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District guide
Buying Land in Bhiwani
Arid bajra-mustard country with Aravalli remnants, over-exploited groundwater, PLPA checks and draft collector rates as the only official price reference.
5 plus Behal sub-tehsil
Tehsils
124 km
Delhi airport (district portal)
411-420 mm
Normal rainfall
4 of 7
Over-exploited blocks (Mar 2024)
District land record — Bhiwani
Rev. 2026 · Farmland India desk
State
Haryana
Tehsils
Bhiwani · Loharu · Siwani · Bawani Khera · Tosham (sub-tehsil Behal) (Bhiwani district portal, October 2026)
Key markets
Bhiwani city · Loharu · Siwani · Tosham
Demand anchors
Delhi's airport at 124 km (district portal) · Bhiwani Junction · Bhiwani airstrip · Tosham hills
Area and population
No post-2016 area or population found in an official page · Census 2011 counted 16,29,109 on the older, larger boundary (district portal)
Pricing unit
₹/acre (farmland) · ₹/sq yd (plots)
Rail
Bhiwani Junction, on the Rewari–Bathinda section (The Tribune, April 2024); Kisan Express and Garib Rath stop there (district portal)
District changes
Charkhi Dadri district carved out in 2016 (district portal)
Local units
Killa = 1 acre · Kanal = 605 sq yd · Marla = 30.25 sq yd
Land records portal
jamabandi.nic.in (not opened for this page; check records there)
Bhiwani — district-specific notes
The Haryana state page applies to Bhiwani in full. The notes below are specific to this district and are not repeated from the state page. Law was read from Act texts on India Code and PRS, a National Green Tribunal filing and Supreme Court reports; where an official page did not open, the note says so.
⚠ Bhiwani is one of the ten Haryana districts on the Forest Department's Punjab Land Preservation Act list (Haryana Forest Department). In an area notified under sections 4 and 5, the State may regulate clearing land not ordinarily cultivated, quarrying, tree cutting and grazing (Land Preservation Act, 1900 (India Code)). The Forest Department's compilation of notifications, with status at 31 December 2009, shows one Bhiwani entry, Jonpal (26 acres), notified in 1981 and expired (Forest Department compilation of PLPA notifications (status at 31 Dec 2009), read through a text extraction). The State's reply to the National Green Tribunal in OA 680 of 2024 (2 April 2025) is wider: it cites a Bhiwani entry for areas on the western side of the Dadri, Bhiwani, Tosham and Hisar road under notifications of 28 November 1997 and 19 December 2012, though the extracted text is garbled (NGT, OA 680 of 2024, State reply (2 Apr 2025)). Treat the lists as incomplete and ask for the parcel's status in writing.
⚠ Bhiwani's southern edge has Aravalli remnants (MSME-DI profile), and the legal definition of the Aravallis is under review. The Supreme Court stayed its 100-metre definition and ordered a new expert committee on 29 December 2025 (AIR News, December 2025); on 7 September 2026 it refused the committee more time and set 30 November 2026 for its report (Business Standard, September 2026). We could not confirm how the process applies to Haryana hills such as the Tosham range, so check forest, Aravalli and mining-lease status for a hill-edge parcel in writing.
⚠ Under the Haryana Development and Regulation of Urban Areas Act, 1975, a colony needs a licence (section 3), plots in an unlicensed colony cannot be transferred or advertised, and non-agricultural buildings cannot be erected on land sub-divided for agriculture (section 7) (PRS text of the Act). A plot cut from a field near Bhiwani city and sold by sale deed alone should prompt a request for the licence, layout approval and change-of-land-use (CLU) order.
⚠ District boundaries moved in 2016, when the Badhra and Dadri sub-divisions and a sub-tehsil went to the new Charkhi Dadri district (district portal). Older documents, listings and statistics may still describe Bhiwani at its pre-2016 size, so confirm the district, tehsil and Sub-Registrar for any parcel in the former Dadri or Badhra areas.
Read the full Haryana land buying guide for buyer eligibility, stamp duty and NRI rules.
- PLPA 1900 listed
- Aravalli review
- Plot licence check
- 2016 boundary change
District overview
Bhiwani — arid bajra-mustard country with Aravalli remnants and over-exploited groundwater
Bhiwani is a south-west Haryana district. The district portal lists Delhi's international airport at 124 km, four sub-divisions (Bhiwani, Loharu, Siwani, Tosham), five tehsils (Bhiwani, Loharu, Siwani, Bawani Khera, Tosham) and a sub-tehsil at Behal; it records that the Badhra and Dadri sub-divisions passed to Charkhi Dadri in 2016 (district portal; how to reach). The 2011 Census count on the portal, 16,29,109, is for the older boundary, and the MSME-DI profile gives 5,099 sq km for that district (MSME-DI industrial profile, Bhiwani). We found no official post-split area or population.
The land is different from the canal plains to the north. ICAR-CRIDA places Bhiwani in the Western Zone (HR-2), a hot arid ecosystem with desert soils (ICAR-CRIDA Bhiwani plan), and the MSME-DI profile describes alluvial plains in the north and semi-desert with Aravalli remnants in the south. Soils are loamy sand, sandy loam and sand, and the crops are those of dry country: bajra, mustard, wheat, gram and cotton. About 112,000 ha of a 395,000 ha net sown area was rainfed in the plan, which describes the pre-2016 district. Water is therefore a bigger question for a buyer than soil.
Buyers here look to Delhi, but this is not an NCR farmhouse market with a settled CLU path. We use no listing-site prices; the only official price reference is a draft 2026 collector-rate file for Bhiwani tehsil. For state-level rules read our Haryana agricultural land rules guide, and compare the NCR market of Gurgaon.
- Bhiwani City
- Loharu
- Siwani
- Tosham Hills
- Bhiwani Junction
- Charkhi Dadri Split (2016)
Transaction costs
Stamp duty & registration in Bhiwani
7%
Stamp duty — male buyer
rate stated for sale deeds, incl. 2% development fee; rural schedule not opened
5%
Stamp duty — female buyer
rate stated for sale deeds; rural schedule not opened
Not sourced
Registration fee and rural rates
no government schedule opened; confirm with the Sub-Registrar
Duty is assessed on the higher of the deal value and the collector rate; we did not open an official schedule to confirm that rule. On 28 August 2025 the Chief Minister said sale-deed duty had been 7% (including a 2% development fee) for men and 5% for women since 2008, with no new registration tax, and that residential plots of up to 50 sq yd in urban areas and 100 sq yd in rural areas allotted under housing schemes pay no stamp duty (The Tribune, August 2025). We found no government page giving a rural rate or the registration fee, so we quote neither; ask the Sub-Registrar. Collector rates were not revised for 2025-26: The Tribune reported on 11 April 2025 that registrations would continue on the December 2024 rates until further orders (The Tribune, April 2025). For 2026 the Bhiwani tehsil file on the state portal is a draft (draft file) and The Tribune reported a statewide hike of up to 75% from 1 April (The Tribune, March 2026), so confirm the rate in force on the sale-deed date.
Know the belt
What is moving prices in Bhiwani
Official draft collector rates for one tehsil and no listing-site prices. Where nothing official exists, the card says so.
Bhiwani tehsil: draft collector rates
Draft 2026: ~₹14.6–58.2 lakh per acre (rural villages sampled)
The state portal carries a "Predictive Collector Rates for 2026" file for Bhiwani tehsil, marked DRAFT (draft file). Canal- or well-irrigated land, 2025 rate to 2026 draft: Manheru ₹14.6 lakh unchanged, Kelanga ₹17.3 to ₹19.9 lakh (+15%), Dhareru ₹14.6 to ₹18.3 lakh (+25%), Kount ₹29.3 to ₹36.6 lakh (+25%) and Paluwas ₹46.6 to ₹58.2 lakh (+25%). In the municipal section Bhiwani Jonpal is ₹75.9 lakh, unchanged. The unit label and some village names did not extract cleanly; agricultural rows read as per acre.
Check: the village on the portal; one village appears at two very different rates in the rural and municipal sections.
Loharu and Siwani
No collector-rate or price figure found
We opened only the Bhiwani tehsil file; it has no Siwani rows and Loharu appears only in street names. The Loharu and Siwani tehsil files were not read, so no figure is quoted for them.
Check: the tehsil file on the portal, water source and road access before assuming a price.
Asking prices
No sourced price series
Listing-site asking prices for Bhiwani, including several obvious entry errors, could not be traced to registered deals, so none are shown. A collector rate is the registration floor, not what a seller will accept.
Check: registered sale deeds in the same village before negotiating.
Tosham hills
Confirm on inquiry
Parcels near the hills carry PLPA, Aravalli and quarry-lease questions. The MSME-DI profile counted about 110 quarries and 270 crushing units, mostly around Kalyana and Tosham, in 2010-11 (MSME-DI industrial profile, Bhiwani).
Check: PLPA, Aravalli and quarry-lease status first; price second.
Collector rates: timing
2025-26 stayed on December 2024 rates
The Tribune reported on 11 April 2025 that the 2025-26 revision was put off, with the rates revised in December 2024 staying in force until further orders (The Tribune, April 2025). On 29 March 2026 it reported a third statewide hike since the October 2024 polls, of up to 75% and applicable from 1 April, on draft figures (The Tribune, March 2026). We have not seen a Bhiwani notification.
Check: which rate applies on your sale-deed date, village by village.
Units: killa, kanal, marla
Haryana deals use the killa (1 acre), kanal (605 sq yd) and marla (30.25 sq yd). Jamabandi records can list area in kanal-marla while a quote uses acres, so convert before comparing. We did not open a revenue manual for these unit definitions, so confirm them with the patwari.
Connectivity
How Bhiwani connects — Delhi first, by road and rail
Bhiwani's buyer base looks to Delhi. The district portal lists Delhi's airport at 124 km; no road distance to Chandigarh was found in an official source. Journey times vary with traffic and road works.
By road
By air
By rail
Delhi is the buyer geography, but the road and rail links are slower and thinner than in the NCR belt, so check travel time from the parcel. The Trans-Haryana Expressway lists Bhiwani among its districts; confirm the nearest access point.
Growth catalysts
Upcoming infrastructure & developments
Status labels reflect sources read in October 2026. Government-announced timelines are not guaranteed; items marked confirm have a single or an older source.
03Open or inaugurated
02In progress or delayed
Agriculture & terrain
Soil, water & hills in Bhiwani
Dry country: sandy soils, tubewell and canal irrigation, saline water in many places, and Aravalli remnants in the south-west.
🌾 Sandy plains and cropped area
ICAR-CRIDA (pre-2016 district) records bajra on 184,700 ha, rapeseed-mustard on 160,300 ha, wheat on 133,200 ha, gram on 69,900 ha and cotton on 48,600 ha, on loamy sand (167,000 ha), sandy loam (139,000 ha) and sandy soils (93,000 ha) (ICAR-CRIDA Bhiwani plan; the plan gives no reference year for these). Village-level soil data: Soil Health Card portal (not opened for this page).
- Bajra
- Mustard
- Wheat
- Gram
- Cotton
⛏️ Hills and quarries (Tosham, Kalyana)
The MSME-DI profile (2010-11 data, pre-2016 district) counted about 110 kankar and building-stone quarries and about 270 stone-crushing units, mostly around Kalyana and Tosham, and forest cover of 3,000 ha, 0.67% of the area (MSME-DI industrial profile, Bhiwani). Parcels near the hills carry dust, access, lease-status, PLPA and Aravalli questions.
- Tosham
- Kalyana
- Stone crushing
🏜️ Rainfed and saline pockets
About 112,000 ha of the 395,000 ha net sown area was rainfed in the pre-2016 plan (ICAR-CRIDA), and the MSME-DI profile calls groundwater mainly saline with small fresh pockets in the south-west. Farm income on such land is modest, so price a parcel on its location, water and permitted use.
- Bajra
- Mustard
- Rainfed
💧 Water & rainfall
Normal rainfall is 410.8 mm in the ICAR-CRIDA plan and 420 mm in the CGWB booklet. In the Haryana Water Resources Authority categorisation as on 31 March 2024, Behal, Kairu, Loharu and Tosham are over-exploited and Siwani, Bhiwani and Bawani Khera are safe, so four of seven blocks are over-exploited (HWRA table; HWRA notice), read through text extraction. Statewide, CGWB puts extraction at 135.96% (CGWB, Haryana 2024), and that report lists Bhiwani among districts with sporadic arsenic, fluoride, nitrate or conductivity anomalies. The CGWB booklet for the older district (2012) records water-level falls of 0.03 to 1.38 m a year, fluoride above the limit in 10 of 38 wells and conductivity above 3,000 µS/cm in 13 of 38 (CGWB profile). Test the water source of any parcel.
📐 Measurement units
Haryana land units: killa = 1 acre; kanal = 605 sq yd; marla = 30.25 sq yd. Convert every quote to acres or sq yd before comparing two offers. Live wholesale mandi prices are on Agmarknet (not opened for this page).
At a glance
Bhiwani vs. its neighbours
| District / belt | Price band* (per acre) | Evidence |
|---|---|---|
| Bhiwani tehsil — rural villages (sample) | ₹14.6–58.2 lakh | Draft 2026 collector rates; not market prices |
| Bhiwani — municipal section (Bhiwani Jonpal) | ₹75.9 lakh | Draft 2026 collector rate; unit not stated in the file |
| Charkhi Dadri — Dadri tehsil villages | ₹20.6–72.6 lakh | Draft 2026 collector rates; see the Charkhi Dadri page |
| Palwal | No sourced price series | No figure used on this page |
| Gurugram | No sourced price series | See the Gurgaon page; no figure used here |
*Collector rates are registration floors, not market prices, and draft figures can change before notification. The rows are not like-for-like: file units and village coverage differ.
Farmland India view
Why investors look at Bhiwani
Five reasoned points, with an honest note that this is a dry, legally layered district and several catalysts are still pending.
Delhi's airport at 124 km, on a main junction
The district portal lists Delhi's international airport at 124 km, and long-distance trains stop at Bhiwani Junction. That makes weekend and second-home use possible, but we have no sourced price comparison with the NCR belt.
Official price floors, not asking prices
The draft 2026 collector rates for Bhiwani tehsil start at about ₹14.6 lakh per acre in the rural villages sampled. That is a registration reference, not proof a seller will accept it, and it is a draft.
Road and rail links
The Bhiwani–Hansi four-laning was approved in November 2022 and the Trans-Haryana Expressway lists Bhiwani among its districts. Progress on the first is not sourced beyond approval, so treat it as support for access, not a reason to pay a premium.
New public institutions in the city
A hangar and control building opened at the Bhiwani airstrip in June 2026 and a government medical college was inaugurated in July 2026, adding institutions to the district headquarters. Neither has a sourced land-price effect.
A market priced on water and title
With over-exploited blocks, saline water and PLPA and Aravalli questions, a buyer who documents water, title and permitted use is better placed than one chasing the cheapest acre.
Confirm PLPA and Aravalli status, CLU status and water availability directly; these are not certified by Farmland India’s review.
STRAIGHT TALK
Risks & challenges in Bhiwani
Read these before shortlisting in Bhiwani specifically.
PLPA 1900 exposure
Bhiwani is one of ten Haryana districts the Forest Department lists under the Punjab Land Preservation Act. The Forest Department compilation shows one expired Bhiwani entry, but the State's 2025 reply to the National Green Tribunal cites wider Bhiwani notifications of 1997 and 2012. Ask for the parcel's status in writing.
Aravalli definition under review
The Supreme Court's expert committee is due to report by 30 November 2026, and we could not confirm how it applies to the Tosham hills. Check forest, Aravalli and lease status for any hill-edge parcel.
Water scarcity and salinity
Four of seven blocks are over-exploited (as on 31 March 2024) and the MSME-DI profile describes groundwater as mainly saline. Test the water and check the borewell yield before assuming irrigation.
Quarrying near the hills
Stone quarries and crushers cluster around Kalyana and Tosham in the 2010-11 profile. Check lease status, dust and access for parcels near them.
Boundary change and dated statistics
Charkhi Dadri was separated in 2016, and the ICAR-CRIDA, CGWB and MSME-DI documents describe the older, larger district. Do not apply their totals to today's Bhiwani without checking.
Announced is not delivered
The Bhiwani–Hansi progress is not sourced beyond approval, and the overbridge missed its first deadline and was still delayed in April 2024. Price on today's access.
No asking-price evidence
We use no listing-site prices for Bhiwani; they could not be traced to registered deals and included obvious entry errors. Collect registered comparables before negotiating.
Who to contact
Local revenue, planning & forest offices
CLU applications route through the Directorate of Town and Country Planning (DTCP Haryana), and the Forest Department (Forest Department PLPA page) confirms whether a khasra is PLPA-notified. Mutation and revenue-record matters go through the Tehsildar of the relevant tehsil (Bhiwani, Loharu, Siwani, Bawani Khera or Tosham) or the Behal sub-tehsil, and sale-deed registration is handled by the local Sub-Registrar. Collector rates are on the ULB Haryana property portal, records on jamabandi.nic.in, and general district information on the Bhiwani district portal. We could not open the DTCP, jamabandi and property portal home pages, so check them directly.
KEEP EXPLORING
Explore more areas
Other districts in Haryana
Guides & research
- Stamp Duty Calculator Haryana: Land Cost Method (2026)Wiki · P11 Taxation, Stamp Duty & Registration
- Circle Rate Gurgaon: Collector Rate Lookup (2026)Wiki · P11 Taxation, Stamp Duty & Registration
- Circle Rate Faridabad: Collector Rate Lookup (2026)Wiki · P11 Taxation, Stamp Duty & Registration
- Land Ceiling in Haryana: 1972 Act Explained (2026)Wiki · P05 Agricultural Land Rules
- Stamp Duty Haryana: Land Registry Charges (2026)Wiki · P11 Taxation, Stamp Duty & Registration
- Mutation Status Haryana: How to Check Online (2026)Wiki · P02 Land Records & Documentation
- Fard Haryana: What It Is and How to Get One (2026)Wiki · P02 Land Records & Documentation
- Bhu Naksha Haryana: View Land Map Online (2026 Guide)Wiki · P02 Land Records & Documentation
COMMON QUESTIONS
Frequently asked questions
Everything buyers, NRIs and investors ask before their first reviewed farmland purchase in Bhiwani.
Visit full wiki01 of 04
What does farmland cost in Bhiwani?
We publish no per-acre band for Bhiwani. Listing-site asking prices could not be traced to registered deals. The only official reference is the draft 2026 collector-rate file for Bhiwani tehsil: about ₹14.6 lakh to ₹58.2 lakh per acre in the rural villages sampled and ₹75.9 lakh at Bhiwani Jonpal in the municipal section. These are registration floors, not market prices, and we did not read the Loharu or Siwani files.
02 of 04
Does the Punjab Land Preservation Act apply in Bhiwani?
Bhiwani is one of the ten districts on the Haryana Forest Department's list. A Forest Department compilation (status at 31 December 2009) shows one expired Bhiwani entry, while the State's April 2025 reply to the National Green Tribunal cites wider notifications of 1997 and 2012. Ask for the parcel's status in writing and check Aravalli and mining-lease status near the Tosham hills.
03 of 04
What stamp duty applies to land in Bhiwani?
The Chief Minister said in August 2025 that sale-deed duty has been 7% (including a 2% development fee) for men and 5% for women since 2008 (The Tribune, 28 August 2025). We found no government page for the rural rate or the registration fee, so confirm both with the Sub-Registrar.
04 of 04
What infrastructure is happening around Bhiwani?
Four-laning of the Bhiwani–Hansi road (NH-148B) was approved in November 2022 at ₹1,322.13 crore, with progress unconfirmed. The Bhiwani airstrip opened a hangar and control building on 17 June 2026 for training and maintenance, not passenger flights, and the railway overbridge at LC 52 was still delayed in April 2024.
Ready to look at what is available?
Browse reviewed listingsTransparency
Sources and references
Law and courts
- Haryana Land Preservation Act, 1900 (ss. 3 to 5), India Code
- Haryana Development and Regulation of Urban Areas Act, 1975 (ss. 2(c), 3, 7), PRS Legislative Research copy
- Reply of the State of Haryana in OA 680 of 2024 (Vaishali Rana v. Union of India), National Green Tribunal, 2 Apr 2025
Government
- History page (sub-divisions, tehsils, 2011 population, 2016 split), Bhiwani district portal
- How to reach Bhiwani (airport distance, trains), Bhiwani district portal
- Brief industrial profile of Bhiwani district, MSME-DI (2010-11 data, pre-2016 district)
- District agriculture contingency plan, Bhiwani, ICAR-CRIDA (pre-2016 district)
- Ground water information booklet, Bhiwani district, Central Ground Water Board (2012; pre-2016 district)
- Dynamic Ground Water Resources and Ground Water Quality of Haryana 2024, Central Ground Water Board, Dec 2024
- Stage of ground water development and categorisation of the blocks as on 31.03.2024, Haryana Water Resources Authority
- Public notice on revised blockwise categorisation as on 31.03.2024, Haryana Water Resources Authority
- Predictive Collector Rates for 2026, Bhiwani tehsil (marked DRAFT), ULB Haryana property portal
- Punjab Land Preservation Act page, Haryana Forest Department (lists ten districts)
- Section 4 and 5 notifications under the Punjab Land Preservation Act, status as of 31 Dec 2009, Haryana Forest Department (compiled 1 Jan 2010)
- Gadkari approves 4-laning of Bhiwani-Hansi road section of NH-148B, Rs 1,322.13 crore, PIB, 24 Nov 2022
- Jamabandi land records portal (not opened for this page)
- Directorate of Town and Country Planning, Haryana (not opened for this page)
- ULB Haryana property portal, collector rate files (home page not opened; individual rate files cited where fetched)
- Agmarknet mandi prices (not opened for this page)
- Soil Health Card portal (not opened for this page)
News
- Stamp duty waived on 50 sq yard urban, 100 sq yard rural plots, The Tribune, 28 Aug 2025
- Revision of collector rates put off for now, The Tribune, 11 Apr 2025
- Haryana hikes collector rates by up to 75%, The Tribune, 29 Mar 2026
- Supreme Court orders new expert committee on Aravalli definition, AIR News, 29 Dec 2025
- SC sets November 30 deadline for expert panel report on Aravalli hills, Business Standard, 7 Sep 2026
- MoRTH approves implementation of Bhiwani-Hansi road project, Indian Infrastructure, 6 Dec 2022
- Bhiwani residents approach Khattar over delay in railway overbridge project, The Tribune, April 2024
- Haryana CM Saini inaugurates aviation infra in Bhiwani, UNI, 17 Jun 2026
- PM Modi at Jind: projects worth Rs 14,700 crore, ThePrint, 17 Jul 2026
- Six-lane Ambala-Narnaul expressway opened for public, Swarajya, 1 Aug 2022
- NH-152D under trial run till today, The Tribune, 31 Jul 2022
Further reading
- M.C. Mehta v. Union of India (Kant Enclave), Supreme Court, 11 Sep 2018
- Foreign Exchange Management (Acquisition and Transfer of Immovable Property in India) Regulations 2018, Reserve Bank of India
- Haryana govt okays eco-friendly farmhouses near urban areas, The Tribune, 21 Sep 2021
- Haryana's 60.48% groundwater over-exploited, The Tribune, 8 Jan 2025
- Punjab Land Preservation (Haryana Amendment) Bill 2019, PRS Legislative Research
- Supreme Court on forest land and the Punjab Land Preservation Act, LiveLaw, 30 Mar 2022
- Haryana Ceiling on Land Holdings Act, 1972 (s. 4), India Code
- State's plan to amend PLPA may put Aravallis in danger, The Tribune, 16 Feb 2019
Data-currency note: the 2011 Census count is for the pre-2016 boundary; ICAR-CRIDA, CGWB and MSME-DI figures describe the older, larger district and date from about 2008 to 2012; groundwater categories are as on 31 March 2024; infrastructure statuses were read in October 2026 and change quickly; collector rates are draft figures. Pages marked "not opened" are named only as places to check. This is a general guide, not legal advice. Report inaccuracies to wiki@farmlandindia.com.
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