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Area guide
Buying Land in Bawal
Land around IMT Bawal on NH-48: CLU and licence checks, PLPA status, and what the freight corridor does and does not change.
16,776
Population (Census 2011)
~11 km
From Rewari
~50 km
From Gurugram
₹2–5 crore per acre*
Estimated price*
*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 — Bawal
Rev. 2026 · Farmland India desk
District
Rewari
Revenue unit
Bawal tehsil (older Rewari industrial profiles list fewer tehsils, so confirm the tehsil for your khasra)
Anchor
IMT Bawal, an HSIIDC industrial township reported as developed in 1995 (confirm with HSIIDC)
Population
16,776 (Census 2011)
Distance
About 11 km from Rewari, 50 km from Gurugram (approximate)
Zoning to check
IMT industrial zone, CLU-permitted parcels and agricultural zone: three different products
Estimated land price*
₹2–5 crore per acre*
Sub-area overview
Bawal — an industrial township on NH-48, where permitted use decides the price
Buying agricultural land in Bawal is mostly a question about permitted use. Bawal, in Rewari district, is best known for IMT Bawal, an Industrial Model Township developed by the Haryana State Industrial and Infrastructure Development Corporation (HSIIDC) in 1995, and the farm parcels around it are priced by what a buyer might build, not by what wheat or mustard earns. The 2011 Census gave the town 16,776 people. It is reported to be about 11 km from Rewari and 50 km from Gurugram, on National Highway 48 and on the Rewari-Alwar railway line.
Farmland India's estimate* for farm land around Bawal is ₹2–5 crore per acre*; parcels with CLU or industrial use can price above it. Some parcels near the township are marketed as 'CLU done'; ask for the permission letter. The Delhi-Mumbai Industrial Corridor and freight story is real but older than the page suggests: a 2014 Tribune report talked of a 1,200-acre logistics hub and a 2,400-acre expansion at Bawal, and a 2026 report puts the logistics hub at Nangal Chaudhary in Mahendragarh instead.
Farmland India's view is cautious. Start with the Rewari district page and the Haryana agricultural land rules guide, then ask for the CLU letter, the licence if plots are being sold, and written PLPA and Aravali status before comparing any Bawal parcel with farmland elsewhere. Do not read an industrial-zone price as an agricultural rate.
- IMT Bawal (HSIIDC)
- NH-48 belt
- CLU and licence checks
- PLPA district
- NRI barred
Connectivity
How Bawal connects
Bawal is on NH-48 and the Rewari-Alwar rail line. Distances are approximate and are not route-checked.
By road, rail and corridor
Read this before relying on distances
Drive times on NH-48 change with the hour and the season of roadworks, so we give none. Distances are approximate figures and have not been matched to NHAI or a route map. The Western Dedicated Freight Corridor junction is at Rewari, not at Bawal, and freight benefits go to industry rather than to farmland directly. Ask how a specific parcel reaches NH-48: many are behind internal roads of unknown width.
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.
01Operational
03In progress, pending or policy
Agriculture & terrain
Soil, crops & water in Bawal
Bawal sits on the Indo-Gangetic alluvial plain of the Ghaggar basin, with the Aravali hills further inside the district, so cropland, industrial land and hill-edge land are mixed.
Soil & crops
CGWB places Rewari district on alluvial plain with light-coloured calcareous soils, loamy sand on average and moderate to high salinity hazard. Bajra, wheat and mustard are generally reported as the main crops of the district (confirm with the district agriculture office). We did not find crop data for Bawal tehsil alone, and much land near IMT Bawal is bought for industry or logistics. Data: Soil Health Card portal.
- Alluvial plain
- Bajra, wheat, mustard
- Salinity hazard
- Industrial township
Water
In the Haryana Water Resources Authority categorisation as on 31 March 2024, six of Rewari's seven blocks are over-exploited and one (Dahina) is critical; we did not match the Bawal block to a category, so check the block in the HWRA notice. CGWB's 2011 balance already showed gross draft above net availability across the district. Ask for a borewell yield and quality report and ask the district office whether a new borewell needs permission.
Mandi price reference
Crop prices do not set land value around IMT Bawal. Mustard and bajra prices for Rewari-district markets are published on Agmarknet; we have not matched a mandi to this tehsil.
Farmland India view
Why buyers look at Bawal
Reasons buyers look at this micro-market, stated with the evidence we have. Not a price forecast.
Established industrial base
IMT Bawal has existed since 1995, so demand for worker accommodation, warehouse use and services is not new. Buyers can see operating units, not only plans.
Freight corridor junction nearby
Rewari, about 11 km away, is the junction of the Western Dedicated Freight Corridor, completed in March 2026 according to the Rewari page.
NCR edge on NH-48
Gurugram is about 50 km away on the Delhi-Jaipur highway, so the town sits on the outer rim of the Gurugram land market.
Ask for registered comparables
The band on this page is an estimate*. Buyers should demand registered sale-deed comparables and the Collector rate from the Sub-Registrar.
Listing data is not legal advice. Confirm title, land use and zoning with the District Town Planner and the Sub-Registrar.
STRAIGHT TALK
Risks & challenges specific to Bawal
Specific to this micro-market, beyond the Rewari and Haryana-wide points.
Industrial price, not farm price
Some Bawal parcels are marketed for logistics or industry, and some are described as 'CLU done'. Ask for the CLU permission letter and compare only parcels with the same permitted use.
Auction and allotment disputes
Court stays on HSIIDC auctions are possible and should be checked case by case. HSIIDC land follows its own allotment rules, so a private sale near the township may not carry the same rights. Check the status with HSIIDC in writing.
PLPA and Aravali status
Rewari is a PLPA district and has Aravali hills and mining deposits elsewhere. The Supreme Court's definition of the Aravalli hills is still being worked out. Ask for PLPA, forest and mining-lease status for the khasra in writing.
Groundwater is stressed
Six of seven Rewari blocks are over-exploited and Dahina is critical (HWRA, 31 Mar 2024). Test borewell yield before paying for irrigated land.
Plots need a licence
Under section 3 of the Haryana Development and Regulation of Urban Areas Act, 1975, a colony needs a licence from the Director, Town and Country Planning, and the Act bars transferring or advertising plots in an unlicensed colony. Ask for the licence number and check it with DTCP before paying any booking amount.
Announced is not delivered
The 2014 hub plan at Bawal never appears as operating in the sources we read, and the RRTS timing is disputed. Price on today's access, not on announcements.
NRIs and OCIs cannot buy agricultural land
FEMA bars NRIs and OCIs from buying agricultural land, plantation land or a farmhouse anywhere in India. Residential or commercial plots in licensed areas are a separate question for a lawyer, so take advice before paying any token amount.
Stamp duty and Collector rate
The Haryana government statement reported by The Tribune on 28 August 2025 put sale-deed duty for urban areas at 7% for men (including a 2% development fee) and 5% for women. The rural rates are reported as 5% and 3%, with a 1% registration fee; these are not confirmed from a primary source, so confirm them with the Sub-Registrar. Duty is charged on the higher of the deal value and the Collector rate. Bawal town is a municipal area where the urban rate may apply. No Bawal-specific Collector rate was read; the Rewari draft file covers four Rewari-tehsil villages only.
KEEP EXPLORING
Explore more areas
Other areas in Rewari
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 Bawal.
Visit full wiki01 of 04
Is Bawal land agricultural or industrial?
Both exist. IMT Bawal is an HSIIDC industrial township, and the parcels around it are sold as farm land, CLU parcels or logistics land. Ask for the CLU letter and the khasra's recorded use before comparing prices.
02 of 04
What does land cost in Bawal?
Farmland India's estimate* for farm and agricultural land around Bawal is about ₹2–5 crore per acre*; parcels near the township sold for mixed uses can differ. *Indicative only, not a valuation; check registered sale deeds and the collector rate with the Sub-Registrar.
03 of 04
Is the RRTS coming to Bawal?
Haryana approved a corridor with a Bawal station in May 2023, and a July 2026 report said the Delhi-to-Bawal stage will be built first. Timing is disputed between sources, so do not price it in as delivered.
04 of 04
Can an NRI buy land in Bawal?
Not agricultural land, plantation land or a farmhouse: FEMA bars it. Plots in licensed areas are a separate question for a lawyer.
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Sources for this page
- Prices — Farmland India estimate*; collector rate to be obtained from the Sub-Registrar
- Population — Census of India 2011; IMT Bawal (HSIIDC, 1995), distances, rail and highway — general references, to be confirmed with HSIIDC and NHAI
- 2014 Bawal hub and expansion plan — The Tribune, 3 Dec 2014
- Nangal Chaudhary hub — India Shipping News, 2 May 2026
- Western Dedicated Freight Corridor — Indian Infrastructure, 2 Apr 2026; RRTS — Patrika, 27 Jul 2026; Swarajya, May 2023
- Groundwater blocks — HWRA notice, 31 Mar 2024; PLPA list — Haryana Forest Department; DRUA Act 1975 — PRS India
- Rural stamp duty rates — to be confirmed with the Sub-Registrar; urban rate — The Tribune, 28 Aug 2025
- District context and sourcing — see the Rewari district page. Sources read October 2026.
General information, not legal advice. Report inaccuracies to wiki@farmlandindia.com.
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