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District guide
Buying Land in Buxar
Bihar’s western gateway on the Ganga, with a Buxar–Bhagalpur expressway starting here, a Dumraon bypass at DPR stage and a Ballia Ganga bridge.
1,669 sq km
Area (ICAR-CRIDA)
992 mm
Normal annual rainfall
123%
Cropping intensity
139,600 ha
Net sown area
District land record — Buxar
Rev. 2026 · Farmland India desk
State
Bihar
Sub-divisions
Buxar is the district headquarters, with Dumraon, Chausa and Nawanagar named in Prabhat Khabar reports (Prabhat Khabar, 25 Oct 2026). ICAR-CRIDA records about 1,669 sq km (ICAR-CRIDA).
Key markets
Buxar town · Dumraon · Chausa · Itarhi
Demand anchors
The 336 km Buxar–Bhagalpur expressway begins at Buxar and joins the Purvanchal expressway (Prabhat Khabar, 20 Aug 2026). The NH-120 Dumraon bypass has a railway nod and a DPR is under way (Prabhat Khabar, 18 Oct 2026).
Rail
Buxar Junction on the Delhi–Howrah main line.
Size and population
About 1,669 sq km, of which about 139,600 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.
Buxar — 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
Buxar — district-specific notes
The Bihar state page applies to Buxar 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.
⚠ Pending land acquisition. A review meeting on 25 October 2026 discussed pending acquisition for NH-319A (Ramgarh–Mohania–Chausa–Buxar), the NH-120 Dumraon–Bikramganj bypass, the NH-922 Buxar–Ballia three-lane Ganga bridge and the Janeshwar Mishra bridge approach (Prabhat Khabar). Ask the District Land Acquisition Office whether the mauza is on any list before you pay an advance.
⚠ Arsenic in water. The district contingency plan notes high arsenic in water (ICAR-CRIDA). Test any borewell water before you rely on it, and ask neighbouring farmers which sources are safe.
⚠ 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 Buxar 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 Buxar and Dumraon, 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.
- Land acquisition review
- MVR revised 2026
- Special survey to 2027 (reported)
- Expressway start
- Arsenic in water
District overview
Buxar — a capital district with a new metro, a second airport and a Tal farm belt
Buxar is the westernmost district of Bihar, about 1,669 sq km on the south bank of the Ganga, bordering Uttar Pradesh (ICAR-CRIDA contingency plan). Sandy loam covers 39% and clay loam 34% of the land, 139,600 ha is net sown, and rice (109,400 ha) and wheat (81,500 ha) dominate. Land near Buxar town is bought for road access to the Uttar Pradesh side and Delhi, while the interior is farmland.
Most news is about roads and bridges. The state cabinet cleared a 336 km Buxar–Bhagalpur six-lane expressway that begins at Buxar, joining the Purvanchal expressway (Prabhat Khabar, 20 Aug 2026). A review on 25 October 2026 pushed land acquisition for NH-319A, the NH-120 Dumraon–Bikramganj bypass, the NH-922 Buxar–Ballia three-lane Ganga bridge and the Janeshwar Mishra bridge approach (Prabhat Khabar). The Dumraon bypass, about Rs 210 crore, received a railway nod on 6 October 2026 and is at DPR stage (Prabhat Khabar, 18 Oct 2026). The Deputy CM announced a Marine Drive to extend from Patna to Koilwar and on to Buxar in March 2026 (Prabhat Khabar). The cabinet also approved the Vishwamitra Path, a Buxar–Ara–Manair Ganga Path road project, as reported on 29 October 2026 (Prabhat Khabar).
For farmland buyers, Buxar splits into three working belts. Buxar town and the Ganga bank carry the bridge and expressway land risk. Dumraon and the eastern blocks are on the NH-120 and rail corridor, with the bypass in prospect. The remaining blocks, including Chausa and Itarhi, are paddy and wheat farmland. Land with a clear title away from the alignments is the simplest to buy.
- Ganga plain
- Buxar town
- Dumraon
- Chausa
- Paddy and wheat belt
- UP border
Transaction costs
Stamp duty & registration in Buxar
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%
Buxar 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 Buxar
Reported expressway, bypass and bridge developments; no listing-site prices are used.
Buxar town and the Ganga bridge side
Land acquisition under review, Oct 2026
Buxar is the district headquarters and the Bihar end of the NH-922 Buxar–Ballia Ganga bridge, with the Janeshwar Mishra bridge approach also under land review (Prabhat Khabar, 25 Oct 2026). The Buxar–Bhagalpur expressway begins here (Prabhat Khabar).
Check: the alignment of each road, whether the plot is inside the municipal area, and any acquisition notice at the circle office.
Dumraon: the NH-120 bypass
DPR stage, Oct 2026
Dumraon sits on NH-120 and the railway line. The bypass at about Rs 210 crore got the Eastern Central Railway’s nod for its road overbridge drawing on 6 October 2026, and a DPR is being prepared (Prabhat Khabar, 18 Oct 2026). The Dumraon–Bikramganj bypass is also on the land acquisition review list.
Check: the final bypass alignment, the DPR status, and mutation history.
Chausa and the NH-319A corridor
Land acquisition pending
NH-319A runs Ramgarh–Mohania–Chausa–Buxar and its pending acquisition was on the 25 October agenda (Prabhat Khabar). Prabhat Khabar earlier reported a camp at Chausa for NH-319A bypass land acquisition. Land near the corridor is exposed to acquisition.
Check: the acquisition list, the plot’s distance from the road, and the Jamabandi area.
Itarhi, Rajpur and the interior farm blocks
Rice and wheat country
The interior blocks are paddy and wheat farmland, with lentil, gram and mustard as smaller crops. ICAR-CRIDA records rice on 109,400 ha and wheat on 81,500 ha (ICAR-CRIDA). Canals serve about 64% of the irrigated area and bore wells about 32%.
Check: the canal outlet, the water source quality, and mutation history.
Asking prices
We found no newspaper or official price series for Buxar farmland, so no price band is shown. Use the MVR and registered deeds.
Connectivity
How Buxar connects — road, rail and air
Highway, bridge and rail links on the Uttar Pradesh border. 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.
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 Buxar
Soils, rainfall and irrigation from the ICAR-CRIDA district contingency plan.
Crops
Rice is the main kharif crop on about 109,400 ha, followed in rabi by wheat on 81,500 ha, with lentil (5,400 ha), gram (4,100 ha) and mustard (3,000 ha) (ICAR-CRIDA). Net sown area is about 139,600 ha and the cropping intensity is 123%.
- Rice, then wheat
- Rice on about 109,400 ha
- Wheat on about 81,500 ha
- Lentil on about 5,400 ha
- Maize on about 4,300 ha
Soils
ICAR-CRIDA puts sandy loam on 39.2% of the district, clay loam on 33.8%, loam on 14% and clay on 12.8%.
- Sandy loam on 39.2% of the area
- Clay loam on 33.8%
- South Bihar Alluvial Plain zone (NARP BI-3)
- Middle Gangetic Plain, hot subhumid
Horticulture
Mango is the largest orchard crop on about 3,400 ha, with guava on about 1,500 ha, and lemon, banana and aonla on small areas.
- Mango on about 3,400 ha
- Guava on about 1,500 ha
Water and irrigation
About 66,500 ha is net irrigated: canals serve about 64% of the gross irrigated area, bore wells about 32% and open wells about 4% (ICAR-CRIDA). About 73,600 ha is rainfed. The plan notes high arsenic in water.
Rainfall and flooding
Normal annual rainfall is 992 mm, of which 861 mm falls from June to September (ICAR-CRIDA).
At a glance
Patna vs. nearby districts
| District | Land and water | What links it to Patna |
|---|---|---|
| Bhojpur (east) | Larger and more canal-fed, with rice on about 82,300 ha and wheat on about 80,500 ha; normal rainfall 1,028 mm. | Also on the Buxar–Bhagalpur route, with an Ara–Ballia Ganga bridge tendered (Prabhat Khabar, 28 Jul 2026). |
| Ballia (Uttar Pradesh, across the Ganga) | Reached by the NH-922 Buxar–Ballia Ganga bridge, where Bihar’s land acquisition is under review. | The Purvanchal expressway in Uttar Pradesh joins the Buxar–Bhagalpur route at Buxar (Prabhat Khabar). |
No price series is shown for any district because none is sourced. Buxar 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 Buxar
What the expressway, the bypass, the Ganga bridges and the new government rate mean for a buyer.
An expressway that starts here
The Buxar–Bhagalpur expressway begins at Buxar (Prabhat Khabar). Cabinet approval is not construction, and land on or near its Buxar stretch is still speculative until acquisition is notified.
A bypass at DPR stage
The Dumraon bypass has only reached DPR preparation after a railway nod (Prabhat Khabar). Dates and alignment may change.
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.
Arsenic in groundwater
The contingency plan notes high arsenic in water (ICAR-CRIDA). Test bore water before you rely on it for drinking or farming.
Farm returns come from paddy and wheat
About 109,400 ha is under rice and 81,500 ha under wheat, with mango and guava orchards (ICAR-CRIDA). Cropping intensity is 123%, and about 73,600 ha is rainfed.
Confirm Jamabandi, mutation, zoning and acquisition status directly — these are not certified by Farmland India’s review.
STRAIGHT TALK
Risks & challenges in Buxar
District-specific risks. Read the state page for the general Bihar risks on ceiling, conversion and records.
Acquisition and alignment uncertainty
Prabhat Khabar reports pending land acquisition for four road and bridge projects (25 Oct 2026). Acquired land is paid at government-fixed compensation, and a notice can reduce the plot you thought you bought.
Bypass and expressway timing
The Dumraon bypass is only at DPR stage (Prabhat Khabar) and the expressway needs acquisition across 13 districts (Prabhat Khabar). Treat any price quoted as a hope, not a fact.
Arsenic and rainfed land
The plan notes high arsenic in water and records about 73,600 ha as rainfed (ICAR-CRIDA). Test the water and confirm the irrigation source 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 Buxar, 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. The District Land Acquisition Office handles highway and bridge claims. Official pages: Bihar Bhumi and Parimarjan.
KEEP EXPLORING
Explore more areas
Other districts in Bihar
- Araria
- Arwal
- Aurangabad
- Banka
- Begusarai
- Bhagalpur
- Bhojpur
- 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 Buxar.
Visit full wiki01 of 04
Is there a price guide for farmland in Buxar?
We found no newspaper or official price series for Buxar 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 Buxar?
Prabhat Khabar reports a Buxar–Bhagalpur 336 km expressway that begins at Buxar, an NH-120 Dumraon bypass at DPR stage, and pending land acquisition for NH-319A, the NH-922 Buxar–Ballia Ganga bridge and the Janeshwar Mishra bridge approach. Check each plot against the alignments.
03 of 04
Is groundwater safe in Buxar?
The district contingency plan notes high arsenic in water. Test any borewell water before using it for drinking or crops, and ask local farmers which wells are reliable.
04 of 04
Can an NRI buy agricultural land in Buxar?
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://icar-crida.res.in/CP/Bihar/BR15_Buxar_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/buxar/accelerate-land-acquisition-projects-review-pending-cases
- https://www.prabhatkhabar.com/state/bihar/buxar/dumraon-bypass-railway-green-signal-dpr
- https://www.prabhatkhabar.com/state/bihar/buxar-bhagalpur-336-km-6-lane-greenfield-expressway-13-districts-travel-time-industrial-corridor
- https://www.prabhatkhabar.com/state/bihar/buxar/patna-to-buxar-marine-drive-project-samrat-choudhary-big-announcement-bihar-news
- https://www.prabhatkhabar.com/state/bihar/arrah/bihar-new-fourlane-1594-crore-aara-ballia-mahuli-ganga-bridge-project-nhai-tender-issued-details
- https://www.prabhatkhabar.com/state/bihar/patna/bihar-bhumi-vijay-sinha-meeting-officials-march-13-announced-deadline-completing-land-survey
- https://www.prabhatkhabar.com/state/bihar/greenfield-satellite-township-ban-on-land-sale-lifted-bihar-cabinet-decision
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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