Farmland India
Aerial view of agricultural land and farm fields near Mandi, Himachal Pradesh

District guide

Buying Land in Mandi

A mid-hill Beas valley district: Section 118 permission, a Kiratpur–Manali bypass and tunnels still opening, rainfed wheat and apple farming, and cloudburst and eco-zone checks.

  • 3,950 sq km

    Area

  • 9.99 lakh

    Population (Census 2011)

  • 12

    Sub-divisions

  • 2 of 5 part open, Sep 2026

    Pandoh–Takoli tunnels

*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 Portal

District land record — Mandi

Rev. 2026 · Farmland India desk

State

Himachal Pradesh (Beas valley, mid hills)

Sub-divisions

12 sub-divisions (Mandi Sadar, Balh, Sunder Nagar, Sarkaghat, Dharampur, Joginder Nagar, Padhar, Gohar, Thunag, Karsog, Balichowki, Kotli), 17 tehsils, 14 sub-tehsils and 14 blocks (Mandi district portal; some names are spelled two ways there, so match them to the revenue record)

Key markets

Mandi town · Sundernagar · Joginder Nagar · Balh valley · Karsog · Sarkaghat

Demand anchors

Kiratpur–Manali four-lane with the Mandi bypass tunnels · Pandoh–Takoli tunnels, first two opened September 2026 · wheat, maize, apple and vegetable farming

Rail

Nearest station on the district portal is Kiratpur Sahib in Punjab (Mandi district portal); the Pathankot–Jogindernagar narrow-gauge line runs into the district (The Tribune, July 2025)

Air

Kullu–Manali airport at Bhuntar, about 60 km from Mandi city (district portal)

Size and population

3,950 sq km · 9,99,777 people (Census 2011, CGWB booklet)

Pricing unit

₹/acre or ₹/sq m; no sourced price series

Local units

Vary by village; no sourced conversion table. Use the area in the revenue record in acres or sq m

Land records portal

Himbhoomi (NIC); not opened for this page, so check records there

District overview

Mandi — the Beas valley between Kullu and the plains, with a bypass and tunnels opening

Mandi is a mid-hill district of 3,950 sq km with 9,99,777 people at the 2011 Census (CGWB booklet). It was formed on 15 April 1948 by merging the princely states of Mandi and Suket (district portal), and its elevation runs from about 484 m to 4,011 m (District Survey Report 2024). The portal lists 12 sub-divisions, 17 tehsils and 14 blocks (same portal), puts Chandigarh 200 km away, names Kiratpur Sahib as the nearest station and Bhuntar, about 60 km from Mandi city, as the nearest airport (how to reach).

We publish no per-acre price band for Mandi. No dated price series or circle-rate schedule for the district was found, and The Tribune’s September 2025 report on unrevised circle rates names Kangra-area towns, not Mandi (The Tribune, September 2025). A circle rate is a registration floor, not a market price.

Mandi is farm country first. The ICAR-CRIDA plan, on 2008-09 data, shows wheat on 67.6 thousand ha, maize on 49.9 and rice on 19.5, with 15.4 thousand ha of apple (ICAR-CRIDA Mandi plan), and the state marketing board says about 79% of people depend on agriculture and allied activity (marketing board profile). Roads are the second driver: the Mandi bypass has been on trial traffic since September 2024 and the first two Pandoh–Takoli tunnels opened on 11 September 2026 (The Tribune, September 2026). The July 2025 cloudbursts in Gohar, Thunag and Karsog are the counterweight (The Tribune, July 2025).

  • Mandi town
  • Sundernagar
  • Joginder Nagar
  • Balh valley
  • Karsog
  • Kiratpur–Manali highway
Locator map of Mandi district in Himachal Pradesh

Transaction costs

Stamp duty & registration in Mandi

12%

Section 118 transfers

ordinance of 18 February 2025, regardless of gender

6–8%

General buyers (reported)

6% to ₹40 lakh, 8% above; women 4% to ₹1 crore, 8% above; Sept 2026 bill, no effective date reported

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, March 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, September 2026 and Outlook Money, September 2026; neither report gives an effective date, and Bill 4 of 2026 on PRS covers a separate undervaluation change. 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 (The Tribune, May 2023). We found no Mandi-specific duty rule or circle-rate schedule, so check the table in force on the date of your deed with the Sub-Registrar.

Know the belt

What is moving prices in Mandi

Official reports only: road works, the July 2025 cloudbursts and the absence of a price series. No listing-site prices are used.

Mandi town: bypass and tunnels

Bypass nearly 8 km, ₹725 crore (reported)

The Tribune reported on 30 September 2024 that the Mandi bypass, with three major bridges, seven minor bridges and four tunnels, was opened for traffic trials, with a formal inauguration planned after the Ner Chowk–Pandoh work (The Tribune, September 2024). Hoteliers in the town feared the bypass would divert tourists, while Kullu and Manali operators expected easier travel (The Tribune, September 2024).

Check: whether the bypass has been formally opened and where the access points and turn-offs fall for the parcel.

Pandoh to Takoli tunnels

Diyod 2.8 km and Hanogi 650 m opened 11 Sep 2026

One carriageway of each tunnel opened after trials; the project has five twin-tube tunnels in all and no completion date was given (The Tribune, September 2026). Tourism stakeholders estimated nearly an hour saved between Mandi and Manali.

Check: the status of the other three tunnels with NHAI before pricing land on the stretch.

Balh valley and Sundernagar

CGWB: groundwater development 15.36%, safe (2011)

The CGWB booklet records the Balh valley assessment as safe and notifies no block (CGWB Mandi booklet), and the district portal describes the valley as a wheat, paddy and vegetable area (HP State Agricultural Marketing Board, Mandi page). The Kiratpur–Nerchowk four-lane has bypasses around Sundernagar and Nerchowk (The Tribune, February 2026).

Check: borewell yield and the khasra’s irrigation source; the booklet data are from 2011 to 2013.

Seraj, Gohar, Thunag, Karsog

14 dead, 31 missing reported on 3 Jul 2025

The Tribune reported ten cloudbursts, three flash floods and a landslide in the district on 1 July 2025, 14 deaths and more than 150 houses damaged, with the body text giving 31 missing against 29 in the headline (The Tribune, July 2025).

Check: slope, drainage and the nearest nala; ask the seller for the 2025 damage history of the plot.

Asking prices

No sourced price series

No dated asking-price series or circle-rate schedule for Mandi was found, so none is shown. A collector or circle rate would only be a floor for registration.

Check: registered sale deeds in the same revenue estate before negotiating.

Local units

Local area units vary by village and no revenue manual with a Mandi conversion table was opened. Compare offers by the area in the revenue record in acres or square metres. Rule 38A states its limits in acres and square metres.

Connectivity

How Mandi connects — road, rail and air

Distance and rail facts come from the district portal; journey times vary with weather, landslides and road works.

By road

Chandigarh to Mandi200 km (district portal)
Kiratpur–Nerchowk four-laneInaugurated 11 Mar 2024
Mandi bypass~8 km; trial traffic from 30 Sep 2024
Mandi–Pandoh stretchStill in progress (Feb 2026)
Pandoh–Takoli tunnelsDiyod and Hanogi opened 11 Sep 2026

By air

Kullu–Manali (Bhuntar)About 60 km from Mandi city
RunwayExtension reported not viable (Jul 2026)
FlightsSchedules not checked

By rail

Nearest station on portalKiratpur Sahib, Punjab
Pathankot–Jogindernagar line164 km narrow gauge; broad-gauge survey (Aug 2025)
ServiceDisrupted by landslides (Jul 2025)
Extension to MandiDepends on viability, minister said

The last leg from the highway to the parcel decides daily use; ask for the access road in the revenue record. Sources for the rows are on the tabs below and in the list at the end. Full rules for outside buyers: Himachal Pradesh Section 118 explainer. The Centre told the Rajya Sabha in July 2026 that a runway extension at Kullu-Bhuntar is not viable (Swarajya, 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 a single or an older source.

02Open or inaugurated

03In progress or pending

Part open · 11 Sep 2026 Pandoh–Takoli tunnels (Diyod and Hanogi)
In progress · Feb 2026 Mandi–Pandoh four-lane stretch
Trial traffic · 30 Sep 2024 Mandi bypass on the Kiratpur–Manali highway
Inaugurated · 11 Mar 2024 Kiratpur–Nerchowk four-lane
Survey and DPR · Aug 2025 Pathankot–Jogindernagar line, broad-gauge survey
Part open · 11 Sep 2026

Pandoh–Takoli tunnels (Diyod and Hanogi)

The entry section of the Pandoh–Takoli project on the Kiratpur–Manali four-lane has two tunnels in Mandi district: Diyod (2.8 km) and Hanogi (650 m). One carriageway of each twin tube opened on 11 September 2026 after trials; the project has five twin-tube tunnels in all, the other carriageways are not described as open and no completion date was given. The affected stretch shortens from nearly 6 km to about 3.5 km (The Tribune, September 2026).

Source: The Tribune, 12 Sep 2026

Diyod tunnel

2.8 km

Hanogi tunnel

650 m

Tunnels in project

5 twin-tube

Status

One carriageway open

Land markets in the blast radius

  • Mandi town
  • Pandoh
  • Aut
In progress · Feb 2026

Mandi–Pandoh four-lane stretch

The Tribune reported on 11 August 2025 that NHAI aimed to finish the Mandi–Pandoh stretch by the end of August 2025, with three road bridges to open and weather a risk (The Tribune, August 2025). On 4 February 2026 it reported work still "progressing steadily" between Mandi and Pandoh, with no percentage or deadline (The Tribune, February 2026). Confirm the current status with NHAI.

Source: The Tribune, 11 Aug 2025; The Tribune, 4 Feb 2026

Corridor

Mandi → Pandoh

Aug 2025

Target end-August

Feb 2026

Still in progress

Deadline

None published

Land markets in the blast radius

  • Mandi town
  • Pandoh
Trial traffic · 30 Sep 2024

Mandi bypass on the Kiratpur–Manali highway

A bypass of nearly 8 km costing ₹725 crore, with three major bridges, seven minor bridges and four tunnels, opened for traffic trials on 30 September 2024; a formal inauguration was planned after the Ner Chowk–Pandoh work (The Tribune, September 2024). We found no later report on the formal opening, so confirm with NHAI.

Source: The Tribune, 30 Sep 2024

Length

~8 km

Cost

₹725 crore

Tunnels

4

Bridges

3 major, 7 minor

Land markets in the blast radius

  • Mandi town
  • Ner Chowk
Inaugurated · 11 Mar 2024

Kiratpur–Nerchowk four-lane

The Tribune reported on 4 February 2026 that this section, inaugurated on 11 March 2024, replaced a 116 km hilly road with a 79 km four-lane highway, cutting about 37 km and 2.5 hours, and that bypasses at Bilaspur, Sundernagar and Nerchowk had eased congestion (The Tribune, February 2026). Most of the length lies outside Mandi district.

Source: The Tribune, 4 Feb 2026

Length

79 km

Replaces

116 km road

Saving

~37 km, ~2.5 hr

Inaugurated

11 Mar 2024

Land markets in the blast radius

  • Sundernagar
  • Nerchowk
Survey and DPR · Aug 2025

Pathankot–Jogindernagar line, broad-gauge survey

Railway Minister Ashwini Vaishnaw confirmed in August 2025 that a survey is under way to convert the 164 km, 762 mm line to broad gauge, with a detailed project report to go to the state for feedback before NITI Aayog and the Finance Ministry; any extension to Mandi would depend on viability (The Tribune, August 2025). Landslides disrupted services in July 2025 (The Tribune, July 2025). It is a study, not a sanctioned project.

Source: The Tribune, 24 Aug 2025; The Tribune, 4 Jul 2025

Length

164 km

Gauge now

762 mm

Plan

Broad gauge (survey)

Mandi extension

Viability-dependent

Land markets in the blast radius

  • Joginder Nagar

Agriculture & terrain

Soil, crops & water in Mandi

A mid-hill district of rainfed wheat and maize, apple and citrus, on the Beas and Satluj, with cloudburst and flood risk in the Seraj belt.

🌾 Mid-hill farmland (Balh valley, Sundernagar, Sarkaghat)

The ICAR-CRIDA plan places Mandi in the Mid Hills Sub-Humid zone (HP-2). On 2008-09 data, which are old, wheat covered 67.6 thousand ha (56.3 rainfed), maize 49.9 (47.4 rainfed), rice 19.5 and potato 2.4, from a net sown area of 85.8 thousand ha and a cropping intensity of 188%. Net irrigated area was 15.1 thousand ha and rainfed area 70.7 (ICAR-CRIDA Mandi plan).

  • Wheat
  • Maize
  • Rice
  • Potato

🍎 Orchards and vegetables

The same plan gives apple 15.4 thousand ha, citrus 4.3, mango 3.8, stone fruits 1.8 and walnut 1.01, with green peas 1.7 and tomato 1.05 (ICAR-CRIDA). The state marketing board says fruit area is about 15% of the state’s total and apple is planted in December (marketing board). Neither source gives a current production series.

  • Apple
  • Citrus
  • Mango
  • Green peas

🌊 Beas, Satluj and hazards

The Beas and Satluj form the main drainage, with the Suketi Khad a major Beas tributary (District Survey Report 2024). The Tribune listed Mandi in seismic Zone V in December 2023 (The Tribune, December 2023); a December 2025 report says the new BIS map places the whole state in a new Zone VI (Himachalscape, December 2025), which should be checked against the code. Larji dam releases triggered a flash-flood alert in July 2025.

  • Beas
  • Suketi Khad
  • Zone V
  • Cloudburst

💧 Water & rainfall

Normal annual rainfall is 1,250.3 mm in the ICAR-CRIDA plan and 1,331.5 mm in the CGWB booklet, with a district range of 700 to over 2,000 mm; the two do not agree, so we give both. CGWB (September 2013) says hard rock covers about 65% of the district with yields under 3 litres per second, semi-consolidated rock about 32% with 2 to 10, and valley alluvium about 3% with 10 to 30; no block was notified and the Balh valley stood at 15.36% development, safe, in 2011 (CGWB booklet). Canals supplied 76.2% of irrigated area and lift schemes 19.3% in the ICAR-CRIDA plan. Ask for the parcel’s water source before planting.

📐 Measurement units

Local area units vary by village and no revenue manual with a Mandi conversion table was opened, so convert every quote to acres or square metres before comparing two offers. The marketing board’s Mandi page lists crops but no prices (marketing board profile); check the market on the day. Crop income is modest next to land values, so price a parcel on location and permitted use.

At a glance

Mandi vs. its neighbours

District / beltPrice band* (per acre)Evidence
Mandi — districtNo sourced price seriesApple 15.4 thousand ha (ICAR-CRIDA, 2008-09); no circle-rate schedule found
KulluNo sourced price seriesApple 19.5 thousand ha (ICAR-CRIDA, 2012)
KangraNo sourced price seriesKangra tea has an EU protected GI (EU IP Helpdesk, July 2023)
ShimlaNo sourced price seriesApple 31.95 thousand ha (ICAR-CRIDA, 2013)

*No price figure is used on this page; the farm figures are older district plan statistics, not prices. See the Kullu page, the Kangra page and the Shimla page for the adjoining markets.

Farmhouse plot with boundary stones near Mandi, Himachal Pradesh

District report — Mandi

Farmland India view

Why investors look at Mandi

Five reasoned points, with an honest note that no price series exists and several road items are still open.

A highway corridor that is changing shape

The Kiratpur–Nerchowk four-lane opened in March 2024, the Mandi bypass has been on trial traffic since September 2024 and the first Pandoh–Takoli tunnels opened in September 2026. The Mandi–Pandoh stretch had no published deadline in February 2026, so time the real drive to the parcel.

A permission filter on supply

Section 118 limits who may buy, and The Tribune reported 215 approvals statewide from 2022 to 31 July 2025. Whether that supports Mandi prices is not shown by any series we found.

A farm base with dated numbers

Wheat, maize and rice lead by area and apple covers 15.4 thousand ha in the 2008-09 plan. These are old figures, so the return case rests on permitted use and location, not crop yield.

Air and rail sit outside the district

Bhuntar is about 60 km away and its runway extension was reported not viable in July 2026. The rail line to Joginder Nagar is narrow gauge and was cut by landslides in July 2025. Treat both as limits, not catalysts.

Hazard is part of the price

Seismic Zone V, the July 2025 cloudbursts and Beas flood alerts mean slope, drainage and distance from the river decide whether a parcel is usable.

Browse reviewed land in Mandi

Confirm Section 118, planning, flood and eco-sensitive status directly; these are not certified by Farmland India’s review.

STRAIGHT TALK

Risks & challenges in Mandi

Read these before shortlisting in Mandi specifically.

Section 118 invalidity

A transfer to a non-agriculturist without permission is invalid, and land that is diverted or left unused can vest in the State. Possession and a registered deed do not prove a valid purchase; ask for the permission order.

Cloudburst and flash floods

Ten cloudbursts hit Gohar, Thunag and Karsog on 1 July 2025 and the body of The Tribune’s report counted 14 dead and 31 missing. Check slope, drainage and 2025 damage history.

Seismic and slope risk

Mandi is listed in seismic Zone V and a December 2025 report puts the whole state in a new Zone VI. Hill-cut plots and steep access roads need a geotechnical view before construction.

River and reservoir land

The Beas floods fast when the Larji dam releases water. Ask whether a strip near the river or a reservoir was acquired or restricted, and keep clear of the bank.

Shikari Devi eco-sensitive zone

Villages within 50 m to 2 km of the sanctuary are reported to be under a zonal master plan that bars hotels and resorts and commercial mining. Ask the Forest Division whether the khasra is inside it.

Announced is not delivered

The Mandi–Pandoh stretch had no deadline in February 2026, the bypass had no reported formal opening and the Pathankot line is at survey stage. Price on today’s roads.

No sourced price series

We use no listing-site prices for Mandi and found no circle-rate schedule. Collect registered comparables before negotiating.

Who to contact

Local revenue, planning & forest offices

Section 118 applications go to the Deputy Commissioner, Mandi, who is the Collector (High Court, 2023; Land Revenue Act, 1954). Mutation and revenue-record matters go through the Tehsildar of the relevant tehsil or sub-tehsil listed on the Mandi district portal, and the patwari keeps the mutation register. Sale deeds are registered by the local Sub-Registrar. Permission to develop or change land use in a planning or special area comes from the Town and Country Planning Department under the 1977 Act (Act text), and the Forest Division (Nachan or Karsog for the Shikari Devi zone) confirms whether a khasra lies inside the eco-sensitive zone. Land records are on Himbhoomi. We could not open the Himbhoomi, registration or section 118 portals, so we do not link them; ask the Deputy Commissioner’s office for the current application route and fees.

COMMON QUESTIONS

Frequently asked questions

Everything buyers, NRIs and investors ask before their first reviewed farmland purchase in Mandi.

Visit full wiki

01 of 04

Can outsiders buy agricultural land in Mandi?

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, with Rule 38A limits of 4 acres for farming, 500 sq m for a house and 300 sq m for a shop. 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.

Ready to look at what is available?

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Transparency

Sources and references

Law and courts

Government

News

Further reading

Data-currency note: population, rainfall and groundwater come from the 2011 Census, a 2013 CGWB booklet and a plan using 2008-09 crop data; district structure comes from the district portal read in October 2026; road, rail and disaster items are press reports dated as shown and change quickly. Items marked reported rest on the outlet named. Himbhoomi and the state registration portals were not opened. This is a general guide, not legal advice. Report inaccuracies to wiki@farmlandindia.com.

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