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District guide
Buying Land in Supaul
A Kosi-floodplain district on the Nepal border: open Kosi rail bridge, a road bridge due 2026-27, an expressway route and sandy maize and rice land.
2,420 sq km
Area (district portal)
1,450 mm
Normal annual rainfall
173%
Cropping intensity
13.3 km
Bheja–Bakaur bridge length
District land record — Supaul
Rev. 2026 · Farmland India desk
State
Bihar
Location
Bounded by Nepal on the north, Saharsa on the south, Araria on the east and Madhubani on the west, in the Koshi division (district portal)
Key markets
Supaul town · Birpur · Triveniganj · Raghopur · Pratapganj · Nirmali · Kishanpur · Chhatapur
Demand anchors
Kosi Rail Mahasetu open since Sep 2020 (Swarajya) · Bheja–Bakaur Kosi road bridge scheduled FY 2026–27 (PIB post) · Gorakhpur–Siliguri Expressway route (India TV, Nov 2025)
Rail
The Supaul–Asanpur–Kupaha rail route joins Supaul, Araria and Saharsa across the Kosi Mahasetu (Swarajya, Sep 2020); a Supaul–Raghopura DEMU train was flagged off in 2020 (PIB).
Size and population
2,420 sq km on the district portal; ICAR-CRIDA lists 238.6 thousand ha (district portal; ICAR-CRIDA)
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.
Supaul — 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
Supaul — district-specific notes
The Bihar state page applies to Supaul 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 Koshi and its tributaries (Tilyuga, Chhaimra, Kali, Tilawe, Bhenga, Mirchaiya and Sursar) shape the district, and the district portal calls the Koshi a source of sorrow for Bihar (district portal). Land in the active floodplain can be cut by a changing channel, so match the field to the latest survey map and check the village flood history.
⚠ The Gorakhpur–Siliguri Expressway is reported to pass through Supaul among eight Bihar districts, a six-lane greenfield road with 120 km/h design speed (India TV, 25 Nov 2025). The report said acquisition was starting in East Champaran, so check whether a Supaul plot falls inside any notification before paying.
⚠ 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 mouza is classed urban or rural; the class decides the stamp duty rate, 9% urban or 7% rural.
⚠ Land near the Bheja–Bakaur bridge approaches and the Kosi Mahasetu rail line may carry acquisition entries in the revenue record (PIB post). Ask whether the plot number appears in any acquisition or railway record.
⚠ Sandy soil covers about 39% of the district and coarse sandy loam another 43% (ICAR-CRIDA). Sand deposits left by floods can make a plot look good in the dry season and unproductive after the next flood, so test the soil and ask about silt and sand cover.
Read the full Bihar land buying guide for the ceiling, conversion, survey and NRI rules.
- Kosi floodplain
- Expressway route
- Bridge approaches
- MVR revised 2026
- Sandy and shifting land
District overview
Supaul — a Kosi-floodplain border district with a rail bridge open and a road bridge coming
Supaul district covers about 2,420 sq km along the Nepal border in the Koshi division, with Saharsa to the south, Araria to the east and Madhubani to the west (district portal). The Koshi and its tributaries dominate the map, and soils are alluvial with sandy patches. Supaul town is the headquarters; Birpur, Triveniganj, Raghopur and Pratapganj are other main centres.
Connectivity is the story. The 1.9 km Kosi Rail Mahasetu was dedicated in September 2020 at a cost of Rs 516 crore, opening the Supaul–Asanpur–Kupaha rail route (Swarajya; PIB). A PIB post describes the 13.3 km Bheja–Bakaur Kosi road bridge as near completion, scheduled for FY 2026–27, costing Rs 1,101.99 crore and cutting travel by 44 km towards NH-27 (PIB post). India TV also lists Supaul among eight Bihar districts on the Gorakhpur–Siliguri Expressway (India TV).
For farmland buyers, Supaul has three markets. The Supaul–Birpur–Triveniganj road and rail belt is the town and transit market. The Kosi bridge approaches are a speculative market, where records and acquisition notices decide everything. The wider sandy floodplain is working maize, rice and wheat land with a flood discount. No newspaper or official source gives a price series, so confirm the MVR and recent deeds village by village.
- Kosi
- Nepal border
- Kosi Rail Mahasetu
- Bheja–Bakaur bridge
- Expressway route
- Sandy maize land
Transaction costs
Stamp duty & registration in Supaul
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
Supaul 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 Supaul sub-registrar 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 explains how district valuation committees fix the MVR and 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). 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 Supaul
Reported bridge, rail and expressway items, with what to check on the ground.
Supaul town, Birpur and Triveniganj
Rail open; road bridge scheduled FY 2026–27
Supaul is the district headquarters (district portal), and the Kosi Rail Mahasetu connects the area with Araria and Saharsa by rail (Swarajya). Triveniganj and Birpur sit towards the Nepal border and the Kosi barrage side of the district.
Check: municipal limits, MVR class and flood history of the village.
Bheja–Bakaur bridge approaches
13.3 km bridge; FY 2026–27 target
The PIB post says the Bheja–Bakaur Kosi bridge links Madhubani and Supaul directly to NH-27 and Patna and cuts travel by 44 km (PIB post). Land near the approaches is where acquisition and speculation are most likely.
Check: acquisition entries in the record and whether the plot would be left with road access.
Raghopur, Pratapganj and Chhatapur
Sandy farm blocks on the Kosi side
Rice covers about 97 thousand ha, wheat 62 thousand ha, pulses 32 thousand ha and maize 16 thousand ha in the district, and sandy loam and sandy soils make up most of the area (ICAR-CRIDA). Floods and sand deposition are the main risks to farm value.
Check: sand or silt cover on the field, the last bad flood level and the irrigation source.
Nirmali and Kishanpur
Kosi Mahasetu and the western approach
Nirmali lies at the western end of the Kosi Mahasetu route, which the PIB release describes as restoring a rail link the Kosi cut off in 1934 (PIB, Sep 2020). Land close to stations and the approach roads is the most contested.
Check: railway land lines, existing right of way and whether the field has a legal road access.
Asking prices
No newspaper or official source gives a farmland price band for Supaul, so none is shown. Use the revised June 2026 MVR for your mauza and land category, and recent registered deeds in the same village, as your references. Ask the sub-registrar for the MVR class before you agree a price.
Connectivity
How Supaul 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
No drive times are given because we found no official figure. Distances depend on the Kosi bridges and the expressway, so confirm current routes before relying on any travel time (district portal).
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.
01Open
03Catalysts
Agriculture & terrain
Soil, crops & water in Supaul
A rice, wheat, maize and pulse district on sandy Kosi alluvium, irrigated about 41% from bore wells and canals, with floods and drought both listed.
Crops
Rice covers about 97 thousand ha, wheat 62 thousand ha, pulses 32 thousand ha and maize 16 thousand ha, with oilseeds at 5.5 thousand ha. Cropping intensity is 173% on a net sown area of 146.6 thousand ha (ICAR-CRIDA).
- Rice in kharif
- Wheat in rabi
- Maize
- Pulses
- Oilseeds
Soils
Coarse sandy loam covers about 43% of the area, sandy soil 39%, fine sandy loam 16% and saline or calcareous soil 1.6% (ICAR-CRIDA). The district portal calls the soils alluvial with sandy patches that vary from acidic to basic (district portal).
- Coarse sandy loam
- Sandy soil
- Fine sandy loam
- Acidic to basic patches
Horticulture
Mango covers about 1.1 thousand ha, with coconut, banana, guava and mentha at 0.4 to 0.7 thousand ha each, and small areas of litchi, potato and cabbage-family vegetables (ICAR-CRIDA).
- Mango
- Banana and guava
- Mentha
Water and irrigation
About 41% of net sown area is irrigated (60.5 of 146.6 thousand ha, our calculation from the ICAR-CRIDA table), and about 86 thousand ha is rain-fed. Bore wells supply about 40% of irrigated area and canals about 34% (ICAR-CRIDA). The plan’s groundwater status fields are blank, so ask for the well depth and a local water test.
Rainfall and flooding
Normal annual rainfall is 1,450 mm, of which 1,294 mm falls in the south-west monsoon (ICAR-CRIDA). The plan lists drought, flood, heat and cold waves and pest outbreaks as contingencies, and the Koshi’s tributaries are Tilyuga, Chhaimra, Kali, Tilawe, Bhenga, Mirchaiya and Sursar (district portal).
At a glance
Supaul vs. nearby districts
| District | Land and water | What links it to Supaul |
|---|---|---|
| Madhubani (west) | Mithila floodplain | Bheja–Bakaur bridge links Madhubani and Supaul to NH-27 |
| Saharsa (south) | Koshi floodplain | Kosi Mahasetu rail route joins Supaul, Araria and Saharsa |
| Araria (east) | Koshi and Mechi plain | Kosi Mahasetu rail route; Gorakhpur–Siliguri Expressway route |
| Nepal (north) | Himalayan foothill border | Border belt with the Koshi barrage side |
No price series is shown for any district in this table because no newspaper or official source gives one.
Farmland India view
Why investors look at Supaul
Five reasoned points for Supaul, each tied to a source on this page.
Two Kosi bridges, one open
The Kosi Rail Mahasetu has carried the Supaul–Asanpur–Kupaha route since 2020, and the Bheja–Bakaur road bridge is scheduled for FY 2026–27 (Swarajya; PIB post). A finished road bridge would change access for the Madhubani side of the district.
An expressway on the map
Supaul is named among eight Bihar districts on the Gorakhpur–Siliguri route (India TV). The alignment and cost are not settled, so do not pay a premium for frontage.
Productive land for its flood risk
Cropping intensity of 173% and about 97 thousand ha of rice show that farmers work the land hard (ICAR-CRIDA). That demand holds even when infrastructure dates slip.
A higher government floor
The 2026 MVR revision lifted the value on which stamp duty is charged, doubling urban and peripheral rates and raising rural rates 1.6 times (Prabhat Khabar, 18 Jun 2026). Budget for the duty on the revised floor.
The Kosi sets the discount
The Koshi is described as a source of sorrow, and sandy soils can hold flood-deposited sand (district portal; ICAR-CRIDA). Land that stays dry in a bad year is the scarce asset.
Confirm Jamabandi, mutation, zoning and acquisition status directly — these are not certified by Farmland India’s review.
STRAIGHT TALK
Risks & challenges in Supaul
District-specific risks. Read the state page for the general Bihar risks on ceiling, conversion and records.
Kosi floods and shifting channels
The Koshi and its tributaries can shift. Ask for the village flood history and match the field boundary to the latest survey map.
Acquisition near bridges and the expressway
The Bheja–Bakaur approaches and the expressway route involve acquisition. Check the plot number against notifications before paying.
Sand deposition
Sandy soils cover most of the district (ICAR-CRIDA). Look for sand or silt cover and ask what the field yielded after the last flood.
Border-area rules
Land close to the Nepal border can carry extra restrictions. Ask the Sub-Divisional Officer whether any rule applies to the plot.
Records that do not agree
In Supaul, as elsewhere in Bihar, the old Khatiyan, the digitised Jamabandi and the survey map can show different areas. Reconcile them and complete mutation before you pay the balance.
Co-owners and partition
Land held jointly by brothers or cousins is often sold by one of them. A sale without a partition deed or every co-owner’s signature can be reopened years later.
Plots sold from farmland
Plotted layouts on agricultural land need conversion by the SDO unless the area is urban. Ask to see the order and the plot number it covers.
Deeds below the floor value
A deed registered below the revised MVR can draw a valuation reference. Record the true price and pay duty on the higher of price and MVR.
Who to contact
Local revenue & planning offices
The Collectorate at Supaul, under the District Magistrate, runs revenue administration for the district, with details on the Supaul district website. Mutation, land possession certificates and rent receipts are handled by the circle offices (anchal) in each block, 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: the relevant sub-division, and sale deeds are registered at the sub-registrar offices, with rates and e-services on Nibandhan.
KEEP EXPLORING
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Other districts in Bihar
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- Gopalganj
- Jamui
- Jehanabad
- Kaimur (bhabua)
- Katihar
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- Lakhisarai
- Madhepura
- Madhubani
- Munger
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- Saharsa
- Samastipur
- Saran
- Sheikhpura
- Sheohar
- Sitamarhi
- Siwan
- Vaishali
- West Champaran
COMMON QUESTIONS
Frequently asked questions
Everything buyers, NRIs and investors ask before their first reviewed farmland purchase in Supaul.
Visit full wiki01 of 04
Is there a price guide for farmland in Supaul?
We found no newspaper or official price series for Supaul 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
What are the Kosi bridges near Supaul?
The 1.9 km Kosi Rail Mahasetu, built for Rs 516 crore, was dedicated in September 2020 and links Supaul, Araria and Saharsa by rail. The 13.3 km Bheja–Bakaur road bridge, costing Rs 1,101.99 crore, is scheduled for FY 2026–27 according to a PIB post, and would cut travel by 44 km towards NH-27.
03 of 04
Will the Gorakhpur–Siliguri Expressway pass through Supaul?
India TV reported in November 2025 that Supaul is one of eight Bihar districts on the six-lane greenfield route, which it described as 520 km and Rs 32,000 crore. Land acquisition was reported as starting in East Champaran first, so check the notification and alignment for any Supaul plot.
04 of 04
Where do I apply for mutation and conversion in Supaul?
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 an application to the Sub-Divisional Officer under the 2010 Act, and registration is at the sub-registrar office.
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
- Supaul district administration: about the district
- ICAR-CRIDA: District agriculture contingency plan, Supaul, 2013
- PIB: Kosi Rail Mega Bridge dedication, 17 September 2020
- PIB India post: Bheja–Bakaur Kosi bridge, December 2025
- Bihar Bhumi, Revenue and Land Reforms Department
- Parimarjan, Jamabandi correction portal
- Nibandhan e-services, Registration Department
News
- Swarajya: Kosi Mahasetu and other projects, 19 September 2020
- India TV: Gorakhpur–Siliguri Expressway, 25 November 2025
- Prabhat Khabar: MVR doubled in urban and peripheral areas, 1.6 times in rural areas; stamp duty 7% rural, 9% urban, 18 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
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