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Owner listed
Nirvaana Hills Phase 2
Mahendragarh, Haryana
₹1.29Cr200.00 AcreView
State guide
Buying Land in Haryana
Acreage ceilings in hectares, change of land use, Punjab Land Preservation Act areas, groundwater limits and what is reported on collector rates and stamp duty.
23
Districts
44,212 sq km
Area
25.4 million
Population (Census 2011)
About 81%
Net sown area (2022-23)
State land record — Haryana
Rev. 2026 · Farmland India desk
Divisions
6 (state set-up; names omitted, not re-checked)
Total districts
23 (Hansi added Dec 2025, The Tribune, December 2025)
State area
44,212 sq km (Haryana Government, Census 2011 page)
Net sown area
About 81% of state area (2022-23, MoFPI state profile)
Land records portal
Governing acts
Ceiling Act 1972 · Punjab Land Preservation Act 1900
Stamp duty (urban, men / women)
7% / 5% (The Tribune, August 2025); rural rate not found
Collector rates
Three revisions since Oct 2024 (The Tribune, March 2026)
Haryana — land purchase legal rules
The ceiling Act limits how much land a family may hold, not who may buy. The main checks are change of land use (CLU) and whether the parcel sits inside a Punjab Land Preservation Act notified area.
Who can buy agricultural land? The text of the Haryana Ceiling on Land Holdings Act, 1972 caps holdings; we found no clause in it limiting the buyer by domicile or occupation, and no official statement either way. A Haryana revenue lawyer should confirm that before a deal.
Ceiling limits: section 4 of the Act allows 7.25 hectares of land with assured irrigation for two crops a year, 10.9 hectares for one crop, and 21.8 hectares of other land including orchards; each additional family member adds one-fifth of the primary unit, up to twice that unit, and a holding cannot exceed 21.8 hectares (Haryana Ceiling Act, India Code). A 2011 amending Bill takes land put to, or approved for, non-agricultural use outside the ceiling (Bill 13-HLA of 2011, PRS Legislative Research; the Assembly passed it, The Tribune, August 2011). We did not see the enacted text.
Change of Land Use (CLU): the Directorate of Town & Country Planning (DTCP) clears agricultural land for residential, commercial or farmhouse use in controlled areas, which the Haryana Development and Regulation of Urban Areas Act, 1975 ties to earlier controlled-area law. Farmhouses fall under the eco-friendly policy: at least 1 acre, in the agriculture zone beyond 500 metres of the urbanisable zone, with a CLU (The Tribune, September 2021). A plot marketed as farmhouse-ready without a CLU order is not usable for that purpose. Current CLU fees and procedure sit with DTCP Haryana, whose home page we opened but which does not carry them.
Punjab Land Preservation Act, 1900 (PLPA): the Supreme Court has treated land closed under this Act as forest land (M.C. Mehta v Union of India, Supreme Court, September 2018), so clearing or building there can be barred whoever owns it. Notified areas are documented in Gurugram (about 16,930 acres across 38 villages) and Faridabad (about 10,445 acres across 17 villages) (The Tribune, February 2019) and at Firozpur Jhirka in Nuh (NGT report, OA 4/2013). We could not source a district count or confirm Palwal. A 2019 Haryana Bill would exempt land in final development plans and bona fide agricultural land (PRS Legislative Research); the Supreme Court was to consider that Act in 2022 (LiveLaw, March 2022), and we have not seen its final effect.
NRI & OCI buyers: regulation 3 of the Foreign Exchange Management (Acquisition and Transfer of Immovable Property in India) Regulations, 2018 lets NRIs and OCIs buy immovable property other than agricultural land, a farm house or plantation property (Reserve Bank of India, 2018 regulations). That exclusion is not stated for inheritance. Residential or commercial land is open to them.
- No buyer bar found
- Ceiling: 7.25 ha irrigated
- CLU via DTCP
- PLPA 1900 (Gurugram, Faridabad)
- NRI agri: barred (RBI 2018)
- Jamabandi portal
State overview
Haryana — around Delhi on three sides
Haryana wraps around Delhi on three sides. Gurugram and Faridabad sit in the National Capital Region, and Sohna, Palwal and Panchkula are the peripheral belts that the expressways now serve.
About 81% of the state is net sown (3,584 thousand hectares in 2022-23, MoFPI state profile; the percentage is our division against the 44,212 sq km state area). Groundwater is the limit: extraction runs at 135.96% of recharge statewide (CGWB, December 2024). We have no sourced crop-yield or price series for the state.
For land buyers the state splits two ways: the NCR-adjacent controlled areas (Gurugram, Faridabad, Sohna, Palwal, Panchkula), where CLU and farmhouse rules decide use, and the farming districts (Hisar, Karnal, Kurukshetra), where the water position matters most.
- NCR State
- Gurugram
- Sohna
- Palwal
- KMP Expressway
- Wheat-Rice Belt
Market bands
Reported collector-rate movement — Haryana
There is no sourced price series for Haryana land, so no price bands are shown. The table lists reported collector-rate movement for 2026-27 (drafts effective 1 April 2026); the rates were revised in December 2024, August 2025 and April 2026.
| District | Zone / belt | Reported movement* | Land type |
|---|---|---|---|
| Gurugram | Bajghera, Sarhaul (Dwarka Expressway belt) | Up to +145% | Agricultural (The Tribune, March 2026) |
| Faridabad | Tajupur | ₹1.3 Cr to ₹2.28 Cr per acre (+75%) | Agricultural (The Tribune, March 2026) |
| Sonipat | District-wide | 0 to +75% | Agricultural (The Tribune, March 2026) |
| Panchkula | Town residential areas | +25% to +75% | Residential (The Tribune, March 2026) |
| Hisar | Residential areas (proposal) | +15% | Residential (The Tribune, March 2026) |
*Reported movement in draft 2026-27 collector rates, not market prices; the final notification was not seen. The Haryana Revenue Department home page we opened lists no rate schedule, so check the current rate for a specific parcel with the Sub-Registrar. Earlier rounds: The Tribune, November 2024 (up to 20% in NCR districts from 1 December 2024) and PTI via The Week, August 2025. The 145% figure is the maximum for named Gurugram villages, not a state-wide rate.
Transaction costs
Stamp duty & registration in Haryana
7%
Stamp duty — urban (male)
includes a 2% development fee; in place since 2008 as reported
5%
Stamp duty — urban (female)
described as unchanged in August 2025
Not found
Rural and agricultural rate, registration fee
no sourced figure
Urban rates are as reported by The Tribune, August 2025, from the Chief Minister’s statement in the Assembly on waiving duty for plots of up to 50 sq yd (urban) and 100 sq yd (rural) under housing schemes. We found no official rate page for rural or agricultural land or for the registration fee: the Revenue Department home page lists no rates, and the Indian Stamp (Haryana Amendment) Act, 2020 amends section 47-A and sets none. Ask the Sub-Registrar for the rate on your parcel. Collector rates have changed three times since October 2024.
Connectivity
How Haryana connects — road, rail, air and the corridor itself
Gurugram and Faridabad are NCR districts. No drive times are given here because we found no sourced figures; the notes show which road serves each place.
🚗 By road from Delhi
Sohna (via SPR/Sohna Road)Delhi–Mumbai Expressway enters Haryana here
FaridabadEastern Peripheral Expressway, dedicated May 2018
Palwal (via KMP/NH-19)End of the KMP and KGP expressways
PanchkulaChandigarh tricity edge; no sourced drive time
✈️ By air
IGI Delhi (for Gurugram/Faridabad)Nearest major airport; no sourced drive time
Noida International (Jewar)Flights from 15 June 2026
Chandigarh InternationalServes Panchkula/Ambala belt
🚆 By rail
Gurugram Railway StationDelhi-Rewari-Ahmedabad line
Palwal JunctionDelhi-Mathura main line
Delhi Metro (Yellow Line)Reaches Gurugram; no DMRC page opened
🛣 The corridor itself
The Delhi–Mumbai Expressway enters Haryana at Sohna (Deccan Herald, February 2023). See the route and land-impact analysis in our Delhi–Mumbai Expressway wiki guide.
Growth catalysts
Upcoming infrastructure & developments
Status as of October 2026, maintained by the Farmland India research desk. Government-announced timelines are not guaranteed.
05Corridors
Expressways & rail
07Catalysts
Agriculture & terrain
Soil, crops & water across Haryana
Crop belts and groundwater. Water figures are from the Central Ground Water Board assessment for 2024.
🌾 Wheat-rice heartland (Karnal, Kurukshetra, Kaithal)
These districts are among the most heavily drawn on groundwater in the 2024 assessment: stage of extraction was 228.42% in Kurukshetra and 190.24% in Kaithal (The Tribune, January 2025). We have no sourced soil, yield or canal-irrigation figures for them.
- Wheat
- Basmati Rice
🟫 NCR periphery (Gurugram, Faridabad, Palwal)
The assessment puts extraction at 212.77% in Gurugram and 180.89% in Faridabad, against 94.48% in Palwal (The Tribune, January 2025). Use here is shaped mostly by CLU status and farmhouse rules rather than by crops; we have no sourced soil data.
- Vegetables
- Dairy Fodder
⛰️ Morni Hills (Panchkula)
Morni Hills lie in Panchkula district in the Shivalik foothills next to Himachal Pradesh. We found no sourced land-use or price data for them.
- Hill Terrace
🌾 Mandi price reference
Mandi prices for wheat, basmati and mustard are published on Agmarknet; we did not open the portal, so check the Karnal or Kaithal mandi there.
💧 Water & rainfall
No rainfall figure is given here because we did not open an IMD page. In the 2024 assessment, 88 of 143 units are over-exploited (61.54%), 11 critical, 8 semi-critical and 36 safe, and statewide extraction is 135.96% (CGWB, December 2024). Check borewell yield and block status for a specific parcel.
📐 Measurement units
Land in Haryana is transacted in killa, kanal and marla: 1 killa = 1 acre, 1 kanal = 605 sq yd (8 kanal to the acre) and 1 marla = 30.25 sq yd. We did not open an official conversion table; check the unit stated on a listing before comparing prices across districts.
At a glance
Palwal vs. its NCR neighbours
| District | Price series | Reported collector rate (2026 draft) | CLU required? |
|---|---|---|---|
| Palwal | No sourced series | Not found | Yes, in controlled areas |
| Faridabad | No sourced series | Tajupur agricultural ₹1.3 Cr to ₹2.28 Cr per acre | Yes, in controlled areas |
| Gurugram | No sourced series | Bajghera, Sarhaul agricultural up to +145% | Yes, in controlled areas |
*No sourced price series exists for these districts; see the collector-rate table above (The Tribune, March 2026; The Tribune, March 2026).
Farmland India view
Why investors look at Haryana
Five points this desk weighs for Haryana, each tied to a source on this page.
Borders Delhi on three sides
Gurugram and Faridabad are NCR districts, and the KMP and KGP expressways ring Delhi.
No buyer bar found
We found no domicile or occupation bar in the ceiling Act; the main check is CLU.
Farming land with a water limit
About 81% of the state is net sown, but statewide groundwater extraction is 135.96% (CGWB, 2024).
Expressways already open
The KMP (2018) and the Haryana section of the Dwarka Expressway (2024) are open; see the infrastructure section.
Farmhouse use needs a CLU
The 2021 farmhouse policy requires at least 1 acre and a CLU; we have no sourced transaction data.
Browse reviewed land
Confirm CLU and PLPA status directly — these are not certified by Farmland India's review.
Risks & challenges in Haryana
Read these before shortlisting. The risks found in the sources are mostly regulatory, environmental and about water.
Aravalli eco-zone demolition risk
Land in Aravalli areas near Gurugram and Faridabad has faced court action over unauthorised construction; the Supreme Court treated PLPA-closed land as forest in September 2018, and a December 2025 plea asks for review of the 100-metre test used to identify the Aravalli (The Week, December 2025; no order was reported there). Over 1,200 acres of Aravalli green cover in Faridabad were reported lost to encroachment (The Tribune, February 2023). Check a parcel’s Aravalli status before treating it as buildable.
CLU status misrepresentation
A parcel marketed as "farmhouse-ready" may not hold CLU clearance. Ask the seller for the CLU order itself.
PLPA restrictions in notified belts
Notified areas are documented in Gurugram, Faridabad and Nuh (The Tribune, February 2019). Whether a specific parcel falls inside one is a village-and-khasra question.
Rapid Collector-rate revision
Rates were raised in December 2024, August 2025 and April 2026, and the April 2026 figures were reported as drafts (The Tribune, March 2026). The 145% figure applies to named Gurugram villages, not the state.
Groundwater stress across the state
88 of 143 assessment units are over-exploited and statewide extraction is 135.96% (CGWB, December 2024). Kurukshetra, Panipat, Gurugram and Kaithal each exceed 190% (The Tribune, January 2025). Check block status and borewell yield before assuming irrigation is viable.
Announced infrastructure is not delivered infrastructure
Completion dates for the orbital rail corridor and the RRTS are announced or unfixed, not contractual. Price a parcel on what is built today.
Who to contact
Local revenue & registration offices
CLU applications route through the Directorate of Town & Country Planning (DTCP), Haryana. Mutation and revenue-record matters go through the Tehsildar office. Sale-deed registration is handled by the local Sub-Registrar. The Jamabandi portal lists Property Registration, Jamabandi Nakal and Mutation services, and the Revenue Department site is the department’s public portal; neither page we opened gave office addresses or rate schedules, so ask the local Tehsil for those.
DEVELOPER PROJECTS · TRUST SCORE
Reviewed projects in Haryana
Developer projects carry the platform Trust Score and a reviewed document set.
- Owner listed
Khatrika Industrial Township
Sohna, Gurgaon, Haryana
₹2.43Cr44.59 AcreView - Owner listed
Rasa Enclave Industrial Plots Palwal
Palwal, Haryana
₹2.01Cr17.92 AcreView - Owner listed
Rasa Enclave Residential DDJAY Plots Palwal
Palwal, Haryana
₹39.5L18.00 AcreView - Owner listed
M3M SCO 114 Gurugram
Gurgaon, Haryana
₹3.02Cr2.48 AcreView - Owner listed
Central Park Flower Valley Fleur Villas Sohna
Gurgaon, Haryana
₹4.2Cr148.68 AcreView
Reviewed projects have completed Farmland India's document and site review. Individual land parcels are listed by their owners and are not reviewed to the same standard. Always complete your own legal due diligence.
KEEP EXPLORING
Districts & guides in Haryana
Districts
Guides & research
- Kanal and Marla in Haryana and Punjab — Conversion GuideWiki · P01 Land Measurement Units
- Bhu Naksha Haryana: View Land Map Online (2026 Guide)Wiki · P02 Land Records & Documentation
- Mutation Status Haryana: How to Check Online (2026)Wiki · P02 Land Records & Documentation
- Jamabandi Nakal Haryana: How to Read & Get a CopyWiki · P02 Land Records & Documentation
- Stamp Duty Haryana: Land Registry Charges (2026)Wiki · P11 Taxation, Stamp Duty & Registration
- Land Ceiling in Haryana: 1972 Act Explained (2026)Wiki · P05 Agricultural Land Rules
- Circle Rate Faridabad: Collector Rate Lookup (2026)Wiki · P11 Taxation, Stamp Duty & Registration
- Circle Rate Gurgaon: Collector Rate Lookup (2026)Wiki · P11 Taxation, Stamp Duty & Registration
COMMON QUESTIONS
Frequently asked questions
Everything buyers, NRIs and investors ask before their first reviewed farmland purchase in Haryana.
Visit full wiki01 of 04
What is the land ceiling in Haryana?
Section 4 of the Haryana Ceiling on Land Holdings Act, 1972 allows 7.25 hectares of land with assured irrigation for two crops a year, 10.9 hectares for one crop and 21.8 hectares of other land including orchards. Each additional family member adds one-fifth of the primary unit, up to twice that unit, and a holding cannot exceed 21.8 hectares (India Code). A 2011 amending Bill takes land put to non-agricultural use outside the ceiling; we did not see the enacted text, so ask a Haryana revenue lawyer which version applies.
02 of 04
Does buying land in Haryana need a change of land use?
For residential, commercial or farmhouse use in controlled areas, yes: agricultural land needs a Change of Land Use (CLU) cleared by the Directorate of Town and Country Planning. The 2021 eco-friendly farmhouse policy asks for at least 1 acre in the agriculture zone, beyond 500 metres of the urbanisable zone, and a CLU (The Tribune, September 2021). Ask the seller for the CLU order, and check whether the parcel is in a Punjab Land Preservation Act notified area, documented in Gurugram, Faridabad and Nuh.
03 of 04
What stamp duty applies in Haryana?
The Tribune reported on 28 August 2025 that urban stamp duty is 7% for men, including a 2% development fee, and 5% for women, unchanged since 2008. We found no official page for rural or agricultural rates or the registration fee, so ask the Sub-Registrar for the rate on your parcel. Collector rates were revised in December 2024, August 2025 and April 2026, and the April 2026 figures were reported as drafts.
04 of 04
Can NRIs buy land in Haryana?
Not agricultural land, a farm house or plantation property: regulation 3 of the Reserve Bank's 2018 immovable property regulations excludes them for NRIs and OCIs across India, while residential and commercial land is open to them. The exclusion is not stated for inheritance. Whether a parcel is residential or agricultural turns on its CLU status.
Ready to look at what is available?
Browse reviewed listingsTransparency
Sources and references
Law and courts
- Haryana Ceiling on Land Holdings Act, 1972 (Act 26 of 1972), India Code
- Haryana Ceiling on Land Holdings (Amendment) Bill 2011, Bill 13-HLA of 2011, PRS Legislative Research
- Haryana Development and Regulation of Urban Areas Act, 1975 (Act 8 of 1975), PRS Legislative Research
- Punjab Land Preservation (Haryana Amendment) Bill 2019, PRS Legislative Research
- M.C. Mehta v Union of India, W.P.(C) 4677/1985, Supreme Court, 11 Sep 2018
- Additional report by PCCF Haryana, OA 4/2013, National Green Tribunal
- Supreme Court on forest land and the PLPA, LiveLaw, 30 Mar 2022
- Indian Stamp (Haryana Amendment) Act, 2020 (text hosted at thc.nic.in)
Government
- Foreign Exchange Management (Acquisition and Transfer of Immovable Property in India) Regulations 2018, Reserve Bank of India
- Dynamic Ground Water Resources of Haryana 2024, Central Ground Water Board, Dec 2024
- KMP Expressway completion, PMO India, 19 Nov 2018
- Eastern Peripheral Expressway dedication, PMO India, 27 May 2018
- Dwarka Expressway Haryana section, PMO India, 11 Mar 2024
- Demography, Government of Haryana (area and Census 2011 population)
- Districts, Government of Haryana (22-district list; Hansi added Dec 2025)
- Haryana state profile, Ministry of Food Processing Industries (net sown area, 2022-23)
- Revenue Department, Haryana (home page; no rate schedule)
- Jamabandi portal, Revenue Department, Haryana
- Town and Country Planning Department, Haryana (home page; no CLU rules found)
News
- Stamp duty waived on 50 sq yard urban, 100 sq yard rural plots, The Tribune, 28 Aug 2025
- Haryana hikes collector rates by up to 75%, The Tribune, 29 Mar 2026
- Dwarka Expressway belt leads with 67% rise in circle rates, The Tribune, 29 Mar 2026
- Hisar proposes 15% hike in collector rates, The Tribune, 30 Mar 2026
- Collector rates revised from August, PTI via The Week, 1 Aug 2025
- From December 1, pay more to register in Haryana, The Tribune, 25 Nov 2024
- Eco-friendly farmhouse policy, The Tribune, 21 Sep 2021
- State plan to amend PLPA may put Aravallis in danger, The Tribune, 16 Feb 2019
- Assembly passes ceiling amendment Bill, The Tribune, 27 Aug 2011
- Aravalli back in Supreme Court spotlight, The Week, 22 Dec 2025
- Over 1,200 acres of Aravalli green cover lost to encroachment, The Tribune, 5 Feb 2023
- Haryana groundwater over-exploited, Kurukshetra worst, The Tribune, 8 Jan 2025
- Hansi becomes Haryana’s 23rd district, The Tribune, 22 Dec 2025
- Modi inaugurates two expressways, Deccan Herald, 27 May 2018
- PM inaugurates Delhi-Jaipur stretch, Deccan Herald, 12 Feb 2023
- Delhi-Mumbai Expressway status, Swarajya, 26 Mar 2026
- Delhi-Amritsar-Katra Expressway Haryana section open, Outlook Traveller, 23 Nov 2024
- Delhi-Katra expressway 157.92 km inaugurated, Swarajya, 17 Jul 2026
- CCEA approves Haryana Orbital Rail Corridor, Maritime Gateway, 16 Sep 2020
- Rail projects across Haryana, The Tribune, 5 Jan 2025
- Faster land procurement for NCRTC corridors, Swarajya, 5 Jun 2026
- Noida airport flights from June 15, ETV Bharat, 14 Jun 2026
- IndiGo announces Noida flights, IANS, 7 May 2026
- Hisar airport eyes expansion, The Tribune, 4 May 2026
- PM flags off Hisar-Ayodhya flight, Business Standard, 14 Apr 2025
Further reading
- Haryana Ceiling Act 1972, PRS Legislative Research copy
- CLU checklist and procedures, Faridabad Metropolitan Development Authority
- Eco-Friendly Farmhouse Policy 2021 (PDF)
- Last stretch of KMP opens, Daily Pioneer, 20 Nov 2018
- Delhi-Mumbai Expressway phase I, Indian Infrastructure, 3 Feb 2023
- Dwarka Expressway Gurugram section, Business Standard, 11 Mar 2024
- Delhi-Amritsar-Katra stretch inaugurated, GKToday, 17 Jul 2026
- Delhi-Katra expressway travel-time targets, Business Today, 8 Sep 2026
- Haryana Orbital Rail Corridor in five years, Daily Pioneer, 2020
- Manesar-Patli rail section completed, Indian Infrastructure, 10 Apr 2025
Data-currency note: sources were read in October 2026. Of the official Haryana pages, we opened the Revenue Department and Jamabandi sites, the DTCP home page and the Government of Haryana demography and districts pages; none carries a stamp-duty or collector-rate schedule or CLU rules, and the Agmarknet portal was not opened, so rates are as reported by The Tribune. Collector rates and policies change often. General information, not legal advice. Report inaccuracies to wiki@farmlandindia.com.
For developers
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