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District guide
Buying Land in Hamirpur
Hamirpur in Himachal Pradesh, not Uttar Pradesh: Section 118 permission, wheat-maize farm land, a Shimla-Mataur four-lane nearing completion and no train service.
1,118 sq km
Area
4.55 lakh
Population (Census 2011)
None to the town
Train service
Section 118 permission
Outsider access
*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.
Himbhoomi — Himachal Pradesh Land Records PortalDistrict land record — Hamirpur
Rev. 2026 · Farmland India desk
State
Himachal Pradesh (Hamirpur district; not Hamirpur in Uttar Pradesh)
Sub-divisions
3 sub-divisions (Hamirpur, Barsar, Nadaun), 5 tehsils (Hamirpur, Barsar, Bhoranj, Nadaun, Sujanpur-Tira) and 1 sub-tehsil (CGWB booklet, September 2013; the brochure spells Barsar as Badsar). Check the current list on the district portal
Key markets
Hamirpur town · Nadaun · Barsar · Sujanpur Tira · Bhoranj
Demand anchors
Shimla–Mataur four-lane, Kachiyari–Hamirpur section near completion (The Tribune, Aug 2026) · Una–Hamirpur rail line announced, no start reported · a district the portal calls the state's most literate
Rail and air
No direct train: nearest stations Jawalamukhi Road (narrow gauge, about 58 km), Amb (about 70 km) and Una (about 80 km); Gaggal airport about 83 km (Hamirpur district portal, Oct 2026)
Size and population
1,118 sq km · 4,54,768 people, Census 2011, 93.1% rural (CGWB, 2013)
Pricing unit
₹/acre or ₹/hectare (farm land) · ₹/sq m (house sites, the unit used in Rule 38A)
Local units
Vary by revenue estate; read the unit in the jamabandi and convert to acres or hectares
Land records portal
Himbhoomi (NIC; mHimBhoomi application page, NIC); the portal itself was not opened for this page
Land law is state law. These rules are maintained on the Himachal Pradesh page and apply to every district within it.
Hamirpur — land purchase legal rules (Section 118)
⚠ Under Section 118 of the Himachal Pradesh Tenancy and Land Reforms Act, 1972, a non-agriculturist cannot acquire land in the state without prior State Government permission (Section 118 text, Indian Kanoon). Stamp duty on permitted transfers was raised from 6% to 12% by an ordinance of 18 February 2025 (Legitquest copy).
Who can buy without permission? Only an agriculturist, which the Act defines as a person who cultivates land personally in the state (section 2(2), PRS copy of the Act). Out-of-state buyers do not qualify. Nor, according to The Tribune, October 2025, do Himachalis who hold no agricultural land; they need Revenue Department relaxation too.
Section 118 permission: the Act makes a transfer to a non-agriculturist invalid without it, and the section covers sale, gift, exchange, lease and mortgage with possession (Indian Kanoon). In Ajay Dabra v. Pyare Ram (31 January 2023) the Supreme Court held that land cannot pass to a non-agriculturist without prior State permission (LiveLaw, February 2023). The application goes to the Collector on Form LRXIV, with caps of 4 acres for farming, 500 sq m for a house and 300 sq m for a shop (Rule 38A, Rules of 1975). The rules allow the Collector 10 days and the State 10 days; The Tribune (October 2025) describes the process as lengthy, with several NOCs and some cases going to Cabinet, and gives no timeline.
The 12% duty: the Indian Stamp (Himachal Pradesh Amendment) Ordinance, 2025, dated 18 February 2025, sets duty at 12% of the higher of market value or consideration where the State grants permission under section 118(2)(h), regardless of gender (Legitquest copy). UNI reported in March 2025 that the rate had doubled from 6% as a bill was tabled (UNI, March 2025). Budgets drawn up before 2025 on a 6% basis are out of date.
A pending amendment: Bill 25 of 2025 would change Section 118, including a 3 plus 2 year use period and flats in RERA-registered projects up to 500 sq m (PRS bill text). The Assembly sent it to a select committee on 5 December 2025 (The Tribune, December 2025). We found no report that it has passed; until it does, the 1972 text applies.
NRI & OCI buyers: the RBI Master Direction under FEMA 1999 bars NRIs and OCIs from buying agricultural land, plantation land or a farm house (RBI Master Direction FED 12/2015-16). A Section 118 permission is a state matter and does not lift that bar.
- Section 118 required
- Stamp duty: 12% (Section 118)
- Rule 38A application
- No open-district carve-out
- NRI agri: barred (FEMA)
- Himbhoomi
Hamirpur — district-specific notes
The Himachal Pradesh state page applies to Hamirpur in full. The notes below are specific to this district and are not repeated from the state page. The Uttar Pradesh district of the same name has its own page under hamirpur-up and a different regime. Law was read from the Act and Rules on Indian Kanoon and PRS, one Supreme Court report and Tribune reports; where an official page did not open, the note says so.
⚠ Section 118 of the Himachal Pradesh Tenancy and Land Reforms Act, 1972 applies in Hamirpur as it does across the state: a non-agriculturist cannot acquire land without prior State Government permission (Section 118 text, Indian Kanoon). The Act defines an agriculturist as a person who cultivates land personally in the state (section 2(2), PRS copy). The application goes to the Collector, who is the Deputy Commissioner (State of H.P. v. Vinod Gupta, High Court, 2023), on Form LRXIV, with caps of 4 acres for farming, 500 sq m for a house and 300 sq m for a shop (Rule 38A, Rules of 1975). In Ajay Dabra v. Pyare Ram the Supreme Court held in January 2023 that land cannot pass to a non-agriculturist without that prior permission (LiveLaw, February 2023). We found no carve-out for Hamirpur in the sources read. Bill 25 of 2025 would amend Section 118 (PRS bill text); the Assembly sent it to a select committee on 5 December 2025 (The Tribune, Dec 2025). We found no report that it has passed, so the 1972 text is the one to rely on until it does.
⚠ The HP Land Revenue Act governs mutation and the jamabandi, and the 1972 Act also carries a land ceiling. We did not read the Land Revenue Act or the ceiling schedule for this page, so ask the Tehsildar for the current record and the family's total holding before a large purchase.
⚠ Highway acquisition is a live title issue in the district. The Tribune reported in August 2025 that the revised Shimla–Mataur plan needed more land and might force some residents near Nadaun to relocate again, with one resident saying NHAI should have acquired enough land at once (The Tribune, Aug 2025). Check whether any part of a parcel is within a notified or proposed highway alignment.
⚠ The state records 66.52% of its area as forest and shows 27.72% forest cover (Forest Survey of India, 2019). We found no district-level forest or sanctuary list for this district, so ask the Divisional Forest Officer in writing whether a khasra is recorded forest. We read no Scheduled-area or tribal-area rule that applies here; those rules concern other districts such as Kinnaur, Lahaul and Spiti, Pangi and Bharmour. We read no hydro-project or reservoir land rule specific to Hamirpur.
Read the full Section 118 explainer for buyer eligibility, duty and NRI rules.
- Section 118 required
- Rule 38A application
- Highway acquisition
- Forest status to check
- Not Hamirpur UP
District overview
Hamirpur — a low Shivalik district of wheat and maize with a four-lane highway nearing completion
Hamirpur is a Shivalik district of 1,118 sq km with 4,54,768 people at the 2011 Census, 93.1% of them rural (CGWB booklet, 2013). The district portal puts it at 400 to 1,100 m, bordering Bilaspur, Mandi, Kangra and Una, and describes it as the most literate district in the state with many residents in the defence services (Hamirpur district portal, Oct 2026). The CGWB lists three sub-divisions, five tehsils and one sub-tehsil.
We publish no per-acre price band for Hamirpur because no collector rate or registered-deal series for this district could be sourced. The Tribune reported in September 2025 that circle rates in several Himachal districts had not been revised for five years, with a 7.5% cap on annual increases (The Tribune, Sep 2025); it did not name Hamirpur. Treat any per-acre figure you are quoted as unconfirmed until it matches registered deeds nearby.
Hamirpur is farm land first. ICAR-CRIDA shows 34.9 thousand hectares sown, wheat on 34.6 and maize on 32.7 thousand hectares, a cropping intensity of 198% and only 1.8 thousand hectares irrigated (land use 2008-09; ICAR-CRIDA Hamirpur plan). The district has no train service, so the highway matters more than anything else: the Kachiyari–Hamirpur section of the Shimla–Mataur four-lane was reported in August 2026 as mostly widened, with bridges targeted for October (The Tribune, Aug 2026).
- Nadaun
- Barsar
- Sujanpur Tira
- Bhoranj
- Shimla–Mataur four-lane
- Shivalik foothills
Transaction costs
Stamp duty & registration in Hamirpur
6–8%
General buyers (reported)
6% to ₹40 lakh, 8% above; women 4% to ₹1 crore, 8% above; Sept 2026 bill
12%
Section 118 transfers
ordinance of 18 February 2025, regardless of gender
2%
Registration fee
of the higher of market value or consideration, minimum ₹100 (2012 notification)
For a transfer under a Section 118 permission, duty is 12% of the higher of market value or consideration (ordinance text, Legitquest; UNI, Mar 2025). The 6% to 8% and 4% to 8% figures come from the Second Amendment Bill passed on 3 September 2026, as reported by ANI, Sep 2026 and Outlook Money, Sep 2026; neither report gives an effective date. The 2% registration fee comes from the Revenue Department notification of 12 January 2012; we found no later table. The state announced in May 2023 that physical stamp paper would be phased out after 31 March 2024 and replaced by e-stamps (The Tribune, May 2023). We found no rate specific to Hamirpur; the Sub-Registrars in Hamirpur and the other tehsil offices register deeds locally, and their Registration and Stamps offices were not consulted for this page, so check the table in force on the date of your deed.
Know the belt
What is moving prices in Hamirpur
No price series exists for this district in the sources read. What follows are the market signals that are sourced: highway work, rail talk and monsoon exposure.
Nadaun and the Beas crossing
Four-lane work, bridge pending
The Tribune reported in December 2024 that widening between Nadaun and Bhangwar was finished, the section was over 60% complete and a double-lane bridge over the Beas at Nadaun was still being built (The Tribune, Dec 2024). It expected the road to open by the end of 2025; we found no later report on the bridge.
Check: the current state of the Nadaun bridge and any alignment affecting the parcel.
Hamirpur town and Kohli
Highway on the doorstep
Kohli, where NHAI's Section Four of the Shimla–Mataur road starts, is in Hamirpur district. The Tribune reported in August 2025 that the existing Ranital–Kohli package was expected to open by January 2026, and that upgrading Section Four to four lanes would cut about 25 km (The Tribune, Aug 2025).
Check: whether the parcel is on the old road or the new alignment.
Barsar, Sujanpur Tira and Bhoranj
Tehsils with no sourced price data
The CGWB booklet lists Barsar, Bhoranj, Nadaun and Sujanpur-Tira as tehsils alongside Hamirpur (CGWB, 2013). We found no collector rate or sale series for any of them.
Check: registered deeds in the same revenue estate, and whether the khasra is recorded agricultural land.
Asking prices
No sourced price series
Listing-site asking prices for Hamirpur could not be traced to registered deals, so none are shown. The Tribune reported in September 2025 that Himachal circle rates lag market values (The Tribune, Sep 2025); a circle rate is therefore a floor for registration, not a guide to what a seller will accept.
Check: registered sale deeds nearby before negotiating.
Units: acres, hectares and local measures
Local units in Himachal vary by district and by revenue estate, so read the unit written in the jamabandi and convert every quote to acres or hectares. Confirm the share of the khata being sold. We did not open a revenue manual for local unit definitions, so the Tehsildar's office is the place to settle them.
Connectivity
How Hamirpur connects — road, rail and air
Distances to Chandigarh, Delhi and Shimla are not stated on the portal page we read. Journey times vary with weather, traffic and road works on hill sections.
By road
By air
By rail
The practical question is the last leg from the highway to the parcel; ask for the access road in the revenue record. State-wide rules for outside buyers: Section 118 explainer.
Growth catalysts
Upcoming infrastructure & developments
Status labels reflect sources read in October 2026. Government timelines are not guaranteed; items marked unconfirmed rest on a single or an older source.
00Open or inaugurated
04In progress or pending
Agriculture & terrain
Soil, crops & water in Hamirpur
A wheat-maize district on loamy-skeletal Shivalik soils, mostly rainfed, with a mango and citrus fringe and a record of monsoon damage.
🌾 Wheat and maize uplands (Hamirpur, Barsar, Sujanpur Tira)
The CGWB booklet gives wheat on 34,064 hectares, maize on 31,704 and rice on 1,995 in 2008-09, from 68,800 hectares cropped, on alluvial and non-calcic soils (CGWB, 2013). ICAR-CRIDA shows medium deep to deep loamy-skeletal soil on 58.5% of the area and 198% cropping intensity (ICAR-CRIDA plan). Both are dated.
- Wheat
- Maize
- Rice
- Pulses
🥭 Mango, citrus and vegetables
ICAR-CRIDA lists mango on 2.7 thousand hectares, citrus on 1.4 and litchi on 0.3, with vegetables on about 2.04 thousand (ICAR-CRIDA plan). No orchard-land price series was found, so the figures describe use, not value.
- Mango
- Citrus
- Litchi
- Vegetables
🌧️ Rain, slope and monsoon losses
The district's District Emergency Operation Centre reported over Rs 55 crore of losses by 6 July 2025 (The Tribune, Jul 2025), and the Tribune reported over Rs 43.9 crore and nine deaths by 19 August 2024 (The Tribune, Aug 2024). Ask the seller for slide, drain and washout history on any sloping parcel.
- Monsoon losses
- Slopes
- Drains
💧 Water & rainfall
Average annual rainfall is 1,340.72 mm in the CGWB booklet, about 82% from June to September, and 1,225 mm normal in the ICAR-CRIDA plan; the two do not agree, so we give both. Pre-monsoon water levels in four CGWB dug wells (May 2012) were 2.73 to 8.59 m below ground, and the CGWB places the district in the safe category without calculating a stage of development (CGWB, 2013). Net irrigated area is only about 1.8 thousand hectares, so most farming is rainfed. We did not open IMD normals or a soil-health portal for this page.
📐 Measurement units
Local units differ across Himachal, so convert every quote to acres or hectares and read the unit in the jamabandi before comparing two offers. Crop income is small beside land values, so price a parcel on access, legal status and permitted use, not on wheat or maize yield.
At a glance
Hamirpur vs. its neighbours
| District / belt | Price band* (per acre) | Evidence |
|---|---|---|
| Hamirpur | No sourced price series | Net sown 34.9 thousand ha, wheat and maize (ICAR-CRIDA, 2008-09) |
| Bilaspur | No sourced price series | Net sown 31.0 thousand ha, maize and wheat (ICAR-CRIDA, 2008-09) |
| Kangra | No sourced price series | See the Kangra page |
| Una | No sourced price series | No figure used on this page |
*No collector-rate or asking-price series was sourced for these districts. See the Bilaspur page for the neighbouring Satluj-valley district and the Kangra page for the larger market to the west.
Farmland India view
Why investors look at Hamirpur
Five reasoned points, with an honest note that price evidence is thin and the highway is not yet fully open.
A highway close to completion
The Kachiyari–Hamirpur section was reported mostly widened in August 2026 with bridges due in October. That is progress, not delivery of the whole Shimla–Mataur road.
No train, so road quality decides
Hamirpur has no direct train service and the nearest stations are 58 to 80 km away. Journey time to the parcel on the new road is the figure to measure.
A rail line on paper
The Una–Hamirpur line was announced in March 2022 and we found no start. This desk reads it as optionality, not a basis for a premium.
Cheap-to-farm, costly-to-prove land
Mostly rainfed wheat and maize land with 198% cropping intensity is productive, but returns come from location and permitted use rather than yield.
A market that rewards paperwork
Section 118 permission, highway-alignment checks and forest status all sit with the parcel. A buyer who documents each is better placed than one relying on a broker summary.
Confirm Section 118, forest, flood and record status directly; these are not certified by Farmland India’s review.
STRAIGHT TALK
Risks & challenges in Hamirpur
Read these before shortlisting in Hamirpur specifically.
Section 118 permission
An outside buyer needs State permission, and the Tribune (October 2025) described the process as lengthy with no figure given (The Tribune, Oct 2025). Do not plan building or resale dates until it is granted.
Pending amendment
Bill 25 of 2025 went to a select committee in December 2025; we found no report of passage. Rules could change, and so could the 3 plus 2 year use periods.
Highway land acquisition
The revised Shimla–Mataur plan needed more land, and residents near Nadaun said NHAI should have acquired enough at once (The Tribune, Aug 2025). Check the alignment against the khasra.
Monsoon and landslide
Hamirpur reported over Rs 43.9 crore of losses in the 2024 monsoon and over Rs 55 crore by early July 2025 (The Tribune, Aug 2024; The Tribune, Jul 2025); the Supreme Court has also flagged ecological imbalance in the state (SCC Online, Aug 2025). Seismic zoning was not sourced for this page.
Announced is not delivered
The Una–Hamirpur line has no reported start, and the Section Four timeline moved from January 2026 to a DPR still two to three years away. Price on today's roads.
Forest and ceiling checks
We found no district forest list and did not read the ceiling schedule. Ask for both in writing before assembling a large holding.
No sourced price series
Circle rates are reported stagnant statewide and no Hamirpur series exists. Collect registered comparables before negotiating.
Who to contact
Local revenue, registration & forest offices
Section 118 applications go to the Deputy Commissioner / Collector at Hamirpur on Form LRXIV (Rule 38A; the Collector is the Deputy Commissioner per State of H.P. v. Vinod Gupta, 2023), and the State Government decides. Mutation and record matters go to the Tehsildar of the relevant tehsil (Hamirpur, Barsar, Bhoranj, Nadaun or Sujanpur-Tira), as listed in the CGWB booklet. Deeds are registered by the local Sub-Registrar, and forest status comes from the Divisional Forest Officer. District information is on the Hamirpur district portal, which opened; the state's Section 118, Himbhoomi and registration portals did not, so we do not link them.
KEEP EXPLORING
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Guides & research
COMMON QUESTIONS
Frequently asked questions
Everything buyers, NRIs and investors ask before their first reviewed farmland purchase in Hamirpur.
Visit full wiki01 of 04
Can outsiders buy agricultural land in Hamirpur?
Only with prior State Government permission under Section 118 of the Himachal Pradesh Tenancy and Land Reforms Act, 1972, unless the buyer is an agriculturist who cultivates land personally in the state. The application goes to the Deputy Commissioner as Collector on Form LRXIV. Bill 25 of 2025 would amend Section 118 but went to a select committee in December 2025, and we found no report that it has passed. This page covers Hamirpur in Himachal Pradesh; the Uttar Pradesh district has a separate page.
02 of 04
What does land cost in Hamirpur?
We publish no per-acre band because no collector rate or registered-deal series for Hamirpur could be sourced, and listing-site prices could not be traced to deeds. The Tribune reported in September 2025 that circle rates in several Himachal districts had not been revised for five years, with a 7.5% annual cap, so they are a registration floor and not a market guide. Check registered sale deeds in the same revenue estate.
03 of 04
Which infrastructure affects Hamirpur?
The roughly 62 km Kachiyari-Hamirpur section of the Shimla-Mataur four-lane was reported in August 2026 as mostly widened, with bridges targeted for October. The Kohli-Ranital package was expected to open by January 2026 per an August 2025 report, and we found no later confirmation. The Una-Hamirpur rail line was announced in March 2022 and no start has been reported; the district has no train service.
04 of 04
What stamp duty applies to a purchase in Hamirpur?
For a transfer under a Section 118 permission, an ordinance of 18 February 2025 set duty at 12% of the higher of market value or consideration. The Second Amendment Bill passed in September 2026 is reported to set 6% to 8% for other buyers and 4% to 8% for women, with no effective date reported. Registration is 2% under a 2012 notification; check the current table with the Sub-Registrar.
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Sources and references
Law and courts
- Section 118, HP Tenancy and Land Reforms Act 1972, Indian Kanoon
- HP Tenancy and Land Reforms Act (section 2(2)), PRS copy, PRS Legislative Research
- HP Tenancy and Land Reforms Rules 1975, rule 38A, Indian Kanoon
- Land in Himachal cannot be transferred to a non-agriculturist without State permission (Ajay Dabra v. Pyare Ram), LiveLaw, Feb 2023
- State of H.P. v. Vinod Gupta, CWP 5554/2020, High Court of Himachal Pradesh, via Verdictum, 19 Dec 2023
- Supreme Court on ecological imbalance in the State of Himachal Pradesh, SCC Online, 5 Aug 2025
- Himachal Pradesh Tenancy and Land Reforms (Amendment) Bill 25 of 2025, PRS Legislative Research, Dec 2025
- Indian Stamp (Himachal Pradesh Amendment) Ordinance 2025, Legitquest (legal database copy), 18 Feb 2025
Government
- About Hamirpur district, Hamirpur district portal (NIC), Oct 2026
- How to reach, Hamirpur, Hamirpur district portal (NIC), Oct 2026
- Ground water information booklet, Hamirpur district, Central Ground Water Board, Sep 2013
- Agriculture contingency plan, Hamirpur district, ICAR-CRIDA, 2012 (land use 2008-09)
- Revenue Department notification on registration fee, Himachal Pradesh Government portal, 12 Jan 2012
- State of Forest Report 2019, vol. II, Himachal Pradesh, Forest Survey of India, 2019
- mHimBhoomi land records application, National Informatics Centre, Jan 2024
News
- Kachiyari-Hamirpur road widening completed; bridges to be ready by October, The Tribune, 13 Aug 2026
- Jawalamukhi-Hamirpur highway section to open by Jan next year, The Tribune, 10 Aug 2025
- Nadaun-Jwalamukhi-Bhangwar stretch nears completion, The Tribune, 24 Dec 2024
- Rs 4,000 cr for Una-Hamirpur railway line, The Tribune, 15 Mar 2022
- Rain caused over Rs 55 cr loss in Hamirpur: DC, The Tribune, 6 Jul 2025
- Hamirpur district suffers over Rs 43.9 crore loss in rainy season, The Tribune, 20 Aug 2024
- Circle-rate paralysis: Himachal losing crores, The Tribune, 1 Sep 2025
- Government mulls making Sec 118 less cumbersome, The Tribune, Oct 2025
- Vidhan Sabha puts Section 118 amendment bill on hold, The Tribune, Dec 2025
- HP govt hikes stamp duty, UNI, Mar 2025
- Himachal Assembly passes stamp duty bill, ANI, 4 Sep 2026
- Himachal Pradesh sets out new stamp duty structure, Outlook Money, 4 Sep 2026
- Switch to e-stamp by next year, says Sukhu, The Tribune, May 2023
Further reading
- HP Tenancy and Land Reforms Act, record page (metadata only), India Code
- Section 118 to be simplified, The Week (PTI), 2 Dec 2025
- Select committee to review proposed changes to Himachal Pradesh Tenancy Act, The Statesman, Dec 2025
- Non-Himachalis allowed to purchase land in 674 cases, The Tribune, Sep 2020
- Non-Himachalis who changed land use without approval to face the heat, Swarajya, Nov 2018
- State losing crores due to stagnant circle rates, The Tribune, Jan 2025
- SC to pass order on ecological imbalance in state on Sept 23, The Tribune, Sep 2025
- Himachal Assembly passes stamp duty amendment bill, The News Himachal, Sep 2026
- Himachal monsoon fury: death toll climbs to 380, damages top Rs 4,300 crore, Punjab Kesari (English), 11 Sep 2025
Data-currency note: area and population are Census 2011 figures from the CGWB booklet; crop and groundwater data come from documents dated 2008 to 2013; infrastructure statuses were read in October 2026 and change quickly. Pages marked as 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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