 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 Begusarai sub-registrar 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, and it does not apply in municipal or notified urban areas, such as Begusarai and Barauni, 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.
- Ganga flood risk
- MVR revised 2026
- Special survey to 2027 (reported)
- Expressway alignment
- Ulao airport nod
District overview
Begusarai — a capital district with a new metro, a second airport and a Tal farm belt
Begusarai lies on the north bank of the Ganga, with about 1,878 sq km of mostly fine sandy loam and clay plain and seventeen blocks (ICAR-CRIDA contingency plan). It is among the more industrial districts of Bihar, with the refinery town of Barauni, and the farmland around it is wheat, maize and rice country with vegetables and mango orchards. Land near Begusarai town and the Ganga crossing at Simaria is bought mainly for access; most other buyers look for farming or long-term holdings.
The news is about connectivity. The cabinet approved development of an airport at Ulao and a heliport in Begusarai on 12 October 2026 (Prabhat Khabar), and the Raxaul–Haldia greenfield expressway, 585 km through ten districts including Begusarai, cleared its alignment committee (Prabhat Khabar, 7 Aug 2025). A new double-track rail bridge between Simaria and Mokama, built beside Rajendra Setu, opened on 5 October 2026 (Prabhat Khabar). None of the airport land has been reported acquired.
For farmland buyers, Begusarai splits into three working belts. Begusarai town, Barauni and the Ganga-bank blocks are the industrial and access belt, where municipal zoning applies in places. The central blocks are wheat, maize and vegetable farming on fine sandy loam. The low-lying and river-side blocks carry flood and waterlogging risk, and saline soil covers a seventh of the district. Land with a clear title away from the proposed alignments and the river is the simplest to buy.
- Ganga north bank
- Barauni
- Begusarai town
- Simaria
- Wheat and maize belt
- Industrial district
Transaction costs
Stamp duty & registration in Begusarai
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%
Begusarai 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 Begusarai
Reported airport, expressway and rail developments; no listing-site prices are used.
Begusarai town and Barauni: the industrial and rail core
Rail bridge open, Oct 2026
Begusarai town is the district headquarters, and Barauni to the east is the refinery and rail-junction town. The new double-track Simaria–Mokama rail bridge now carries regular trains parallel to Rajendra Setu (Prabhat Khabar, 5 Oct 2026). Land near both towns is partly under municipal zoning, so confirm the regime before buying for farming.
Check: whether the plot is inside the municipal area, the zoning, and any acquisition notice at the circle office.
Ulao and the airport side
Cabinet nod, Oct 2026
The cabinet approved development of an airport at Ulao in Begusarai on 12 October 2026 (Prabhat Khabar), and a Deputy CM statement reported that the airport would connect to the Haldia–Raxaul expressway (Prabhat Khabar). The site, land need and timeline have not been reported, so land nearby is speculative.
Check: whether any acquisition notice exists, the exact plot distance from the airport site, and mutation history.
Teghra, Bakhri and the northern farm blocks
Wheat, maize and vegetables
These blocks are mostly fine sandy loam farmland, with irrigation from canals and wells. ICAR-CRIDA records 117,200 ha net sown and a cropping intensity of 137% (ICAR-CRIDA). Check the plot’s distance from the Burhi Gandak side and its flood history.
Check: that the area on the Jamabandi matches the area on the ground, and the plot’s irrigation source.
Simaria and the Ganga-bank blocks
River crossing and flood exposure
The Ganga bank near Simaria has road and rail crossings that lift demand for roadside land, and it is also where river movement and flooding matter most. The Raxaul–Haldia expressway route adds to the uncertainty over alignment.
Check: flood history of the mauza, any river-bank or flood-embankment notification, and mutation history.
Asking prices
We found no newspaper or official price series for Begusarai farmland, so no price band is shown. Use the MVR and registered deeds.
Connectivity
How Begusarai connects — road, rail and air
Rail and road links across the Ganga, an airport nod and the expressway route. 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. Trains were rerouted and cancelled for bridge work in September 2026 (Prabhat Khabar).
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 Begusarai
Soils, rainfall and irrigation from the ICAR-CRIDA district contingency plan.
Crops
Wheat is the leading crop in the plan’s production figures at about 65,000 ha, with rice about 18,000 ha and maize about 6,000 ha (ICAR-CRIDA). Net sown area is about 117,200 ha and the cropping intensity is 137%.
- Wheat first, then rice and maize
- Wheat on about 65,000 ha
- Rice on about 18,000 ha
- Maize on about 6,000 ha
- Sugarcane on about 1,700 ha
Soils
ICAR-CRIDA puts fine sandy loam on 38% of the district, clay on 21.6%, coarse sandy loam on 19.5% and saline or calcareous soil on 13.7%.
- Fine sandy loam on 38% of the area
- Clay on 21.6%
- South Bihar Alluvial Plain zone (NARP BI-3)
- Middle Gangetic Plain, hot subhumid
Horticulture
Mango is the largest fruit on about 4,000 ha, with banana, guava, litchi and lemon on smaller areas. Potato (7,600 ha), brinjal, okra, onion and tomato are the main vegetables.
- Mango on about 4,000 ha
- Potato on about 7,600 ha
Water and irrigation
About 86,100 ha is irrigated net, mostly from canals and open wells (ICAR-CRIDA). The plan classes all groundwater as safe but reports arsenic in the 0 to 0.4 ppm range, so test water before drinking-water or horticulture use.
Rainfall and flooding
Normal annual rainfall is 1,069 mm, of which 930 mm falls from June to September (ICAR-CRIDA).
At a glance
Patna vs. nearby districts
| District | Land and water | What links it to Patna |
|---|---|---|
| Khagaria (east) | Another north-bank Ganga district on the same Raxaul–Haldia route. | Khagaria is among the ten districts on the Raxaul–Haldia expressway (Prabhat Khabar, 7 Aug 2025). |
| Lakhisarai (south) | Across the Ganga; also on the Raxaul–Haldia route with Munger and Banka. | Lakhisarai is on the expressway route (Prabhat Khabar, 7 Aug 2025). |
No price series is shown for any district because none is sourced. Begusarai 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 Begusarai
What the airport, the expressway, the rail bridge and the new government rate mean for a buyer.
An airport with only a nod
The cabinet approved development of an airport at Ulao and a heliport in Begusarai on 12 October 2026 (Prabhat Khabar). Approval for development is not construction, and neither land need nor timeline has been reported.
An expressway that is only a route
The Raxaul–Haldia expressway has an approved alignment and land acquisition authorities in ten districts (Prabhat Khabar, 7 Aug 2025). Begusarai farmland on or near the alignment could be acquired at government-fixed compensation, so land near it is still speculative.
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.
Flood-free land is scarce
The district saw flooding in September 2026 (Prabhat Khabar), and saline soil covers about 13.7% of the district. Ask for the flood history before you pay an advance.
Farm returns come from wheat, maize and vegetables
About 65,000 ha is under wheat, with rice, maize, mango and potato following (ICAR-CRIDA). Cropping intensity is 137%, below the districts with heavier canal irrigation.
Confirm Jamabandi, mutation, zoning and acquisition status directly — these are not certified by Farmland India’s review.
STRAIGHT TALK
Risks & challenges in Begusarai
District-specific risks. Read the state page for the general Bihar risks on ceiling, conversion and records.
Flood and river movement
Prabhat Khabar reported flooding in Begusarai on 5 September 2026 (Prabhat Khabar). River-side and low-lying land can be underwater in the monsoon, so ask the circle office for the plot’s flood history.
Expressway and airport uncertainty
The Raxaul–Haldia expressway needs 4,866 ha across ten districts (Prabhat Khabar), and the Ulao airport land is not yet reported. Dates and alignments can change, so treat any price quoted as a hope, not a fact.
Saline soil and arsenic
ICAR-CRIDA records saline or calcareous soil on 13.7% of the district and arsenic in groundwater in the 0 to 0.4 ppm range (ICAR-CRIDA). Test the soil and water before you buy for farming.
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 Begusarai, under the District Magistrate, runs the district. The sub-divisional officers and the Anchal (circle) offices in the 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
Explore more areas
Other districts in Bihar
- Araria
- Arwal
- Aurangabad
- Banka
- Bhagalpur
- Bhojpur
- Buxar
- Darbhanga
- East Champaran
- Gaya Ji (gaya)
- Gopalganj
- Jamui
- Jehanabad
- Kaimur (bhabua)
- Katihar
- Khagaria
- Kishanganj
- Lakhisarai
- Madhepura
- Madhubani
- Munger
- Muzaffarpur
- Nalanda
- Nawada
- Patna
- Purnia
- Rohtas
- Saharsa
- Samastipur
- Saran
- Sheikhpura
- Sheohar
- Sitamarhi
- Siwan
- Supaul
- Vaishali
- West Champaran
COMMON QUESTIONS
Frequently asked questions
Everything buyers, NRIs and investors ask before their first reviewed farmland purchase in Begusarai.
Visit full wiki01 of 04
Is there a price guide for farmland in Begusarai?
We found no newspaper or official price series for Begusarai 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 Begusarai?
Prabhat Khabar reports an airport at Ulao and a heliport approved by the cabinet on 12 October 2026, the Raxaul–Haldia greenfield expressway (585 km across 10 districts, including Begusarai), and a new double-track rail bridge at Simaria–Mokama that opened in October 2026. Check each plot against alignments before you pay an advance.
03 of 04
Does Begusarai flood?
Yes, parts of it do. Prabhat Khabar reported that the Chief Minister made an aerial survey of flood-hit areas in Begusarai on 5 September 2026. Ask the circle office and neighbours for a plot’s flood history, and check Ganga-side and low-lying land with particular care.
04 of 04
Can an NRI buy agricultural land in Begusarai?
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://www.icar-crida.res.in/CP/Bihar/BR12_Begusarai%20_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/bihar-cabinet-approved-5-new-airports-9-heliports-free-pickup-drop-2027-holiday-calendar
- https://www.prabhatkhabar.com/state/bihar/patna/exprssway-in-bihar-land-acquired-for-raxaul-haldia-six-lane-bridge-built-on-ganga-river
- https://www.prabhatkhabar.com/state/bihar/begusarai/simariya-mokama-new-double-rail-bridge-operational
- https://www.prabhatkhabar.com/state/bihar/patna/airport-in-bihar-begusarai-connected-to-haldia-raxaul-expressway
- https://www.prabhatkhabar.com/state/bihar/begusarai/bihar-flood-alert-cm-samrat-aerial-survey-8-districts-begusarai
- 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.
For developers
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