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Area guide
Buying Land in Kapashera
Land near the Delhi-Gurugram border: airport height limits, pooling status, expressway access and what the records show.
13 villages
Bijwasan sub-division
10.1 km in Delhi
Dwarka Expressway
Not listed
DDA pooling lists
₹53 lakh/acre, reported
Agri circle rate
*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.
Micro-market record — Kapashera
Rev. 2026 · Farmland India desk
District
South West Delhi, Bijwasan sub-division (Revenue Department list, December 2025)
District offices
South West district office and the Matiala and Bijwasan sub-division offices share an address in Kapashera (Revenue Department)
Airport
Read the permissible height on the AAI NOCAS portal (AAI guidelines, 2017)
Metro
No station in Kapashera named in the sources we opened
Border
Delhi–Gurugram border; the Dwarka Expressway Delhi section starts at Shiv Murti, Mahipalpur (PMO)
Land law is state law. These rules are maintained on the Delhi page and apply to every district within it.
Kapashera — land purchase legal rules
⚠ Three layers of control apply to Delhi farm land at once: the Land Reforms Act, the Master Plan and DDA zoning. Check the land record, the Master Plan zone and the floodplain and Ridge position before you pay anything.
Who can buy agricultural land? The Delhi Land Reforms Act, 1954 (DLR Act) puts its main limits on the seller and on use rather than on the buyer, and we found no bar by domicile in the sources we could open. Section 33 restricts transfers by a landholder that would fragment the holding. The Revenue Department's notice inviting amendment suggestions (undated; comments were due 24 June 2016) called Section 33 outdated and proposed deleting it, but those were proposals. We have not read the current Act text, so ask the sub-registrar or the Revenue Department what applies to the seller's holding before any token payment.
Use of agricultural land (Section 81): Under the DLR Act a landholder who puts agricultural land to non-agricultural use is liable to ejectment, as the same Revenue Department notice describes. A house, event venue or "farmhouse" on land still recorded as agricultural therefore carries legal risk, whatever a broker calls the plot. The notice proposed replacing Sections 81 and 82 with a conversion permission, and we found no evidence that this was enacted.
Fragmentation and title: Many Delhi holdings are small, co-owned, or still in a deceased owner's name. Ask for the current revenue record, the mutation status and proof that the seller can transfer the whole holding.
Master Plan zoning decides what can be built: The Master Plan for Delhi 2047 (MPD-2047) replaces MPD-2021. DDA approved it on 12 August 2026 (Tribune, August 2026), and ThePrint reported it as notified by the Ministry of Housing and Urban Affairs on 20 August 2026. Farmhouse rules are the unsettled part. ThePrint quoted the Housing Minister as saying no farm houses will be allowed in low-density areas, while Outlook Money, August 2026 reported that the draft one-acre norm is absent from the final gazette. Treat the rules as restrictive and still under debate. We could not open the gazette copy, so ask DDA for the zone and permitted use of the plot in writing.
Land pooling: MPD-2047 marks nearly 200 sq km for land pooling and expects about 12 lakh homes from it, according to Outlook Money, August 2026. A village inside a pooling zone may be taken into a DDA-led scheme instead of staying farm land. Ask DDA whether the plot falls in one.
Yamuna floodplain, Ridge and heritage areas: The plan bars concrete structures in the core of the Yamuna O-zone (Business Today, August 2026) and aims to preserve about 180 sq km of floodplain and Ridge (ThePrint, August 2026). About 9,700 ha was declared O-zone under MPD-2021, and the High Court ruled on 26 May 2026 against regularising O-zone colonies (Business Standard, June 2026). The NGT has been monitoring encroachment on the floodplain (NGT order, February 2025). We have not sourced the legal limits around the Ridge, Asola Bhatti or the Mehrauli monuments, so ask DDA, the Forest Department and ASI for written positions on any plot near them. Stay out of the floodplain altogether.
Unauthorised colonies: Delhi opened the SWAGAM portal on 24 April 2026 to register land in 1,511 unauthorised colonies under PM-UDAY, on an as-is-where-is basis, as Outlook Money reported in April 2026. The O-zone and Sainik Farms are excluded from that policy under the High Court order (Business Standard, June 2026). A plot sold as "regularised" needs the regularisation certificate in hand.
NRI & OCI buyers: Under the 2018 FEMA regulations on immovable property (RBI, Regulation 3(a)), NRIs and OCIs cannot buy agricultural land, plantation land or a farm house anywhere in India, Delhi included. They may buy residential or commercial land, subject to zoning.
- Buyer eligibility: confirm
- DLR Act Sec 33: transfer limits
- Sec 81: use ejectment
- MPD-2047 zoning
- Floodplain, Ridge: avoid
- Land pooling zones
- NRI agri: barred (FEMA)
Sub-area overview
Kapashera — a border village where land use and airport height limits come first
Buying agricultural land in Kapashera is a different exercise from buying farmland in Narela or Najafgarh. The Revenue Department's December 2025 list places Kapashera in the Bijwasan sub-division of South West Delhi, alongside Bijwasan, Mahipalpur and Dhoolsiras (Revenue Department), and the South West district office and the Matiala and Bijwasan sub-division offices share an address in Kapashera (offices page). We could not source its population, built-up share or farmland area, so we state none. Treat any farmhouse offer here as an unproven claim until the khatauni and the land-use entry show agricultural use.
That shapes the legal checklist. Land inside the village abadi or Lal Dora is a different category from khasra land recorded as agricultural, and the Delhi High Court held in August 2026 that the Land Reforms Act applies to a village's land until a Section 507(a) DMC Act notification urbanises it (Delhi High Court, August 2026). Kapashera is not in either DDA pooling list we opened, though Dhoolsiras in the same sub-division is (DDA list; updated list). AAI's colour-coded zoning map covers 20 km around an airport and gives a permissible top elevation for each grid; a plot in a red grid must apply to AAI through the NOCAS portal (AAI, Guidelines for Colour Coded Zoning Map, August 2017). We found no source stating the cap for Kapashera.
We found no sourced price or circle rate specific to Kapashera, and Realty Today did not name it. The Delhi-wide agricultural rate is reported at ₹53 lakh per acre, unchanged since 2008, with a draft revision (Realty Today, December 2025). Read the Delhi agricultural land rules and the Delhi state page first, and compare with Gurugram across the border on our Gurugram page.
- South West Delhi
- Delhi–Gurugram border
- Airport height limits
- Abadi and Lal Dora check
- NRIs barred (agri)
Connectivity
How Kapashera connects
Kapashera has road access on its doorstep and no metro of its own; residents have asked for a line for years.
By road and metro (approximate)
Read this before relying on distances
No distance is given because we did not read route-checked figures. Business Today names neither Kapashera nor Mahipalpur among the Phase 4 and 5 metro areas, and we found no sanctioned line to the village (Business Today, July 2026).
Growth catalysts
Upcoming infrastructure & developments
Status labels reflect sources read in October 2026. Government-announced timelines are not guaranteed; items marked confirm have single or conflicting sources.
02Operational
02In progress, pending or policy
Agriculture & terrain
Soil, crops & water in Kapashera
We found no sourced land-use or crop figures for Kapashera; the figures below are Delhi-wide.
Soil & crops
We found no sourced soil or crop survey for Kapashera. The Planning Department's Economic Survey 2018-19 shows Delhi's net sown area falling from 34,034 ha in 2000-01 to an estimated 22,300 ha in 2018-19 (Economic Survey of Delhi 2018-19). Check each parcel's recorded use in the khatauni and whether it lies inside the abadi.
- Wheat
- Khatauni check
- Abadi check
- Land-use entry
Water
CGWB put Delhi's stage of groundwater extraction at 100.77% in 2024, with 14 of 34 assessment units over-exploited and 13 critical; the report we opened does not name the Bijwasan unit that covers Kapashera (CGWB, 2024). Test borewell yield and ask about piped supply.
Mandi price reference
We have not used a mandi price series; no market-level price was sourced for Kapashera.
Farmland India view
Why buyers look at Kapashera
Reasons buyers look at this micro-market, stated with the evidence we have. Not a price forecast.
Border position
Kapashera is a Delhi village on the Gurugram border, and the Dwarka Expressway Delhi section starts at Shiv Murti in Mahipalpur, in the same sub-division (PMO; Revenue Department).
Two expressways within reach
The Dwarka Expressway Delhi section and the Alipur–Dichaon Kalan stretch of UER-II were inaugurated on 17 August 2025 (ETV Bharat, August 2025).
One office for records
The Bijwasan sub-division office is at the Old Terminal Tax Bijwasan Building in Kapashera, so land records for the village sit close by (Revenue Department).
Treat as a use-value market
Kapashera is not in either DDA pooling list we opened, so the case rests on lawful use, not on a pooling payout.
Listing data is not legal advice. Confirm title, land use and eligibility with the sub-registrar.
STRAIGHT TALK
Risks & challenges specific to Kapashera
Specific to this micro-market, beyond the South West Delhi and Delhi-wide points.
Check what the land really is
We found no source on how much of Kapashera is still farmland. Check the recorded land use in the khatauni and whether the plot is inside the abadi or Lal Dora before treating it as a farmhouse plot.
Land Reforms Act limits what a deed can do
Section 33 of the Delhi Land Reforms Act, 1954 stops a bhumidhar from transferring land if the transferor would be left with less than eight standard acres, and Section 42 makes the transferee liable to ejectment (India Code text). Section 81, on non-agricultural use, was outside the part of the Act we opened; that copy stops near Section 75 and carries amendments only to 1966. On 11 August 2026 the Delhi High Court held in LPA 34/2024 that the Act keeps applying to a village's land until a Section 507(a) DMC Act notification urbanises it, and upheld an order vesting plotted land in the Gaon Sabha (Delhi High Court, August 2026). A Revenue Department notice invited comments on deleting Sections 33 and 81 (comments due 24 June 2016); we found no sign it was enacted. Ask the SDM office whether the Kapashera khasra is still under the Act.
Airport height limits
AAI's colour-coded zoning map gives a permissible top elevation for each grid within 20 km of an airport, and a plot in a red grid must apply to AAI through NOCAS (AAI, August 2017). We found no source stating the figure for Kapashera, so read it for the exact plot.
Master Plan 2047 zoning decides what you can build
The Housing Ministry unveiled MPD-2047 on 20 August 2026 (ThePrint, August 2026). DDA's FAQs set a low-density residential norm of a 10,000 sq m minimum plot, 15% ground coverage, 10 m height and an 18 m right of way, and have no separate farmhouse category (DDA FAQs on MPD-2047). The Minister was quoted as saying no farm houses will be allowed in low-density areas, while an expert told Outlook Money that the draft's one-acre norm does not appear in the final gazette (Outlook Money, August 2026). We have not opened the gazette copy or the zonal plan, so get written zoning confirmation from DDA before planning any structure in Kapashera.
Not in the pooling lists
Neither DDA pooling list we opened names Kapashera, so do not assume a pooling payout; both lists are undated, so ask DDA for written status (DDA list).
Circle rate and stamp duty
Realty Today reported in December 2025 that Delhi has a single agricultural circle rate of ₹53 lakh per acre, last changed in 2008, and that a draft revision could lift it to about ₹5 crore in some places; the draft was not finalised (Realty Today, December 2025). The report does not name Kapashera. Stamp duty is 6% for men and 4% for women, plus a 1% registration fee and ₹100, charged on the higher of the deal value or the circle rate (Delhi Revenue Department). Check the rate that applies to the khasra with the sub-registrar.
NRIs and OCIs cannot buy
The RBI's FEMA regulations allow an NRI or OCI to buy land or buildings in India other than agricultural land, a farm house or plantation land (FEMA Regulations 2018, Reg 3(a)). Agricultural and farmhouse plots are therefore closed to them, whatever a seller says.
COMMON QUESTIONS
Frequently asked questions
Everything buyers, NRIs and investors ask before their first reviewed farmland purchase in Kapashera.
Visit full wiki01 of 04
Is there farmland to buy in Kapashera?
We found no source that measures it. Check each parcel's recorded use in the khatauni and whether it lies inside the village abadi or Lal Dora before treating it as a farmhouse plot.
02 of 04
Does airport height limit apply?
AAI's colour-coded zoning map gives a permissible top elevation for each grid within 20 km of an airport. We found no source for the figure at Kapashera, so read it for the exact plot on the NOCAS portal.
03 of 04
Is Kapashera in the land pooling zone?
It is not in either DDA pooling list we opened; both lists are undated. Ask DDA for written confirmation.
04 of 04
What does land cost in Kapashera?
We found no sourced price series for Kapashera. Realty Today reported in December 2025 a single agricultural circle rate of ₹53 lakh per acre since 2008, with a draft revision not finalised.
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Sources and references
Law and courts
- Delhi Land Reforms Act, 1954 (Sections 33 and 42), India Code text, opened October 2026
- Notice inviting suggestions on amending the Delhi Land Reforms Act, Revenue Department (comments due 24 June 2016)
- Delhi High Court, LPA 34/2024, judgment of 11 August 2026
- FEMA Regulations 2018 on acquisition of immovable assets by NRIs and OCIs, Reg 3(a), Reserve Bank of India
Government
- List of districts, sub-divisions and revenue villages, Delhi Revenue Department, December 2025
- Sub-divisional offices, Delhi Revenue Department, opened October 2026
- Important information regarding registration, Delhi Revenue Department (stamp duty and fees)
- FAQs on MPD-2047, Delhi Development Authority
- List of villages and zones under land pooling, Delhi Development Authority (undated)
- Updated list of villages and zones under land pooling, Delhi Development Authority (undated)
- Sector-wise land pooling status, Delhi Development Authority, data as of 31 May 2026
- Economic Survey of Delhi 2018-19, chapter 10 Agriculture, Planning Department
- Dynamic Ground Water Resources of Delhi 2024, Central Ground Water Board
- Guidelines for Colour Coded Zoning Map, Airports Authority of India, 18 August 2017
- Highway projects in Delhi on 17 August, Prime Minister's Office, August 2025
News
- Delhi now has 13 districts, The Week/PTI, December 2025
- MPD-2047 unveiled, ThePrint/PTI, 20 August 2026
- Delhi Master Plan 2047 notified, Outlook Money, 21 August 2026
- DDA on land pooling progress, NewKerala/IANS, August 2026
- Delhi plans revision of agricultural circle rates, Realty Today, December 2025
- PM inaugurates Delhi section of UER-II and Dwarka Expressway, ETV Bharat, 17 August 2025
- UER-II and Dwarka Expressway, Business Today, 16 August 2025
- Delhi Metro Phase 4 and 5, Business Today, 24 July 2026
Further reading
- Village list for the Bijwasan sub-division (Table II)
- DDA list of villages under land pooling
- DDA updated pooling list
- Farmhouse norms and land pooling under MPD-2047
- DDA FAQs: pooling terms and low-density norms
- Draft circle-rate revision and villages named
- What MPD-2047 changes for low-density areas
- Delhi now has 13 districts: the notification, December 2025
General information, not legal advice. Report inaccuracies to wiki@farmlandindia.com.
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