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District guide
Buying Land in Purnia
Seemanchal’s main market: Kosi-plain maize, paddy and makhana land, a four-lane highway and a 6-lane expressway on the way, and a working airport.
3,229 sq km
Area (CGWB district profile)
32.6 lakh
Population (Census 2011)
1,411 mm
Normal annual rainfall (CGWB)
43.5%
Groundwater development (CGWB)
*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 — Purnia
Rev. 2026 · Farmland India desk
State
Bihar
Sub-division
Four sub-divisions (Purnia Sadar, Dhamdaha, Baisi, Banmankhi) and 14 blocks: Amour, Baisa, Baisi, Banmankhi, Barhara, Bhawanipur, Dagarua, Dhamdaha, Jalalgarh, Kasba, Krityanand Nagar, Purnea East, Rupauli and Srinagar (district profile)
Key markets
Purnia city · Banmankhi · Kasba · Dhamdaha · Baisi · Rupauli
Demand anchors
Khagaria–Purnia four-lane approved Jun 2026 (India TV) · Patna–Purnia Expressway approved Feb 2025 (Prabhat Khabar) · daily IndiGo flights to Delhi from Oct 2025 (Daily Jagran)
Rail
Madhepura–Murliganj–Banmankhi–Purnia Court section raised to 100 km/h in 2019 (Railpost)
Size and population
3,229 sq km and about 32.6 lakh people at the 2011 Census (CGWB district profile)
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
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Land law is state law. These rules are maintained on the Bihar page and apply to every district within it.
Purnia — 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
Purnia — district-specific notes
The Bihar state page applies to Purnia 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.
⚠ Part of Purnia sits on the Kosi fan. The CGWB describes the district as gently sloping terrace and Kosi plain with active diara floodplains and abandoned Kosi channels, called dhars (CGWB district profile). Land on a diara can look fertile and cheap, but the river can move; look at the plot’s level against the nearest channel and ask neighbours about past floods.
⚠ Municipal ring pricing matters here. Purnia has a municipal corporation, and Prabhat Khabar’s report on the June 2026 revision treats land within 8 km of a municipal corporation as peripheral and doubles its MVR, while rural land rises 1.6 times (Prabhat Khabar, 18 Jun 2026). On the roads out of Purnia city, find out which side of the line your plot falls.
⚠ Two large road projects need land. The Khagaria–Purnia four-lane upgrade of NH-31 and NH-231 includes a 6.7 km bypass of Purnia city (India TV, 3 Jun 2026), and the Patna–Purnia Expressway ends at Chand Bhaddi on NH-27 (Prabhat Khabar, 14 Feb 2025). Plots near a proposed alignment may fall under an acquisition notice, so ask the district land acquisition office before paying an advance.
⚠ The CGWB flags arsenic above the 50 ppb limit at a few places in Kasba and Purnea East blocks, and iron above limits at a few other places (CGWB district profile). Test the water for any plot meant for a farmhouse or a drinking-water source.
⚠ Bihar’s special land survey has been extended more than once and is still running in many mauzas (Deccan Herald). Check on Bihar Bhumi whether the mauza has finished survey and whether the Khatiyan and Jamabandi match what the seller shows you.
Read the full Bihar land buying guide for the ceiling, conversion, survey and NRI rules.
- Kosi diara land
- 8 km municipal ring
- MVR revised June 2026
- Expressway acquisition
- Survey in progress
District overview
Purnia — Seemanchal’s main town, set in Kosi-plain maize, paddy and makhana land
Purnia district (also spelled Purnea) covers 3,229 sq km in north-east Bihar and had about 32.6 lakh people at the 2011 Census, of whom about 3.4 lakh lived in towns. It has four sub-divisions and 14 blocks, one municipal corporation and a level alluvial landscape drained by the Kosi, Mahananda and Panar (CGWB district profile; district profile). The city of Purnia is the main market and administrative centre for the Seemanchal region, and it lies on the Kosi fan, with terraces, plain and diara floodplains.
Roads are the main upgrade. In June 2026 the Union Cabinet approved a 143.5 km four-lane upgrade of NH-31 and NH-231 from Khagaria to Purnia through Bhagalpur and Katihar at about Rs 3,936 crore on a build-operate-transfer basis, including a 6.7 km bypass of Purnia city (India TV, 3 Jun 2026). The Patna–Purnia Expressway, a greenfield six-lane road, was approved in February 2025 with its eastern end at Chand Bhaddi in Purnia district on NH-27 (Prabhat Khabar, 14 Feb 2025). Both are projects, not roads you can drive today.
Flights have started. IndiGo planned a daily Delhi service from 26 October 2025 on a 186-seat aircraft, adding to daily Kolkata flights by IndiGo and Star Air and an Ahmedabad service, according to the Daily Jagran (Daily Jagran, 3 Oct 2025). India TV also reported that a newly developed airport terminal was part of the Prime Minister’s 15 September 2025 visit to the district (India TV, 15 Sep 2025). That makes Purnia a rare Bihar district where air access is already working, and it supports demand from people with family ties in Delhi and Kolkata.
The government rate changed on 19 June 2026. The MVR doubled for urban and peripheral land and rose 1.6 times for rural land, and general stamp duty rose from 6% to 7% (Prabhat Khabar, 18 Jun 2026). Most villages fall in the rural band; the doubled band covers the ring around Purnia city and the smaller towns.
For farmland: Purnia is one of Bihar’s main makhana districts, and ThePrint reported that nearly 14,000 hectares in Purnea and Katihar together are under makhana, out of about 35,000 hectares statewide (ThePrint, 27 Feb 2025). Maize, paddy, jute and wheat are the other main crops on loam and sandy loam, with cropping intensity near 132% (ICAR-CRIDA). The CGWB classes all 14 blocks as safe for groundwater, with overall development at 43.5%.
- Purnia city
- Banmankhi
- Kasba
- Chand Bhaddi
- Khagaria–Purnia four-lane
- Kosi fan
Transaction costs
Stamp duty & registration in Purnia
7%
General stamp duty from 19 June 2026
up from 6%, 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
The state rates apply here. Prabhat Khabar reported on 18 June 2026 that from 19 June general stamp duty rose from 6% to 7%, 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, women buyers get 0.4% off stamp duty and 0.1% off the registration fee, and the MVR will rise 5% each financial year with a full review every three years (Prabhat Khabar, 18 Jun 2026). Peripheral land means land within 8 km of a municipal corporation, 4 km of a nagar parishad or 2 km of a nagar panchayat. For Purnia that means land within 8 km of the Purnia municipal corporation and within 4 km of nagar parishads or 2 km of nagar panchayats such as Banmankhi, where applicable; most villages fall in the 1.6x rural category. The report does not state the registration fee or say whether the older extra 2% duty in municipal areas continues; the 2017-18 state audit gave a 2% registration fee (CAG report No. 2 of 2019), so ask the sub-registrar for the current total before you budget. Our stamp duty guide and MVR guide explain how to look up the rate for a plot, and fees are paid through Nibandhan.
Know the belt
What is moving prices in Purnia
Reported highway, rail and airport developments; no listing-site prices are used.
Purnia city and the bypass belt
District headquarters market
The city is the region’s main registry, hospital and trade centre, and the Khagaria–Purnia upgrade includes a 6.7 km bypass (India TV). Demand is for plots, small commercial land and warehousing near the roads.
Check: whether the plot lies inside the 8 km municipal ring and where the bypass alignment finally runs.
Chand Bhaddi and the expressway end
Expressway terminus
The Patna–Purnia Expressway is approved to end at Chand Bhaddi on NH-27 (Prabhat Khabar). Terminal points of expressways often draw speculation, but the 2028 target was only reported.
Check: the acquisition status of the plot and whether the alignment notification has been issued.
Banmankhi and the Madhepura rail side
Rail-and-road small town
Banmankhi is on the Madhepura–Murliganj–Banmankhi–Purnia Court section, where the speed limit rose to 100 km/h in 2019 (Railpost). The CGWB gives Banmankhi groundwater development of 37.3%.
Check: proximity to the station and whether the land is on a flood-prone channel.
Kasba, Dhamdaha and the farm blocks
Maize, paddy and makhana plain
Farm blocks such as Kasba and Dhamdaha sit on the Kosi-plain loam and sandy loam described by the CGWB (CGWB). Kasba has arsenic above limits at a few places, and Dagarua has the highest groundwater development at 62.1%.
Check: local well depth, water quality and the mauza’s survey status.
Asking price
We found no newspaper or official price series for Purnia farmland, so none is shown. Government rates went up sharply from 19 June 2026 (Prabhat Khabar); use the MVR for the mauza and recent registered deeds in the same village as your reference, and treat broker quotes as asking prices.
Connectivity
How Purnia connects — road, rail and air
Highway and flight links are the main change. Drive times to villages are not given because no source was found.
🚗 By road
✈️ By air
🚆 By rail
No drive times to villages are given because no source was found. Flight schedules and rail timings change; check with the airline and Indian Railways.
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.
02Open
04Catalysts
Agriculture & terrain
Soil, crops & water in Purnia
A maize, paddy, jute and wheat district on loam and sandy loam, with makhana in the wet lowlands and a Kosi-plain flood risk.
Crops
Paddy, jute, wheat, maize and millet are the main crops, with sugarcane and fruit as cash crops (CGWB). Purnia is also one of Bihar’s main makhana districts, with nearly 14,000 ha in Purnea and Katihar together (ThePrint). Cropping intensity is about 132% (ICAR-CRIDA).
- Maize and paddy
- Jute
- Wheat
- Makhana in wet lowlands
Soils
ICAR-CRIDA gives loam at about 41%, clay loam 22% and sandy loam 22% of the district (ICAR-CRIDA). The CGWB calls the soils alluvial, mainly fine loamy to sandy and coarse loamy (CGWB).
- Loam
- Clay loam
- Sandy loam
Horticulture
ICAR-CRIDA lists vegetables such as cauliflower (about 2,300 ha), brinjal (about 2,300 ha), cabbage (about 1,100 ha) and onion (500 ha), and about 3,000 ha of fruit (ICAR-CRIDA).
- Cauliflower, brinjal
- Cabbage, onion
- Fruit orchards
Water and irrigation
The CGWB reports tubewells irrigating the district’s net irrigated area of about 109,000 ha, and groundwater development of 43.5%, with Dagarua highest at 62.1% and Baisa lowest at 35.3% (CGWB). ICAR-CRIDA records a lower net irrigated area, about 60,000 ha, mostly from canals, so the figures depend on the source and year (ICAR-CRIDA).
Rainfall and rivers
The CGWB gives normal annual rainfall of 1,411.5 mm, about 80% in June to September, while ICAR-CRIDA gives 1,314.6 mm (CGWB; ICAR-CRIDA). Pre-monsoon water is 3.7 to 5.4 m below ground and the post-monsoon level 1.7 to 3.4 m, with no significant long-term decline in 2002 to 2011.
At a glance
Purnia vs. nearby districts
| District | Land and water | What links it to Purnia |
|---|---|---|
| Katihar (east) | Kosi-fan plain, makhana | Nearly 14,000 ha of makhana lie in Purnea and Katihar together ([ThePrint](https://theprint.in/feature/wheres-the-makhana-capital-darbhanga-or-purnea-fight-for-makhana-board-turns-political/2513438)); both sit on the Khagaria–Purnia highway ([India TV](https://www.indiatvnews.com/business/news/cabinet-approves-144-km-khagaria-purnia-highway-project-check-which-bihar-districts-to-benefit-2026-06-03-1043546)) |
| Madhepura (west) | Plain with the locomotive factory | Linked by the Patna–Purnia Expressway and the Madhepura–Purnia Court rail line ([Prabhat Khabar](https://www.prabhatkhabar.com/state/bihar/patna/central-government-approves-patna-purnia-expressway-in-bihar-alignment); [Railpost](https://www.railpost.in/ecr-increases-section-speed-to-100-kmph-between-madhepura-and-purnia-court/)) |
| Araria (north) | Kosi-plain, Seemanchal | Same north-east alluvial plain zone as Purnia in ICAR-CRIDA’s series ([ICAR-CRIDA](https://krishi.icar.gov.in/ohs-2.3.1/index.php/record/view/746725)) |
No price series is available for any of these districts, so the table compares land type and links only. Compare the MVR and registered deeds rather than asking prices.
Farmland India view
Why investors look at Purnia
Five reasoned points for Purnia, each tied to a source on this page.
Roads and flights are both in play
A four-lane highway and a bypass were approved in June 2026, the expressway in February 2025, and Delhi and Kolkata flights are already running (India TV; Daily Jagran). That combination is unusual for a Seemanchal district.
Priced for a reason
Much of Purnia is Kosi-plain farmland with flood and drainage risk (CGWB). Lower prices than around Patna reflect that, not a mispriced market.
A makhana and maize base
Makhana, maize and jute give farmland steady agricultural demand, and the National Makhana Board was reported to be launched at Purnea in September 2025 (India TV).
A higher government rate changes the cost base
The June 2026 MVR rise and 7% stamp duty raise the cost of each registration (Prabhat Khabar). Land within 8 km of the municipal corporation is in the doubled band.
Groundwater headroom
Development is 43.5% overall and all 14 blocks are classed as safe (CGWB). Dagarua, at 62.1%, is the closest to heavy use, so check the block before paying for irrigated land.
Confirm Jamabandi, mutation, zoning and acquisition status directly — these are not certified by Farmland India’s review.
STRAIGHT TALK
Risks & challenges in Purnia
District-specific risks. Read the state page for the general Bihar risks on ceiling, conversion and records.
Kosi diara and flooding
Part of the district is active Kosi diara floodplain, and ICAR-CRIDA lists floods, waterlogging and submergence beyond two days among its contingencies (CGWB; ICAR-CRIDA). Price low-lying plots below higher land.
Arsenic and iron in water
Arsenic above 50 ppb occurs at a few places in Kasba and Purnea East, with iron above limits elsewhere (CGWB). Test water before building a farmhouse.
Expressway and highway acquisition
The expressway and four-lane projects need land (Prabhat Khabar; India TV). Paying an advance for land on a draft alignment can end in a compensation dispute.
Peripheral MVR multiplier
Land within 8 km of the municipal corporation is charged at twice the old MVR (Prabhat Khabar). Confirm the ring before you settle on price and budget.
Mismatched records
Old Khatiyan entries, unmutated inheritance and the ongoing special survey mean records often differ from the field (Deccan Herald). Match the plot number on Bihar Bhumi with a physical measurement.
Drought and dry spells
ICAR-CRIDA lists delayed monsoon, dry spells and canal water non-release among the district’s contingencies (ICAR-CRIDA). A plot that depends on canal supply needs a backup well.
Joint family land
Unpartitioned joint land needs every co-sharer’s signature, including those who work away. A missing signature can void the sale years later.
Speculative expectations
Highway and expressway headlines can push asking prices ahead of the real timelines. Treat reported dates as targets.
Who to contact
Local revenue & planning offices
The Collectorate and district administration are listed on the Purnea district website. Mutation and Jamabandi work go through the circle office and Bihar Bhumi; record corrections run through Parimarjan. Conversion of agricultural land is handled by the sub-divisional officer, and registration through the sub-registrar office covering your mauza, booked on Nibandhan. For building rules inside the city, ask the Purnia Municipal Corporation.
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
- Patna
- 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 Purnia.
Visit full wiki01 of 04
What are the stamp duty and MVR changes for land in Purnia?
Prabhat Khabar reported that from 19 June 2026 Bihar’s general stamp duty rose from 6% to 7%, the MVR doubled for urban and peripheral land and rose 1.6 times for rural land. Land within 8 km of a municipal corporation such as Purnia counts as peripheral. Ask the sub-registrar for the current registration fee.
02 of 04
Is there a price guide for farmland in Purnia?
We found no newspaper or official price series for Purnia 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.
03 of 04
Which projects affect land in Purnia?
The Union Cabinet approved a 143.5 km four-lane Khagaria–Purnia highway in June 2026, with a 6.7 km Purnia bypass, and the Patna–Purnia Expressway was approved in February 2025 with its eastern end at Chand Bhaddi. Both are reported projects with acquisition still ahead.
04 of 04
How risky is flooding for Purnia land?
The CGWB places part of the district on the Kosi fan, with active diara floodplains and abandoned Kosi channels (dhars). Check the mauza’s flood history, the plot’s level against the nearest channel and the water-table depth before you pay for irrigated land.
Transparency
Sources and references
Law and courts
- Bihar Agricultural Land (Conversion for Non-Agricultural Purposes) Act, 2010
- Bihar Land Reforms (Fixation of Ceiling Area and Acquisition of Surplus Land) Act, 1961
- CAG, Report No. 2 of 2019: stamp and registration fees, Bihar
Government
- Purnea district administration
- Purnea district profile
- CGWB: Ground Water Information Booklet, Purnea
- ICAR-CRIDA: District Agriculture Contingency Plan, Purnea
- ICAR: agro-climatic profile of Purnea
- DC-MSME: Brief Industrial Profile of Purnea district
- Bihar Bhumi, land records
- Parimarjan, record corrections
- Nibandhan e-services
News
- Prabhat Khabar: new MVR and 7% stamp duty from 19 June 2026
- India TV: Cabinet approves Khagaria–Purnia highway, 3 Jun 2026
- Prabhat Khabar: Patna–Purnia Expressway approved, 14 Feb 2025
- Daily Jagran: IndiGo daily Purnia–Delhi flights, 3 Oct 2025
- India TV: Makhana Board launch at Purnea, 15 Sep 2025
- ThePrint: Darbhanga or Purnea, the makhana board row, 27 Feb 2025
- Railpost: ECR raises speed to 100 km/h, 16 Oct 2019
- Deccan Herald: Bihar land survey deadline extended
Further reading
- Buying land in Bihar: state guide
- Bihar Bhumi: view Jamabandi online
- Dakhil Kharij (mutation) status in Bihar
- MVR rate in 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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