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District guide
Buying Land in Khagaria
A Ganga–Kosi maize district with a new Ganga bridge nearing completion, a four-lane highway approved, rail links and annual flood risk.
About 1,493 sq km
Area (ICAR-CRIDA plan)
16.67 lakh
Population (Census 2011)
About 1,284 mm
Normal annual rainfall
3.16 km, Rs 1,710.77 crore
Aguwani Ghat bridge
*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 — Khagaria
Rev. 2026 · Farmland India desk
State
Bihar
Sub-divisions
Two sub-divisions (Khagaria and Gogri) and seven blocks: Alauli, Khagaria, Chautham, Mansi, Gogri, Beldaur and Parbatta
Key markets
Khagaria town · Gogri · Beldaur · Parbatta · Alauli · Chautham · Mansi
Demand anchors
Khagaria–Purnia four-lane approved · Aguwani Ghat–Sultanganj Ganga bridge nearing completion · Raxaul–Haldia Expressway proposed · Khagaria Junction rail hub
Rail
Khagaria Junction on the Barauni–Guwahati line, with links to Saharsa, Samastipur and a Ganga rail bridge to the south at Munger
Size and population
About 1,493 sq km (ICAR-CRIDA) and 16,66,886 people at the 2011 Census (Census of India)
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.
Khagaria — 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
Khagaria — district-specific notes
The Bihar state page applies to Khagaria 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.
⚠ Khagaria sits among the Ganga, Kosi, Burhi Gandak and Bagmati, and flooding is the first legal and practical check. A PTI report of 28 September 2026 had the Kosi above the danger mark at Baltara, on the district’s Kosi side (PTI via ThePrint, 28 September 2026). Ask for a plot’s flood history and embankment protection before paying anything.
⚠ On diara and char land the channel moves and plots can erode or re-emerge. Check that the plot appears in the current survey map, that the jamabandi area matches the ground, and who the claimants are if the land has re-formed.
⚠ Land along the Khagaria–Purnia road and near the Aguwani Ghat bridge approaches may be needed for widening or approach roads. The Union Cabinet approved four-laning of NH-31 and NH-231 on 3 June 2026 (India TV, 3 June 2026), and the Aguwani Ghat bridge approach roads run 16 km on the Aguwani side (Indian Masterminds, 10 September 2026). Check the alignment before paying for roadside 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 Khagaria town into the higher bracket (Prabhat Khabar, 18 June 2026).
⚠ 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.
- Kosi and Ganga floodplain
- Diara and char land
- MVR revised June 2026
- Highway and bridge acquisition
- Riverbank erosion
District overview
Khagaria — a river-confluence maize district with a new Ganga bridge
Khagaria is an east Bihar district between the Ganga and the Kosi, covering about 1,493 sq km with 16.67 lakh people at the 2011 Census, in two sub-divisions and seven blocks (ICAR-CRIDA; Census of India). It is one of the densest districts in the state and also one of the most flood-affected, because the Ganga, Kosi, Burhi Gandak, Bagmati and other rivers meet or run close to it. The soils are fine loamy alluvium, and maize, wheat and rice are the main crops.
Khagaria Junction on the Barauni–Guwahati line makes the town a rail centre, and NH-31 passes through it. Road access is changing: a four-lane Aguwani Ghat bridge over the Ganga to Sultanganj is nearing completion, and the Union Cabinet approved four-laning of the Khagaria–Purnia highway in June 2026.
Buyers here are mostly local families and farmers adding land near the town and the highway, with some investors who follow the bridge and highway stories. 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.
Most buyers in Khagaria are local families, farmers expanding holdings, and migrants from the district who want a plot near home. Because the district sits on two large rivers, the first question for any parcel is how it behaves in the monsoon: land on the older, higher ground near town roads is usually dry through the season, while diara and char land close to the Ganga or Kosi channels can go under water and shift with the river.
Before paying a token amount, ask the seller for the current Jamabandi extract, the latest rent receipt (lagan), the Khata and Khesra numbers, and a plot sketch from the Bhu-Naksha. Match all four to the name on the sale deed and have the circle office (anchal karyalay) confirm that mutation (dakhil-kharij) is complete. A parcel with a clean 30-year chain of title is worth paying a little extra for in a river district.
- Ganga and Kosi
- Khagaria Junction
- NH-31
- Aguwani Ghat bridge
- Maize belt
- Diara land
Transaction costs
Stamp duty & registration in Khagaria
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
Khagaria 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). 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; CAG Report No. 2 of 2019). 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 Khagaria
Three belts, each moved by different things. Read the check line before shortlisting.
Khagaria town and the rail–highway belt
District headquarters · NH-31 · rail junction
Khagaria town is the district’s trading and rail centre, on NH-31 and the Barauni–Guwahati line. The four-laning of NH-31 and NH-231 towards Purnia, approved in June 2026, starts here, and the June 2026 peripheral MVR rule applies to land around the town (India TV). Demand is for small residential, storage and farm plots.
Check: whether the plot is inside the municipal or 4 km peripheral belt, the NHAI alignment and waterlogging on the low land.
Parbatta, Aguwani Ghat and the Ganga bridge belt
Ganga bank · bridge approaches
Parbatta block holds the Aguwani Ghat end of the 3.16 km Ganga bridge to Sultanganj in Bhagalpur, which was reported 70 to 98% complete across its components in September 2026, with completion targeted in FY 2026-27 (Indian Masterminds, 10 September 2026). The approach on the Aguwani side runs 16 km. Land near the approach roads is watched, but it is also close to the Ganga bank.
Check: the approach-road alignment, the erosion record along the bank and whether the plot is diara.
Gogri, Beldaur and Alauli
Kosi side · maize and rice plain
The Kosi side blocks are the district’s farm heartland and also its flood zone. The ICAR-CRIDA plan records maize on about 31,600 ha and wheat on about 31,500 ha in rabi, with rice on about 15,600 ha in kharif (ICAR-CRIDA). Plots are valued as productive farm land when they are not in the active floodway.
Check: the last flood year, embankment status and the distance from the Kosi channel.
Asking prices
Asking prices are quoted per kattha or decimal and vary sharply between the town, the bridge approaches and the river villages. 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 Khagaria connects — road, rail and air
A rail junction and highway town, with a new Ganga bridge and a highway upgrade still to come.
🚗 By road
✈️ By air
🚆 By rail
Travel times are approximate and depend on traffic and flood closures. Check NHAI and railway notices before relying on them.
Growth catalysts
Upcoming infrastructure & developments
Status labels reflect sources read in November 2026. Government timelines are not guarantees.
00Open
03Catalysts
Agriculture & terrain
Soil, crops & water in Khagaria
A maize, wheat and rice plain on fine loamy alluvium, with high cropping intensity and annual flood risk.
Crops
The ICAR-CRIDA plan records rice on about 15,600 ha in kharif, and in rabi maize on about 31,600 ha and wheat on about 31,500 ha, with gross cropped area of about 133,100 ha and cropping intensity of about 153% (ICAR-CRIDA).
- Kharif: rice
- Rabi: maize, wheat
- Smaller crops: greengram, chickpea
Soil, rain and water
Normal annual rainfall is about 1,284 mm over 59 rainy days, with about 1,107 mm in the June to September monsoon. Soils are mostly fine loamy to loamy alluvium. Net irrigated area is about 68,300 ha out of a net sown area of about 87,100 ha, with borewells the main source.
- Rainfall about 1,284 mm
- Soils: fine loamy alluvium
- Net irrigated about 68,300 ha
Floods and waterlogging
The Kosi was above the danger mark at Baltara in late September 2026 (PTI via ThePrint). The ICAR plan lists flood among the district’s contingencies (ICAR-CRIDA).
Dry-season irrigation
Most irrigation comes from borewells, so check the pump, the electric or diesel connection and the water level before paying for a second or third crop.
At a glance
Khagaria vs. nearby districts
| District | Land and water | What links it to Khagaria |
|---|---|---|
| Begusarai | West neighbour with an industrial belt and the Ganga bridge at Birpur | On the Raxaul–Haldia route and the Barauni–Guwahati line |
| Bhagalpur | East across the Ganga | Linked by the Aguwani Ghat bridge and the Khagaria–Purnia highway |
| Munger | South across the Ganga | Rail and road bridge links the two |
| Saharsa | North, on the Kosi | Shares the Kosi flood plain and rail links |
Khagaria has more infrastructure under way than most Kosi-belt districts, and the same flood exposure. For listings across the state, see all land for sale in Bihar.
Farmland India view
Why investors look at Khagaria
Five reasoned points for Khagaria, each tied to a source on this page.
A bridge that is close to opening
The Aguwani Ghat bridge was reported 70 to 98% complete by component in September 2026 (Indian Masterminds), a firmer signal than most Bihar proposals. Its approach roads are the likeliest places for early land-use change.
A four-lane upgrade is approved
The Khagaria–Purnia highway has cabinet approval and a cost, but no construction schedule (India TV).
Rail and road make it a connector
Khagaria Junction and NH-31 give the town trading weight, which supports commercial and storage land.
The June 2026 MVR reset raises entry costs
Registered values and stamp duty are higher than a year ago (Prabhat Khabar).
Flood exposure is the main discount
The Kosi was above the danger mark in September 2026 (PTI via ThePrint). Buy away from the active floodway unless the price reflects the risk.
Confirm Jamabandi, mutation, zoning and acquisition status directly — these are not certified by Farmland India’s review.
STRAIGHT TALK
Risks & challenges in Khagaria
District-specific risks. Read the state page for the general Bihar risks on ceiling, conversion and records.
Kosi and Ganga floods
The Kosi was above the danger mark at Baltara on 28 September 2026 (PTI via ThePrint). Visit in the monsoon and ask neighbours about the last three years.
Erosion and shifting channels
River-bank and diara plots can lose or gain land. Check that the survey record and the ground match.
Acquisition for bridge and highway
Approach roads and the four-laning need land. Check the alignment and the notification before paying a token amount.
Waterlogging
Low plots can stay wet for months, which suits some crops but not others.
Fragmented and co-shared holdings
Khagaria is dense and holdings are small. Insist on a current jamabandi, a mutation order and a title search.
Government and ceiling land
Surplus, ceiling and government land cannot be sold. Check the plot on Bihar Bhumi and with the Circle Officer (CO).
Shifting channels and boundary disputes
Where a river changes course, plot boundaries can drift from the map. Walk the boundary with the local amin (surveyor), compare it with the Bhu-Naksha sheet, and get neighbours' signatures on a boundary note before registration. Avoid land where the owner cannot show continuous cultivation or possession.
Who to contact
Local revenue & planning offices
Start with the Khagaria District Collectorate (Khagaria district site) for the District Magistrate and Land Acquisition Officer, then the Circle Office (anchal) of the block, the sub-divisional offices at Khagaria and Gogri, 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
- Jehanabad
- Kaimur (bhabua)
- Katihar
- 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 Khagaria.
Visit full wiki01 of 04
Is the Aguwani Ghat bridge open?
Not yet in the sources we read. Indian Masterminds reported on 10 September 2026 that the 3.16 km Ganga bridge between Khagaria and Sultanganj was between 70% and 98% complete by component, with completion targeted for the 2026-27 financial year.
02 of 04
Is the Khagaria–Purnia highway being built?
The Union Cabinet approved four-laning of the 143.5 km Khagaria–Purnia section of NH-31 and NH-231 on 3 June 2026 at Rs 3,936.05 crore under the BOT toll model. No construction schedule was published in the reports we read.
03 of 04
Did land rates change in Khagaria 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. Stamp duty rose from 6% to 7% in rural areas, and a Kishanganj report gave 9% in urban areas, as reported by Prabhat Khabar.
04 of 04
Is there a price guide for farmland in Khagaria?
We found no newspaper or official price series for Khagaria 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
- ICAR-CRIDA: Agriculture Contingency Plan for Khagaria district
- Census of India
- Khagaria 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%
- Prabhat Khabar, 19 Jun 2026: Kishanganj registry rates (stamp duty 7% rural, 9% urban)
- India TV, 3 Jun 2026: Khagaria–Purnia highway approved
- Outlook Business, 3 Jun 2026: Khagaria–Purnea section of NH-31 and NH-231
- Indian Masterminds, 10 Sep 2026: Aguwani Ghat bridge
- NBM&CW, 17 Jul 2020: Aguwani Ghat bridge work
- Indian Masterminds, 3 Jul 2025: Raxaul–Haldia Expressway
- PTI via ThePrint, 28 Sep 2026: Kosi and Gandak flood situation
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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