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District guide
Buying Land in Patna
A capital district with an open metro and riverfront road, a second airport at Bihta, township zoning in the south and floods in the Tal.
3,202 sq km
Area (district portal)
58.4 lakh
Population (Census 2011)
1,054 mm
Normal annual rainfall
3.45 km, Oct 2025
Patna Metro open
*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 — Patna
Rev. 2026 · Farmland India desk
State
Bihar
Sub-divisions
Six sub-divisions and 23 blocks, as listed in the CGWB district booklet (CGWB, 2013): Patna Sadar, Patna City, Danapur, Masaurhi, Paliganj and Barh
Key markets
Bihta · Danapur and Khagaul · Phulwari Sharif · Fatuha · Naubatpur · Maner
Demand anchors
Patna Metro first section open since October 2025 · Bihta civil enclave under construction · JP Ganga Path open from Digha to Didarganj · Patna ring road in phases (Swarajya, June 2026)
Rail
Patna Junction, Rajendra Nagar, Patliputra and Danapur stations on the Delhi–Howrah main line
Size and population
3,202 sq km and 58,38,465 people at the 2011 Census, a density of 1,823 per sq km (Patna district administration)
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.
Patna — 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
Patna — district-specific notes
The Bihar state page applies to Patna 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.
⚠ Large parts of the district sit inside planned urban zones. The Patna Master Plan 2031 is implemented by the Patna Metropolitan Area Authority, and the 2010 Conversion Act does not apply in municipal areas or areas notified as urban through a master plan, so building rules and zoning, not SDO conversion, decide what can be built there.
⚠ The Pataliputra satellite township covers about 275 revenue villages in Punpun, Fatuha, Sampatchak, Dhanarua, Masaurhi and Phulwari blocks, with a special area of about 81,730 acres (Prabhat Khabar, April 2026). Sales there were frozen from April 2026 until the Urban Development and Housing Department lifted the ban by notification on 1 August 2026 (Prabhat Khabar, August 2026). Check the draft plan’s zoning for the exact plot.
⚠ The June 2026 MVR revision doubled government rates in urban and peripheral areas and raised rural rates 1.6 times (Prabhat Khabar, 18 Jun 2026). Check whether the plot falls in the urban, peripheral or rural category; it changes the duty.
⚠ Land near the Bihta civil enclave, the ring road and the Ganga bridges has been under acquisition at various stages (Prabhat Khabar, May 2026, Swarajya, June 2026). Ask the circle office whether the khesra appears in any notification.
⚠ Diara land along the Ganga and Sone and Tal land in the east of the district flood for part of the year (ICAR-CRIDA, CGWB). It is cultivable but not buildable without risk, and boundaries on river land can shift.
Read the full Bihar land buying guide for the ceiling, conversion, survey and NRI rules.
- Master plan zoning
- Pataliputra township
- MVR revised 2026
- Acquisition near Bihta
- Diara and Tal land
District overview
Patna — a capital district with a new metro, a second airport and a Tal farm belt
Patna district stretches about 3,202 sq km along the south bank of the Ganga, from Maner and Bihta in the west to Barh and Mokama in the east, with the Sone on its western edge and the Punpun running through its southern blocks (Patna district administration). It held 58,38,465 people at the 2011 Census, and the CGWB booklet counted about 25 lakh of them as urban (CGWB). The city takes the central strip between the river and the old bypass; the rest is farmland on sandy loam and clay loam, with diara on the river side and the Tal depressions in the east. The state capital, the high court, the secretariat, AIIMS at Phulwari Sharif and most of Bihar’s private hospitals and colleges are here, which is why demand for land near the city has never depended on farming returns.
The last two years have changed the map more than the previous ten. The 20.5 km JP Ganga Path along the riverfront, built at about Rs 3,831 crore, opened through to Didarganj in April 2025 (India TV, April 2025; PTI via ThePrint, April 2025). The first section of the Patna Metro opened in October 2025 (PTI via ThePrint). A civil enclave is being built at the Bihta air base, the Rs 16,000 crore ring road has its final alignment (Swarajya, June 2026), and the Pataliputra satellite township plan now zones about 81,730 acres in the south and east of the district.
For farmland buyers, Patna splits into three markets. The western belt from Danapur to Bihta and Maner is driven by the airport, the ring road and industry. The southern blocks around Phulwari, Naubatpur, Punpun and Masaurhi sit under township and master-plan zoning. The eastern Tal and Barh–Mokama belt is still a pulse-growing farm economy with seasonal flooding. Rice, wheat and lentil dominate across all three (ICAR-CRIDA).
- State capital
- Ganga riverfront
- Bihta
- Danapur
- Phulwari Sharif
- Tal belt
Transaction costs
Stamp duty & registration in Patna
7% / 9%
Stamp duty, rural / urban, from 19 June 2026
up from 6% and 8%, as reported by Prabhat Khabar
2.0x / 1.6x
MVR multiplier from 19 June 2026
2.0x urban and peripheral land, 1.6x rural land
5% a year
Annual MVR increase
with a full MVR review every three years
Patna follows the state rates. Prabhat Khabar reported on 18 June 2026 that from 19 June the Minimum Value Register (MVR, the government’s floor value for registration) was doubled for urban and peripheral land and raised 1.6 times for rural land, that stamp duty went from 6% to 7% in rural areas and from 8% to 9% in urban areas, and that the MVR will rise 5% each year with a full revision every three years (Prabhat Khabar, 18 Jun 2026). That report did not restate the registration fee, so confirm it at the Patna registry office, and check whether the mouza (revenue village) is classed urban or rural, because that decides which duty rate applies. The 2017-18 audit of Bihar’s revenue found a Patna case where the district valuation committee had lowered the MVR for Srikrishnapuri without following the rule that it should not fall below the average of the five highest sale deeds in the area (CAG report No. 2 of 2019), so ask for the current MVR of your exact mouza and land category rather than relying on a general figure. 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 Patna
Reported airport, road, bridge and township developments; no listing-site prices are used.
Bihta and Maner: the airport belt
Civil enclave under construction; 2027 target reported (May 2026)
Bihta, on the western edge of the district near the Sone, already has the air force station, and the civil enclave approved at Rs 1,413 crore is being built inside the base (PIB, Sep 2025). In May 2026 Prabhat Khabar reported only about 5% of the terminal work done after 14 months, against a 31 March 2027 deadline (Prabhat Khabar, May 2026). Maner, north of Bihta towards the Ganga and Sone confluence, is more rural, with diara land along the river.
Check: whether the plot sits in any airport approach or height restriction zone, whether it was part of the acquisition for the enclave, and how far it is from flood-prone diara.
Danapur, Khagaul and the western edge
Ring road final alignment approved (June 2026)
Danapur and Khagaul are the older western suburbs, with the cantonment, the railway division and the start of the JP Ganga Path at Digha. The Rs 16,000 crore ring road is being built in eight phases linking Kanhauli, Sherpur, Dighwara, Kacchi Dargah and Bidupur (Swarajya, June 2026), and its western phases pass through this belt.
Check: the ring road alignment and interchange plan for the village, and whether the plot is inside municipal limits, which decides whether conversion or building plan rules apply.
Phulwari Sharif and Naubatpur: the southern zone
Pataliputra township ban lifted (August 2026)
Phulwari Sharif, home to AIIMS Patna, has grown into the city; Naubatpur to its south-west is still largely farmland. Phulwari block is one of six in the Pataliputra satellite township, whose special area covers about 81,730 acres (Prabhat Khabar, April 2026). Sales there were frozen for four months in 2026.
Check: whether the village is in the township special area or the master-plan area, and what the draft plan zones the plot for.
Fatuha and the eastern river crossings
Kacchi Dargah–Bidupur bridge reported built (July 2026)
Fatuha, east of the city on NH-30, has older industry and a proposed logistics park at Jaitia under the township plan. The six-lane Kacchi Dargah–Bidupur bridge links this side to Vaishali across the Ganga (Prabhat Khabar, July 2026), and the JP Ganga Path is planned to extend east towards Mokama.
Check: acquisition notices for the bridge approach and the ring road phases, and whether the plot is Tal land that floods from August to October.
Asking prices
We found no newspaper or official price series for farmland in any of these belts, so none is shown. The government MVR for each mauza and recent registered deeds in the same village are the only reliable references; agent quotes in kattha should be converted to acres or sq ft before comparing.
Connectivity
How Patna connects — road, rail and air
Expressway-grade roads, two airports and a metro. Drive times to villages are not given because no source was found.
🚗 By road
✈️ By air
🚆 By rail
No drive times are given because we found no sourced figures. Airport facts are from the government note of September 2025 (PIB); road and bridge status from Prabhat Khabar and Swarajya. The JP Ganga Path is planned to extend west to Koilwar and east to Mokama (India TV), which would bring riverfront access to the Maner and Barh belts.
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.
03Open
07Catalysts
Agriculture & terrain
Soil, crops & water in Patna
A rice, wheat and pulse district on Ganga alluvium, irrigated mostly from tubewells, with seasonal flooding in the Tal and diara lands.
Crops
Rice is the main kharif crop on about 135 thousand ha, followed in rabi by wheat on 95.1 thousand ha, lentil on 46.1 thousand ha and chickpea on 28 thousand ha. Net sown area is 228.5 thousand ha and cropping intensity 160% (ICAR-CRIDA). The CGWB booklet adds maize, sugarcane and jute in smaller areas (CGWB).
- Rice, then wheat or lentil
- Chickpea and lentil on Tal land
- Potato on about 10 thousand ha
- Mustard and peas
- Maize in the bhadai season
Soils
The district has three broad soil groups in roughly equal shares: clay to clay loam, sandy loam, and medium to heavy soils (ICAR-CRIDA). The CGWB booklet lists local types including kewal (heavy clay), domat (loam), balsundri (very light) and rehara (alkaline), with pH between 6.3 and 8.2 (CGWB).
- Sandy loam near the rivers
- Heavy clay in Tal depressions
- Alkaline patches in places
- Diara sand along the Ganga and Sone
Horticulture
Mango is the largest fruit on about 3.8 thousand ha, with guava, banana and lemon behind it; vegetables include potato, cauliflower, okra, brinjal and tomato, mostly supplying the city (ICAR-CRIDA).
- Mango and guava orchards
- Vegetables near Patna city
Water and irrigation
About 78% of net sown area is irrigated, and groundwater supplies nearly 80% of irrigation through dug wells and tubewells (CGWB, ICAR-CRIDA). The CGWB district booklet put the stage of groundwater development at 54.7% as of March 2009, with all 23 blocks safe and Sampatchak the highest at 79.6%. We did not obtain a district figure from the 2024 assessment, which treats Patna Urban as a separate unit; ask for the block’s current category.
Rainfall and flooding
Normal annual rainfall is 1,054 mm, about 906 mm of it in the June–September monsoon (ICAR-CRIDA). The Sone, Punpun and Phalgu are prone to floods in their lower reaches (CGWB), and the Tal lands south of the Ganga stay under water from August to early October and are mostly single-cropped.
At a glance
Patna vs. nearby districts
| District | Land and water | What links it to Patna |
|---|---|---|
| Vaishali (north, across the Ganga) | North Bihar alluvium with flood exposure | Kacchi Dargah–Bidupur bridge; the Patna–Purnia expressway (about 245 km) runs through Vaishali |
| Saran (north-west, across the Ganga) | Floodplain between the Ganga and Gandak | Sonepur satellite township, core 2,000 acres; ring road phase at Dighwara |
| Bhojpur (west, across the Sone) | Sone canal command | JP Ganga Path planned west to Koilwar |
| Nalanda (south-east) | Rice–wheat with Tal land | Shares the Tal belt and the southern township blocks’ edge |
No price series is shown for any district because none is sourced. Township details are from Prabhat Khabar, April 2026; road and bridge links from Patrika, Swarajya and India TV; Tal lands from ICAR-CRIDA. Compare the MVR for each mauza rather than assuming land across a river is cheaper, and check flood history before treating any plot as a bargain.
Farmland India view
Why investors look at Patna
Five reasoned points for Patna, each tied to a source on this page.
Two airports on one district map
Patna’s new terminal opened in May 2025, and the Bihta civil enclave is being built for a 2027 target. Bihta, Naubatpur and Maner are the farmland belts closest to the second airport, and the likeliest to see demand from warehousing and services before housing.
Roads that are already open
The JP Ganga Path and the first metro section are running, not promised. That makes the eastern and riverside belts easier to reach today, while the ring road phases are still a mix of built and planned.
Zoning now decides the use
The Pataliputra township plan and the master plan cover a large share of the south and east of the district. A plot’s zone matters more than its distance from the city; farmland zoned green will stay farmland.
A higher government floor
The 2026 MVR revision lifted the value on which duty is paid. Buyers who plan to resell within a few years should price in duty at the new rates on both purchase and sale.
Flood-free land is scarce
Diara and Tal land is cheaper for a reason. High, well-drained plots with road access hold value better and are easier to convert or lease, even if they cost more per acre.
Confirm Jamabandi, mutation, zoning and acquisition status directly — these are not certified by Farmland India’s review.
STRAIGHT TALK
Risks & challenges in Patna
District-specific risks. Read the state page for the general Bihar risks on ceiling, conversion and records.
Township and master-plan zoning
Large parts of the south and east fall in the Pataliputra township special area, and sales there were frozen for four months in 2026. Zoning in the draft plan can rule out the use you have in mind, so read it for the exact plot.
Acquisition near new projects
The Bihta enclave, the ring road phases and the bridge approaches have all needed land. A plot on or beside an alignment may be acquired at the government rate rather than sold at a premium.
Diara and river-edge land
Land in the Ganga and Sone diara floods and shifts. Boundaries on the ground may no longer match the map sheet, and possession can be contested after a flood season.
Tal flooding
Tal land stays under water from August to early October. It is good for rabi pulses but poor for building or year-round access.
Mismatched records
Old Khatiyan, digitised Jamabandi and new survey entries can disagree on owner or area. Fix errors through Parimarjan before registry, since mutation is usually held up until they are resolved.
Joint family land
Unpartitioned land sold by one branch of a family is a common source of suits. Get every co-sharer to sign, or a registered partition, before paying.
Colonies on farmland
Plotted colonies on agricultural land outside municipal limits without conversion or an approved layout are common on the city edge. Such plots may not get building approval or a power connection.
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 Patna, under the District Magistrate, runs revenue administration for the district, with details on the Patna district website. Mutation, land possession certificates and rent receipts are handled by the circle offices (anchal) in each of the 23 blocks, and applications are made online through Bihar Bhumi; record corrections go through Parimarjan. Conversion applications go to the Sub-Divisional Officer of the relevant sub-division: Patna Sadar, Patna City, Danapur, Masaurhi, Paliganj or Barh. Deeds are registered at the Patna registry offices, with online services on Nibandhan. Building and layout approvals inside the planning area follow the master plan implemented by the Patna Metropolitan Area Authority. For survey questions, check with the special survey camp office for the circle.
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
- Khagaria
- Kishanganj
- Lakhisarai
- Madhepura
- Madhubani
- Munger
- Muzaffarpur
- Nalanda
- Nawada
- 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 Patna.
Visit full wiki01 of 04
Is there a price guide for farmland in Patna?
We found no newspaper or official price series for Patna 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.
02 of 04
Can I buy land in the Pataliputra township area?
Sales in the township special area were frozen from April 2026 and the cabinet lifted the ban in August 2026 after the draft development plan was published. Transactions are now subject to the plan and its rules, so check the zoning for the exact plot first.
03 of 04
Which parts of Patna district flood?
Diara land along the Ganga and Sone floods and shifts, and the Tal depressions south of the Ganga stay under water from August to early October. The CGWB also notes that the Sone, Punpun and Phalgu flood in their lower reaches.
04 of 04
Where do I apply for mutation and conversion in Patna?
Mutation (Dakhil Kharij) is applied for online through Bihar Bhumi and processed by the circle office of the block. Conversion to non-farm use outside urban and master-plan areas needs permission from the Sub-Divisional Officer under the 2010 Act.
Transparency
Sources and references
Law and courts
- Bihar Agriculture Land (Conversion for Non-Agriculture Purposes) Act, 2010
- CAG, Report No. 2 of 2019, Revenue Sector, Bihar: Stamps and Registration Fees
Government
- Patna district administration
- CGWB: Ground Water Information Booklet, Patna district
- ICAR-CRIDA: District agriculture contingency plan, Patna
- PIB: Bihar airports note, September 2025
- Patna Metropolitan Area Authority: Patna Master Plan 2031
- Bihar Bhumi, Revenue and Land Reforms Department
- Parimarjan, Jamabandi correction portal
- Nibandhan e-services, Registration Department
News
- ThePrint (PTI): Patna Metro first section, October 2025
- Swarajya: Patna Metro priority corridor, January 2026
- PTI via ThePrint: JP Ganga Path final stretch opened, April 2025
- India TV: JP Ganga Path features and extensions, April 2025
- Swarajya: Patna ring road final alignment, June 2026
- Prabhat Khabar: Kacchi Dargah-Bidupur bridge, July 2026
- Prabhat Khabar: Bihta airport progress, May 2026
- Prabhat Khabar: satellite township land ban, April 2026
- Prabhat Khabar: township ban lifted, August 2026
- Prabhat Khabar: MVR doubled in urban and peripheral areas, 1.6 times in rural areas; stamp duty 7% rural, 9% urban, 18 June 2026
- Patrika: Patna–Purnia Expressway alignment, 16 June 2026
Further reading
- Buying land in Bihar (Farmland India)
- Bihar Bhumi Jamabandi online (Farmland India wiki)
- Dakhil Kharij mutation status (Farmland India wiki)
- MVR rate in Bihar (Farmland India wiki)
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
Ready to explore Patna farmland?
Browse reviewed projects and individual land parcels across Patna — or if you own land here, list it with platform review and reach serious buyers.