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District guide
Buying Land in Jehanabad
A small Magadh farm district between Patna and Gaya, on the four-lane NH-22, with canal- and tubewell-fed paddy and wheat and a June 2026 MVR reset.
About 933 sq km
Area (CGWB booklet)
11.25 lakh
Population (Census 2011)
About 1,052 mm
Normal annual rainfall
30 May 2025
NH-22 open since
*Indicative range across districts and land types. Stamp duty, registration and conversion charges are additional. Local measurement units vary — every listing states the unit it is priced in. Not a valuation or an offer.
District land record — Jehanabad
Rev. 2026 · Farmland India desk
State
Bihar
Blocks
Seven blocks (Hulasganj, Kako, Ghosi, Jehanabad, Makhdumpur, Ratni Faridpur and Madanganj), as listed in the CGWB district booklet (CGWB, 2013)
Key markets
Jehanabad town · Makhdumpur · Kako · Ghosi · Hulasganj · Ratni Faridpur · Modanganj
Demand anchors
Four-lane NH-22 (Patna–Gaya–Dobhi) through the district · closeness to Patna and Masaurhi · Dobhi manufacturing city to the south
Rail
Jehanabad station on the Patna–Gaya line; Patna and Gaya are the main junctions
Size and population
About 933 sq km and 11,25,313 people at the 2011 Census (CGWB, 2013)
Pricing unit
Asking prices are usually quoted per kattha or decimal; no sourced price series is shown
Local units
Kattha (कट्ठा), bigha (बीघा) and decimal (डिसमिल); listings here are in acres
Land records
Jamabandi and map through Bihar Bhumi; see our guide to Bihar Bhumi Jamabandi online
Land law is state law. These rules are maintained on the Bihar page and apply to every district within it.
Jehanabad — 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
Jehanabad — district-specific notes
The Bihar state page applies to Jehanabad 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.
⚠ The Patna–Gaya–Dobhi four-lane road, now NH-22 (formerly NH-83), runs through the district, with about 44 km in Jehanabad according to a Statesman report (Statesman). Land beside the highway was acquired during the long project, so ask whether a roadside plot sits inside the right-of-way or a service-road strip before paying a premium for frontage.
⚠ The Minimum Value Register (MVR) was revised from 19 June 2026: urban and peripheral land doubled, rural land up 1.6 times. The peripheral belt covers up to 8 km beyond a municipal corporation, 4 km beyond a nagar parishad and 2 km beyond a nagar panchayat, which brings plots around Jehanabad and Makhdumpur into the higher bracket (Prabhat Khabar, 18 June 2026).
⚠ Jehanabad is a small, dense district of about 933 sq km with 11.25 lakh people, so holdings are small and heavily co-shared (CGWB, 2013). Check every co-sharer’s consent, and insist on a partition record where the khata is joint.
⚠ Land close to Patna’s southern edge, Masaurhi and the NH-22 interchanges may fall in a master-plan or township notification area of a neighbouring district. Patrika reported that the Pataliputra township covers about 275 revenue villages in nine blocks, without listing them all (Patrika, 25 April 2026). Ask the Circle Officer whether any such zone reaches the plot.
⚠ Match the current jamabandi with the plot number on the sale deed, check the last mutation (dakhil-kharij) with our mutation status guide, and use the Bihar Bhu Naksha guide for the plot map.
Read the full Bihar land buying guide for the ceiling, conversion, survey and NRI rules.
- NH-22 corridor
- Small co-shared holdings
- MVR revised June 2026
- Canal-fed paddy land
- Urban fringe zoning
District overview
Jehanabad — a small Magadh farm district on the Patna–Gaya highway
Jehanabad is a compact Magadh district in south-central Bihar, immediately south of Patna and north of Gaya. It covers about 933 sq km and had 11.25 lakh people at the 2011 Census, with seven blocks (CGWB, 2013). The land is a flat alluvial plain drained by the Phalgu (Mohana), Dardha, Morhar and Jamuna, with paddy and maize in kharif and wheat, pulses and mustard in rabi.
The district’s selling point is access. The four-lane Patna–Gaya–Dobhi road, now NH-22, was opened by the Prime Minister on 30 May 2025 and takes about 44 km through Jehanabad (JICA, 30 May 2025; Statesman). That puts Jehanabad within a short drive of Patna and Gaya, which is why it appeals to small buyers looking for plots outside the capital’s price range.
Jehanabad is also the kind of district where a buyer’s first question is “how far from Patna?”. The honest answer is that distance helps only along NH-22 and the rail line; interior blocks such as Ratni Faridpur and Hulasganj are priced and traded as farm land, and a plot ten minutes off the highway can behave very differently from a plot beside it. Use the market notes below to separate the belts.
The market is small and local, plots are small, and quotes are in kattha; our listings convert to acres. Nothing on this page is a sourced price.
- Magadh region
- NH-22
- Phalgu river
- Makhdumpur
- Near Patna
- Paddy and wheat
Transaction costs
Stamp duty & registration in Jehanabad
7% · 9%
Stamp duty from 19 June 2026: rural · urban
up from 6% and 8%; reported by Prabhat Khabar
2x · 1.6x
MVR in urban and peripheral · rural areas
from 19 June 2026
+5% a year
Further MVR rise each financial year
full revision every three years
Jehanabad follows the state rates. Prabhat Khabar reported on 18 June 2026 that the MVR was raised from 19 June, doubling in urban and peripheral areas and rising 1.6 times in rural areas, with a further 5% rise each year and a full revision every three years; general stamp duty went from 6% to 7%, with a 0.4% stamp duty concession and the existing 0.1% registration fee concession for women (Prabhat Khabar, 18 June 2026). Before the change, the CAG audit of Bihar’s revenue for 2017-18 recorded 6% stamp duty plus a 2% registration fee, and 2% extra in municipal areas (CAG Report No. 2 of 2019). A Prabhat Khabar report from the Thakurganj sub-registry office in Kishanganj on 19 June 2026 gave stamp duty at 7% in rural areas (up from 6%) and 9% in urban areas (up from 8%), in line with the extra 2% for municipal areas in the CAG audit (Prabhat Khabar, 19 June 2026). The registration fee was not restated in either report, so confirm the full cost at the sub-registrar office. Our guides to stamp duty in Bihar and the MVR rate explain the calculation.
Know the belt
What is moving prices in Jehanabad
Four belts with different drivers. Read the check line before shortlisting.
Jehanabad town and the highway belt
District headquarters · NH-22
Jehanabad town is the district centre on the Patna–Gaya road, and a Rs 300 crore sewage system and Rs 45 crore drainage scheme for the town were approved in August 2025 (Indian Masterminds, 11 August 2025). Land on the fringe is bought for small residential and farm-and-garden plots, and the June 2026 peripheral MVR rule applies to much of it.
Check: whether the plot is inside the municipal or 4 km peripheral belt, the width of the access road and waterlogging in the Raja Bazar side.
Makhdumpur and the southern NH-22 stretch
Road junction · Gaya side
Makhdumpur lies on the highway towards Gaya, and the Gaya bypass section links to Dobhi, where the state’s manufacturing city is being built (PTI via ThePrint, 24 October 2026). Demand here is for roadside commercial plots and small farm holdings.
Check: highway service-road access, the exact right-of-way boundary and whether the plot is on canal command land.
Kako, Ghosi, Hulasganj and Ratni Faridpur
Interior paddy and wheat blocks
Away from the highway, the blocks are canal- and tubewell-irrigated farm land. Kako has the highest groundwater use in the district at 81.9% in the 2009 assessment, while Makhdumpur is lowest at 53.4% (CGWB, 2013). Plots are small and valued as productive farm land.
Check: borewell depth, canal access and co-sharer consent.
Ratni Faridpur, Madanganj and the Phalgu side
Western and southern blocks
Ratni Faridpur and Madanganj are the blocks furthest from the highway interchanges, and land there is mostly traded between farming families. The Phalgu (Mohana), Dardha, Morhar and Jamuna drain these blocks, and several channels are seasonal (CGWB, 2013). Prices follow road access and irrigation rather than the highway.
Check: whether a canal or tubewell serves the plot, the width of the approach road and the course of the nearest seasonal channel.
Asking prices
Asking prices are quoted per kattha or decimal and vary by road frontage. We do not publish a district price series because we found no named source. Compare any ask against the MVR and registered deeds for similar plots.
Connectivity
How Jehanabad connects — road, rail and air
A short drive from Patna and Gaya on a four-lane road, with rail alongside.
🚗 By road
✈️ By air
🚆 By rail
Travel times are approximate and depend on traffic. Check railway timetables and NHAI notices before relying on them.
Growth catalysts
Upcoming infrastructure & developments
Status labels reflect sources read in November 2026. Government timelines are not guarantees.
01Open
04Catalysts
Agriculture & terrain
Soil, crops & water in Jehanabad
A canal- and tubewell-fed Magadh plain where paddy and wheat dominate.
Crops
The CGWB booklet records paddy and maize in kharif and wheat, pulses and mustard in rabi, on loam soils (Inceptisols and Entisols) with some sand and clay (CGWB, 2013).
- Kharif: paddy, maize
- Rabi: wheat, pulses, mustard
- Soils: loam with sand and clay
Rain, water and irrigation
Normal rainfall is about 1,052 mm. In 2008-09 tubewells irrigated about 41,000 ha and canals about 13,000 ha, with net irrigated area of about 59,000 ha. Groundwater development was 64% in the 2009 assessment, and every block was safe. Pre-monsoon water level in 2011 was 4.58 to 9.8 m below ground and post-monsoon 3.52 to 4 m.
- Rainfall about 1,052 mm
- Groundwater stage 64% (2009)
- Water level 4.6 to 9.8 m before monsoon (2011)
Tubewell reliance
About three-fifths of the net irrigated area came from tubewells in the CGWB data, so a working borewell matters more than the soil label. Ask what the pre-monsoon water level is in the village.
Agro-climatic zone
ICAR places Jehanabad in the South Bihar Alluvial Plain zone with a hot, sub-humid, dry climate (ICAR KRISHI). In practice this means dry spells in the monsoon are a recurring risk for rain-fed paddy.
Cropping and rotation
Paddy followed by wheat is the usual rotation on canal and tubewell land, with pulses and mustard on lighter plots. Ask which crops the plot grew in the last two years.
At a glance
Jehanabad vs. nearby districts
| District | Land and water | What links it to Jehanabad |
|---|---|---|
| Patna | North neighbour with a much higher land market | NH-22 links the two; Patna is the demand source |
| Gaya Ji | South neighbour with industrial and pilgrim demand | Shares NH-22 and the Dobhi approach |
| Arwal | West neighbour, smaller and canal-fed | Sone canal belt and shared Magadh plain |
| Nalanda | East neighbour with the Rajgir heritage belt | Linked by district roads and the Patna orbit |
Jehanabad is smaller and cheaper than Patna and has better road access than most Magadh interior districts. For listings across the state, see all land for sale in Bihar.
Farmland India view
Why investors look at Jehanabad
Five reasoned points for Jehanabad, each tied to a source on this page.
The highway is built, not promised
NH-22 was opened in May 2025 (JICA). Unlike many Bihar corridors, buyers can see what exists.
Spill-over from Patna and Gaya
Jehanabad sits between two growing markets, which supports small plot demand. We found no sourced price trend, so treat the claim as direction, not number.
A Dobhi industrial city next door
The Gaya Ji manufacturing city adds supplier and worker-housing demand along the southern highway (PTI via ThePrint).
The June 2026 MVR reset raises entry costs
Registered values and stamp duty are higher than a year ago (Prabhat Khabar).
Irrigation holds, but depends on tubewells
All blocks were safe on groundwater in 2009, with the stage at 64% (CGWB). Check recent water levels.
Confirm Jamabandi, mutation, zoning and acquisition status directly — these are not certified by Farmland India’s review.
STRAIGHT TALK
Risks & challenges in Jehanabad
District-specific risks. Read the state page for the general Bihar risks on ceiling, conversion and records.
Highway right-of-way and service-road limits
Roadside plots can fall inside land acquired for the highway. Check the plot against the NHAI alignment and the revenue map.
Fragmented and co-shared holdings
Small, co-shared khatas are common. Insist on a current jamabandi, a mutation order and a title search.
Groundwater use by block
Kako reached 81.9% development in the 2009 assessment (CGWB). Ask the Minor Water Resources office for a current figure.
Waterlogging at town edges
The town drainage scheme was approved because of waterlogging in places such as Raja Bazar (Indian Masterminds). Check low plots after the monsoon.
Dry spells
The district has a hot sub-humid dry climate, so late-monsoon gaps can hurt rain-fed paddy.
Government and ceiling land
Surplus, ceiling and government land cannot be sold. Check the plot on Bihar Bhumi and with the Circle Officer (CO).
Resale and exit
A small, local market means resale can take longer for interior plots. Roadside plots on NH-22 trade faster, but they also carry the right-of-way risk above.
Neighbouring-district zoning
Decisions in Patna and Gaya, such as the satellite townships and the Dobhi hub, can change local rules quickly. Check for new notifications before signing.
Who to contact
Local revenue & planning offices
Start with the Jehanabad District Collectorate (Jehanabad district site) for the District Magistrate and Land Acquisition Officer, then the Circle Office (anchal) of the block and the sub-registrar office. Mutation status is on Bihar Bhumi. For rules on conversion, see the Bihar Agriculture Land (Conversion for Non-Agricultural Purposes) Act, 2010.
KEEP EXPLORING
Explore more areas
Other districts in Bihar
- Araria
- Arwal
- Aurangabad
- Banka
- Begusarai
- Bhagalpur
- Bhojpur
- Buxar
- Darbhanga
- East Champaran
- Gaya Ji (gaya)
- Gopalganj
- Jamui
- 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 Jehanabad.
Visit full wiki01 of 04
Is the Patna–Gaya highway open through Jehanabad?
Yes. The four-lane Patna–Gaya–Dobhi section of NH-22 (formerly NH-83), about 127 km in all, was opened by the Prime Minister on 30 May 2025, with about 44 km in Jehanabad district.
02 of 04
Did land rates change in Jehanabad in 2026?
Yes. Bihar raised the Minimum Value Register from 19 June 2026: doubled in urban and peripheral areas and 1.6 times in rural areas, and general stamp duty went from 6% to 7%, as reported by Prabhat Khabar on 18 June 2026.
03 of 04
How is groundwater in Jehanabad?
In the 2009 CGWB assessment the district stage of development was 64% and all seven blocks were safe, from 53.4% in Makhdumpur to 81.9% in Kako. Ask for a current figure for the block.
04 of 04
Is there a price guide for farmland in Jehanabad?
We found no newspaper or official price series for Jehanabad farmland, so we show none. Use the revised 2026 MVR for the mauza and land category, and recent registered deeds in the same village, as your references.
Transparency
Sources and references
Official and legal
- CGWB: Ground Water Information Booklet, Jehanabad district
- ICAR KRISHI: Agriculture Contingency Plan record for Jehanabad
- JICA: Patna–Gaya–Dobhi highway opened
- Jehanabad district administration
- CAG, Report No. 2 of 2019, Revenue Sector, Bihar
- Bihar Bhumi, Revenue and Land Reforms Department
- Bihar Agriculture Land (Conversion for Non-Agricultural Purposes) Act, 2010
News and projects
- Prabhat Khabar, 18 Jun 2026: MVR doubled in urban areas, stamp duty to 7%
- PTI via Kashmir Reader, 30 May 2025: Patna–Gaya–Dobhi inaugurated
- The Statesman: Patna–Gaya–Dobhi highway progress
- Construction World, 8 May 2025: Patna–Gaya–Dobhi route
- Indian Masterminds, 11 Aug 2025: Jehanabad Rs 355 crore urban projects
- PTI via ThePrint, 24 Oct 2026: Gaya manufacturing city
- Patrika, 25 Apr 2026: Pataliputra satellite township
- Prabhat Khabar, 29 Oct 2026: satellite township land ban lifted
- Prabhat Khabar, 19 Jun 2026: Kishanganj registry rates (stamp duty 7% rural, 9% urban)
Data-currency note: sources were read in November 2026. Project status, the MVR and land rules change often; check the linked source and the relevant office before relying on any figure.
For developers
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