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2.3 Hectare Agricultural Land with 180 m Main Road Frontage in Mundi, Khandwa, Madhya Pradesh
Chhalpi khurd, Khandwa, Madhya Pradesh
210000002.30 HectareView
District guide
Buying Land in Khandwa
An Omkareshwar-anchored Nimar district: black-soil soybean and wheat farming, a Scheduled Area block, an Indore-side four-lane near completion, a reported sanctuary and wide estimated price bands.
13.09 lakh
Population (Census 2011)
₹5-35 lakh per acre
Estimated land price*
777.6 mm
Normal rainfall (CGWB)
33.4 km, Dec 2026 target
Indore-Balwada four-lane
*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.
District land record — Khandwa
Rev. 2026 · Farmland India desk
State
Madhya Pradesh
Sub-divisions
3 tehsils (Khandwa, Pandhana, Harsud) and 7 to 8 development blocks (Khandwa, Chhaigaon Makhan, Pandhana, Harsud, Khalwa, Baldi, Punasa) (MSME-DI profile; CGWB district profile); the profile itself says 7 blocks and lists 8, so check the portal
Key markets
Khandwa city · Pandhana · Harsud · Punasa · Omkareshwar side
Demand anchors
Indore–Balwada four-lane and Indore–Khandwa broad-gauge line in progress · NH-347B upgrade approved · Omkareshwar pilgrimage and a reported new sanctuary
Rail
Khandwa Junction, the nearest broad-gauge station for neighbouring Khargone per the Khargone profile (MSME-DI profile, Khargone); the profile gives 190 km of rail line in 2010-11 (MSME-DI profile)
Size and population
6,206 sq km in the MSME-DI profile and about 7,525 sq km in the CGWB profile (sources conflict) · 13,09,443 people at Census 2011 (MSME-DI profile; CGWB district profile)
Estimated land price*
₹5–35 lakh per acre* (wide; interior at the low end, Indore-road and Omkareshwar-side belt at the high end)
Pricing unit
₹/acre or ₹/hectare (farm land)
Local units
Hectares and acres in records; informal units vary by tehsil
Land records portal
MP Bhulekh (could not be opened for this page; ask the seller for a fresh khasra and B-1 extract)
*Indicative only, not a valuation or an offer; prices vary by plot, road access and title. Check the guideline or ready-reckoner rate with the Sub-Registrar.
Land law is state law. These rules are maintained on the Madhya Pradesh page and apply to every district within it.
Khandwa — land purchase legal rules
⚠ Madhya Pradesh does not run on a single rule for farmland. Tribal land, land above the holding ceiling, diverted land and ordinary farmland each follow a different track, and the Collector’s office sits at the centre of the first. Work out which track a parcel is on before looking at the price.
Which office decides what: A member of a tribe that the Code treats as aboriginal needs written permission from a revenue officer of at least Collector rank to sell land outside a notified area, and in a notified area the bar on sale to a non-tribal is absolute (section 165(6); Supreme Court, April 2025). The Supreme Court accepted in April 2025 that an Additional Collector can grant that permission under a valid work-allocation order (Lawyer E-News, April 2025). Sale deeds are registered through the Registration Department, which launched the Sampada 2.0 online registration system in October 2024 (The Statesman, October 2024).
Section 165 and tribal land: The April 2025 judgment concerned 6.29 hectares in Ratlam district outside the notified tehsils; the sale went through because the Additional Collector had given written permission, the price was above market value and a 10-year bar on changing the land’s use was attached under section 165(6-ee) (Supreme Court, April 2025). The High Court had earlier upheld the same sale and noted the Patwari’s report, the sellers’ need to fund a marriage and settle loans, and the land they kept (High Court, October 2023). Permission is a gate, not a formality: a sale with no permission is exposed. Under section 170B a transfer made by fraud can be reverted to the tribal owner or heirs, and the Supreme Court in March 2019 held that a civil court could not revisit a Collector’s 1985 section 170B order that had survived a writ petition (Supreme Court, March 2019).
Wills and indirect transfers: In February 2025 the High Court held that “transfer” in section 165(6) is not confined to sale and covers a Will of tribal land in favour of a non-tribal, so Collector permission was needed there too (High Court, February 2025). A buyer cannot assume that an inheritance document or a power of attorney avoids the permission step. There is a narrow carve-out: in October 2024 the High Court, relying on an older Division Bench ruling, held that sections 165(6) and 170 do not apply to Nazul land in an urban area, and sent the question of whether a given parcel was Nazul or Abadi back to the Additional Commissioner (High Court, October 2024).
Diversion and the Code: Turning farmland to another use is a diversion. A June 2022 High Court order refers to land “diverted under section 172” to non-agricultural purposes, and the Supreme Court has described section 59 as allowing reassessment of land revenue on a change of use, with a premium that the Sub-Divisional Officer may impose (High Court, June 2022; Supreme Court, August 2008). We could not read the current text of sections 172 and 190, so this page does not describe their procedure or fees, and a seller’s diversion order should be read in full, not taken on trust.
Ceiling on holdings: The Madhya Pradesh Ceiling on Agricultural Holdings Act, 1960 caps how much one holder or family may hold and provides for acquiring surplus land. In the 2021 case the Supreme Court quoted section 7(b) as allowing a family of five or fewer 54 acres, and set aside surplus declarations where a pending suit had not been disclosed (Supreme Court, January 2021). A legal-database copy of the Act lists three tiers for a family of five or fewer: 18 acres of two-crop irrigated land, 27 acres of one-crop irrigated land and 54 acres of dry land, and says land cannot be transferred before the final ceiling order without the Collector’s written permission, unless the holder is within the ceiling (legal database text of the 1960 Act). Treat those figures as the Act’s text as published there, and have a lawyer check the current schedule before buying a large holding.
Who may buy: None of the court orders or Act texts we opened bars a buyer simply for not being a farmer; the limits that turned up were the tribal-land permission in section 165(6) and the ceiling on holdings. We found no state notice listing other buyer conditions, so confirm with the Registration Department and the Collector’s office that none applies to the district you are looking at.
Registration and stamping: The Indian Stamp (Madhya Pradesh Second Amendment) Act, 2025 was published on 17 December 2025 and changes how short-stamped documents are handled, including a penalty of 1% of the deficient portion per month (TeamLease RegTech, December 2025). Duty rates are covered in the stamp duty section below.
Land records: Madhya Pradesh land records (khasra and the B-1 extract) are issued through the state’s MP Bhulekh portal. We could not open that portal for this page and found no independent description of its current fields or fees, so ask the seller for a fresh extract and compare the survey number, area and recorded owner with the sale deed.
NRI and OCI buyers: The Reserve Bank’s Master Direction under FEMA 1999 excludes agricultural land, plantation land and a farm house from what NRIs and OCIs may buy, in Madhya Pradesh as elsewhere (RBI Master Direction FED 12/2015-16, updated to September 2022). They can buy other immovable assets such as residential or commercial sites, and inheritance is treated separately in the Direction. Benami-law exposure was not checked against the Act text for this page, so take legal advice before using a nominee.
- Land Revenue Code 1959
- Section 165(6) tribal land
- Ceiling Act 1960
- Wills need permission
- NRI agri: barred (FEMA)
- Sampada 2.0
Khandwa — district-specific notes
The Madhya Pradesh state page applies to Khandwa in full. The notes below are specific to this district. Law was read from court orders and the Scheduled Areas Order; the Land Revenue Code and the MP Bhulekh portal could not be opened, and where that matters the note says so.
⚠ Tribal land is the first check in Khandwa. The Scheduled Areas Order, 2003 lists, for East Nimar (Khandwa), the Khalwa Tribal Development Block of Harsud tahsil and the Khaknar block (Scheduled Areas Order, 2003). The Khandwa portal says Burhanpur was separated from the district on 15 August 2003 (Khandwa district portal), so Khaknar should now fall outside Khandwa; that is our reading and should be checked. The state rule applies on top: a member of a tribe the Code treats as aboriginal needs written permission from a revenue officer of at least Collector rank to sell land outside a notified area, and inside a notified area the bar on sale to a non-tribal is absolute (section 165(6); Supreme Court, April 2025). A Will in favour of a non-tribal needs the same permission (High Court, February 2025), and a transfer made by fraud can be reverted under section 170B (Supreme Court, March 2019). We did not map which tehsils are notified under section 165(6) separately from the Scheduled Areas list, so ask the Collector's office for the status of the village and the seller's category in writing.
⚠ A farmhouse, plotted use or any other non-agricultural use means diversion of the land. A June 2022 order refers to land "diverted under section 172" (High Court, June 2022), and the Supreme Court has described section 59 as allowing reassessment of land revenue on a change of use, with a premium that the Sub-Divisional Officer may impose (Supreme Court, August 2008). We could not read the current text of sections 172 and 190 of the Land Revenue Code, so this page does not describe their procedure or fees. Ask the seller for the diversion order and the premium receipt, and ask the Khandwa Collector's office or the Town and Country Planning office whether a development plan covers the village.
⚠ Forest and protected land needs a separate check. Chief Minister Mohan Yadav announced the Omkareshwar wildlife sanctuary, reported at 614 sq km across Khandwa and Dewas, on 1 November 2025; the report says it was sent for final approval and notification was expected (NewKerala, November 2025). It is described there as the state's 27th protected area and 11th tiger reserve, which are the outlet's words, so the legal category and any buffer or eco-sensitive-zone rules for nearby villages need the Forest Department's notification. The MSME-DI profile records 3,09,200 hectares of forest in 2010-11, a figure that does not reconcile with its own land-use table (MSME-DI profile). Ask the Divisional Forest Officer for the status of any khasra near the Narmada or the sanctuary.
⚠ The Madhya Pradesh Ceiling on Agricultural Holdings Act, 1960 caps how much one family may hold. The Supreme Court quoted section 7(b) in 2021 as allowing a family of five or fewer 54 acres (Supreme Court, January 2021), and a legal-database copy lists 18 acres for two-crop irrigated land, 27 acres for one-crop irrigated land and 54 acres for dry land (legal database text of the 1960 Act). That copy is not the official text and the schedule may have changed, so a buyer assembling a large block in Khandwa should have a lawyer check the current figures and whether any ceiling proceedings were opened on the seller's family.
⚠ NRIs and OCIs cannot buy agricultural land, plantation land or a farm house under the RBI Master Direction (RBI Master Direction FED 12/2015-16, updated to September 2022). We found no court order or Act text that bars a resident buyer simply for not being a farmer, but we opened no notice listing every buyer condition, so confirm with the Registration Department and the Collector's office.
Read the state-wise land laws guide for buyer eligibility, stamp duty and NRI rules, and the Madhya Pradesh state page for the full tribal-land, diversion and ceiling notes.
- Scheduled Areas Order 2003
- Section 165(6) tribal land
- Omkareshwar sanctuary (reported)
- Ceiling Act 1960
- NRI agri: barred (FEMA)
District overview
Khandwa — an Omkareshwar-anchored Nimar district with its roads and rail still to be finished
Khandwa, historically East Nimar, had 13,09,443 people at Census 2011, but its area is stated two ways: 6,206 sq km in the MSME-DI profile and about 7,525 sq km in the CGWB profile (MSME-DI profile; CGWB district profile). We use neither as a headline. The MSME-DI profile lists three tehsils (Khandwa, Pandhana, Harsud) and three industrial areas (Indore Road, Pandhana Road and Rudhibhavsingpur). The Khandwa portal names Omkareshwar and the Indira Sagar project as the district's best-known features (Khandwa district portal).
We publish an estimated price band for Khandwa, marked with an asterisk, and no source for it, because no dated official per-acre guideline figure was found. The band is wide on purpose. Land on the Indore side of the district, along the new four-lane and the NH-347B upgrade, should read above the interior, while land near Omkareshwar carries sanctuary and pilgrimage-town uncertainty: the state withdrew the Mamleshwar Lok plan in November 2025 after opposition from residents and saints (The Week, November 2025).
Farming is rain-fed in large part. The CGWB profile gives black cotton soil, a crop list of paddy, wheat, jowar, maize, gram and soybean, and 122.8 thousand hectares irrigated, mostly from dug wells (CGWB district profile). The Indore–Balwada four-lane was reported 85-87% complete in April 2026 (Patrika, April 2026), and the NH-347B upgrade was approved in June 2026 (Punjab Kesari, June 2026).
- Khandwa
- Pandhana
- Harsud
- Omkareshwar
- Narmada belt
- Indira Sagar
Transaction costs
Stamp duty & registration in Khandwa
7.5%
Stamp duty, reported
press-reported state rate; the Registration Department page was not opened
3%
Registration fee, reported
on the same base; confirm the agricultural-land schedule
~10.5%
Combined, reported
arithmetic of the two reported rates; an earlier piece gave a 9.5% to 12.5% range
The state-level figures apply to Khandwa and are the same as on the Madhya Pradesh page: Dainik Jagran English, March 2026 reported stamp duty of 7.5% and a registration charge of 3% on the higher of market value or transaction value, and Dainik Jagran English, 25 March 2026 said a guideline-rate rise would raise duty and fees in proportion. We could not open the Registration Department's own fee page, so treat these as reported figures and ask the Sub-Registrar for the current schedule for agricultural land. Since 17 December 2025 a short-stamped document attracts a penalty of 1% of the shortfall per month (TeamLease RegTech, December 2025), and registration can be done online through Sampada 2.0, which also shows guideline rates by location (The Statesman, October 2024). We found no Khandwa guideline-rate notice; the only district-level guideline reports found for the state concern Bhopal and Indore, so check the village rate on Sampada 2.0 or with the Sub-Registrar.
Know the belt
What is moving prices in Khandwa
No official per-acre rate was found for Khandwa, so this section lists sourced signals: road and rail projects, the sanctuary report, the withdrawn Omkareshwar plan and the compensation change. Price bands elsewhere on the page are estimates.
Indore–Balwada four-lane
33.4 km, about 85-87% done (Apr 2026)
Patrika reported on 8 April 2026 that the NH-347BG four-lane from Tejaji Nagar to Balwada was about 85-87% complete with a December 2026 target, including 24 bridges, 3 tunnels, a 1.8 km railway over-bridge at Balwada and about 6 km through forest; travel time is to fall from 2 to 2.5 hours to about 1 hour (Patrika, April 2026). The article does not name the districts crossed, so how much lies in Khandwa is unconfirmed.
Check: where the road meets the district line and the interchange nearest the parcel.
NH-347B upgrade
Approved 3 June 2026, ₹4,415.60 crore
The corridor runs through Betul, Khandwa, Khargone and Barwani, with the 108.643 km Deshgaon–Julwania section to be widened to four lanes (Punjab Kesari, June 2026). The report does not say which sections lie in Khandwa or when work starts.
Check: the section map for the village; approval is not construction.
Omkareshwar: sanctuary and withdrawn plan
Reported Nov 2025
A 614 sq km sanctuary across Khandwa and Dewas was announced on 1 November 2025 and awaited final approval (NewKerala, November 2025). On 18 November 2025 the state withdrew the 6.5 hectare, ₹120 crore Mamleshwar Lok plan after local opposition, saying a new plan would need local consensus (The Week, November 2025). Together they make land near Omkareshwar a policy-risk market.
Check: the notification of the sanctuary boundary and any buffer rule that touches the village.
Indore–Khandwa broad gauge
Under way, no finish date in the July 2026 report
Patrika's 16 July 2026 update describes track marking, earthwork and ballast supply in sections near Indore and says tunnel work at Patalpani had not started; it names no Khandwa station and gives no completion date (Patrika, July 2026). The Omkareshwar–Mukhtiyar Balwada section in Khandwa, about 21 km and ₹285 crore, was tendered in August 2023 with an 18-month limit (Free Press Journal, August 2023); we found no later status.
Check: the railway's current status for the section nearest the parcel.
Acquisition compensation
State cabinet decision, 23 April 2026
The Hitavada reported that the cabinet raised the multiplication factor for rural land acquisition from 1.0 to 2.0, effective immediately (The Hitavada, April 2026). The effect on a particular award is unconfirmed.
Check: the notification and the date from which it applies.
Units: acres and hectares
Revenue extracts record area in hectares and acres by survey number. Informal local units differ by tehsil and village, so convert any quote to acres or hectares (one hectare is about 2.47 acres, our arithmetic) and compare offers only on that basis.
Connectivity
How Khandwa connects — road, rail and air
No distances to Indore or Bhopal are given because no official or news source for them was opened, apart from the travel time in the road report. Journey times vary with traffic and road works.
By road
Indore–Balwada four-lane (NH-347BG)33.4 km; Dec 2026 target; 2 to 2.5 hours today, about 1 hour after (Apr 2026)
NH-347B upgradeApproved 3 Jun 2026; ₹4,415.60 crore across four districts
National highways in the profile158.59 km in 2010-11 (MSME-DI)
By air
Airport in the districtNone found in the sources read
Nearest airportNot sourced; check airline schedules
Omkareshwar helipad or ropewayNot sourced
By rail & metro
Khandwa JunctionNamed as the broad-gauge station near Khargone (MSME-DI)
Rail line length190 km in 2010-11 (MSME-DI)
Indore–Khandwa gauge conversionUnder way; no finish date in Jul 2026 report
Omkareshwar–Mukhtiyar BalwadaAbout 21 km, ₹285 crore, tendered Aug 2023; later status not found
The practical question is the last leg from the highway to the parcel; ask for the access road in the revenue record. Statewide rules for buyers: state-wise land laws.
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.
00Open or inaugurated
05In progress or pending
Agriculture & terrain
Soil, crops & water in Khandwa
A black-soil district on the Narmada, with soybean, wheat and cotton-belt farming, dug-well irrigation and a large forest share.
🌾 Black-soil plains (Khandwa, Pandhana, Harsud)
The CGWB profile gives medium black cotton soil of generally low fertility and a crop list of paddy, wheat, jowar, maize, gram and soybean (CGWB district profile). It gives no crop areas, so we give none. Village-level soil data: Soil Health Card portal (not opened for this page).
- Soybean
- Wheat
- Jowar
- Maize
- Gram
🌳 Forest and tribal blocks (Khalwa)
The Khalwa tribal development block of Harsud tahsil is a Scheduled Area (Scheduled Areas Order, 2003). The MSME-DI profile records 3,09,200 hectares of forest, which conflicts with its land-use table, so treat the figure as indicative (MSME-DI profile). Legal and forest status matter more than soil here.
- Khalwa
- Scheduled Area
- Forest
🌊 Narmada and Indira Sagar belt
The Narmada, Chhota Tawa, Sukta and Bhim rivers drain the district (CGWB district profile), and the district portal names the Indira Sagar project and notes seismic activity near Pandhana (Khandwa district portal). We found no village-level submergence data; ask the seller and the local office about any history on reservoir-edge parcels.
- Narmada
- Indira Sagar
- Omkareshwar
💧 Water & rainfall
Normal annual rainfall is 777.6 mm. The CGWB profile counts 47,224 dug wells irrigating 77.2 thousand hectares, 4,036 tube wells irrigating 16.2 thousand hectares, tanks irrigating 15.4 thousand hectares and micro-irrigation on 10 thousand hectares, and puts the stage of groundwater development at 62% on 2008-09 data, up from 59% in 2003-04 (CGWB district profile). That profile is old. The 2024 state assessment gives 58.40% for Madhya Pradesh as a whole and lists Khandwa among districts with nitrate above 45 mg/L at sporadic locations, but it has no Khandwa block rows (CGWB, GWRA-2024). The MSME-DI profile adds that irrigation is limited and farming largely monsoon-dependent (MSME-DI profile).
📐 Measurement units
Revenue extracts use hectares and acres by survey number; informal local units differ by tehsil and village, so convert every quote before comparing two offers. Live mandi prices are on Agmarknet (not opened for this page); crop income is modest next to land values near the roads.
At a glance
Khandwa vs. its neighbours
| District / belt | Price band* (per acre) | Note |
|---|---|---|
| Khandwa — interior tehsils | ₹5–15 lakh* | Estimate; rain-fed black soil, forest and tribal blocks |
| Khandwa — Indore-road and Omkareshwar-side belt | ₹12–35 lakh* | Estimate; sanctuary and policy risk near Omkareshwar |
| Khargone | ₹6–50 lakh* | See the Khargone page |
| Dhar | ₹6 lakh–1.5 crore* | See the Dhar page; Pithampur belt is the high end |
*Indicative only, not a valuation or an offer; prices vary by plot, road access and title. Check the guideline or ready-reckoner rate with the Sub-Registrar. See the Khargone page for the Narmada-side district next door and the Dhar page for the industrial belt.
Farmland India view
Why investors look at Khandwa
Five reasoned points, with an honest note that price evidence is thin, the road and rail dates are targets and the Omkareshwar area is in policy flux.
A four-lane that is nearly done
The Indore–Balwada road was reported 85-87% complete with a December 2026 target (Patrika, April 2026), and the NH-347B upgrade is approved. Time saved to Indore is the main case; confirm how much of the road lies in the district.
A rail line in conversion
The broad-gauge conversion will change access, but the July 2026 report gave no finish date and named no Khandwa station. Treat it as a future change, not a present one.
A pilgrimage anchor with policy risk
Omkareshwar draws visitors, yet the state withdrew a redevelopment plan in November 2025 and a sanctuary has been announced nearby. This desk reads land there as optionality with legal homework, not as a safe premium.
Rain-fed farming sets a low income floor
Black-soil soybean and wheat farming with dug-well irrigation is modest next to land values near the roads. Return depends on location and permitted use.
A market that rewards paperwork
Scheduled Area, forest, sanctuary, diversion and ceiling questions are all parcel-specific. A buyer who documents each one is better placed than one relying on a broker summary.
Browse reviewed land in Khandwa
Confirm tribal-land status, any ceiling-surplus proceedings and the diversion order directly; these are not certified by Farmland India’s review.
STRAIGHT TALK
Risks & challenges in Khandwa
Read these before shortlisting in Khandwa specifically.
Tribal-land permission
The Khalwa block of Harsud tahsil is a Scheduled Area. A sale by a tribal holder needs Collector-level permission and in a notified area is barred outright. Ask for the permission order and the seller's category.
Sanctuary and forest overlay
A 614 sq km Omkareshwar sanctuary was announced in November 2025, with notification awaited. Ask for the boundary map and any buffer rule before buying near the Narmada.
Pilgrimage-town policy swings
The Mamleshwar Lok plan was announced and withdrawn within weeks in November 2025. Expect further plans, encroachment removal and local opposition.
Approved is not built
The NH-347B upgrade has no stated start, the broad-gauge line has no Khandwa finish date and the Omkareshwar rail section last had a 2023 report. Price on today's access.
Conflicting district figures
The MSME-DI and CGWB profiles give different areas, block counts and forest figures. We use population only as a headline and flag the rest.
Diversion and farmhouse use
A parcel marketed as farmhouse-ready needs a diversion order. We could not read the current procedure under sections 172 and 190, so read the order in full.
Estimated prices only
The bands on this page are estimates from analogy, not registered deals. Collect registered comparables from the Sub-Registrar before negotiating.
Reported, not official, duty rate
The 7.5% stamp duty and 3% registration fee come from a press report. Ask for the current schedule before budgeting.
Who to contact
Local revenue, planning & forest offices
Mutation and revenue-record matters go through the Tehsildar of the relevant tehsil (the MSME-DI profile lists Khandwa, Pandhana and Harsud; newer tehsils may exist, so confirm with the Collector's office). Sale deeds are registered with the Sub-Registrar, and Sampada 2.0 shows guideline rates by location (The Statesman, October 2024). Tribal-land permissions sit with the Collector or an officer of Collector rank (Supreme Court, April 2025), and forest and sanctuary status is confirmed by the Divisional Forest Officer. The Khandwa district portal opened but carries 2014 content; MP Bhulekh and the Registration Department site were not opened, so check them directly.
INDIVIDUAL LAND · LAND VERIFICATION SCORE
Individual land parcels in Khandwa
Individual listings carry the auto-calculated Land Verification Score (LVS).
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
Explore more areas
Other districts in Madhya Pradesh
- Agar Malwa
- Alirajpur
- Anuppur
- Ashok Nagar
- Balaghat
- Barwani
- Betul
- Bhind
- Bhopal
- Burhanpur
- Chhatarpur
- Chhindwara
- Damoh
- Datia
- Dewas
- Dhar
- Dindori
- Guna
- Gwalior
- Harda
- Hoshangabad
- Indore
- Jabalpur
- Jhabua
- Katni
- Khargone
- Mandla
- Mandsaur
- Mauganj
- Morena
- Narsinghpur
- Neemuch
- Niwari
- Pandhurna
- Panna
- Raisen
- Rajgarh
- Ratlam
- Rewa
- Sagar
- Satna
- Sehore
- Seoni
- Shahdol
- Shajapur
- Sheopur
- Shivpuri
- Sidhi
- Singrauli
- Tikamgarh
- Ujjain
- Umaria
- Vidisha
COMMON QUESTIONS
Frequently asked questions
Everything buyers, NRIs and investors ask before their first reviewed farmland purchase in Khandwa.
Visit full wiki01 of 04
Can an outsider buy agricultural land in Khandwa?
No court order or Act text opened for the Madhya Pradesh page bars a buyer for not being a farmer, and we read no Khandwa-specific order. The Khalwa block of Harsud tahsil is a Scheduled Area under the 2003 Order, tribal-held land needs Collector-level written permission (Supreme Court, April 2025), and NRIs and OCIs cannot buy agricultural land under the RBI Master Direction. Confirm any exemption with a Madhya Pradesh revenue lawyer.
02 of 04
What does agricultural land cost in Khandwa?
We estimate roughly ₹5-15 lakh per acre* for interior tehsils and ₹12-35 lakh per acre* on the Indore-road and Omkareshwar-side belt. These are wide, indicative bands, not a valuation or an offer; prices vary by plot, road access and title. No dated official per-acre guideline figure was found, so check the village rate with the Sub-Registrar.
03 of 04
What stamp duty applies to land in Khandwa?
Dainik Jagran English reported in March 2026 stamp duty of 7.5% and a registration charge of 3%, about 10.5% together, on the higher of market value or transaction value. We could not open the Registration Department's own page, so confirm with the Sub-Registrar. A short-stamped deed attracts a penalty of 1% a month on the shortfall (TeamLease RegTech, December 2025).
04 of 04
Is the Omkareshwar area safe to buy in?
It is a policy-risk area. A 614 sq km Omkareshwar sanctuary across Khandwa and Dewas was announced on 1 November 2025 and awaited notification (NewKerala), and the state withdrew the Mamleshwar Lok redevelopment plan on 18 November 2025 (The Week). Ask the Forest Department for the boundary and any buffer rule before paying a deposit.
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Sources and references
Law and courts
- State of Madhya Pradesh v. Dinesh Kumar, 2025 INSC 470, Supreme Court, 8 Apr 2025: tribal land sale outside a notified area, section 165(6)
- Second Appeal 2837 of 2022, MP High Court (Jabalpur), 17 Feb 2025: a Will of tribal land to a non-tribal and section 165(6)
- Pooran Singh v. Dhaniram, Civil Appeal 3122 of 2019, Supreme Court, 14 Mar 2019: section 170B and tribal land sold to a non-tribal
- Garvit Khandelwal v. State of Madhya Pradesh, Writ Appeal 200 of 2021, MP High Court (Indore), 15 Jun 2022: record corrections on diverted land
- Civil Appeals 7732-7733 of 2004, Supreme Court, 26 Aug 2008: reassessment and premium on diversion, section 59
- Bajranga v. State of Madhya Pradesh, Civil Appeal 6209 of 2010, Supreme Court, 19 Jan 2021: Ceiling on Agricultural Holdings Act, 1960
- Madhya Pradesh Ceiling on Agricultural Holdings Act, 1960 (section 5 and section 7 text), Legitquest legal database
- Scheduled Areas (States of Chhattisgarh, Jharkhand and Madhya Pradesh) Order, 2003 (C.O. 192), dated 20 Feb 2003, as reprinted in the Mizoram Gazette, 14 Jan 2004
Government
- Master Direction FED 12/2015-16 on immovable assets under FEMA 1999, Reserve Bank of India, updated to 1 Sep 2022
- Dynamic Ground Water Resources of Madhya Pradesh, assessment 2024, Central Ground Water Board
- Brief industrial profile of Khandwa district (area, population, tehsils, blocks, industrial areas), MSME Development Institute
- Ground water information, Khandwa district, Central Ground Water Board (2013 profile; resource base 2008-09)
- Khandwa district portal home page (content last updated 2014)
- Agmarknet mandi prices (portal link only, not opened for this page)
- Soil Health Card portal (portal link only, not opened for this page)
News
- Madhya Pradesh guideline rate hike proposed for 2026-27, stamp duty and registration charges, Dainik Jagran English, 27 Mar 2026
- Bhopal: 12% guideline rate hike proposed, Dainik Jagran English, 25 Mar 2026
- MP CM launches online portal for e-registry (Sampada 2.0), The Statesman, Oct 2024
- Indore-Khandwa four-lane road, faster travel for Malwa and Nimar, Patrika, 8 Apr 2026
- Indore-Khandwa rail line, tunnel and track work update, Patrika, 16 Jul 2026
- Tender issued for Omkareshwar-Mukhtiyar Balwada gauge conversion in Khandwa, Free Press Journal, 29 Aug 2023
- 124k trees to be cut for MP rail project, environmentalists raise alarm, Business Standard, 5 Nov 2025
- Centre nod to Rs 4,415-crore highway project (NH-347B), Punjab Kesari, 3 Jun 2026
- Mamleshwar Lok plan in Omkareshwar withdrawn after stiff opposition from citizens, saints, The Week (PTI), 18 Nov 2025
- MP CM declares Omkareshwar as state's 27th wildlife sanctuary, NewKerala, 1 Nov 2025
- Land acquisition compensation for farmers doubled, The Hitavada, 23 Apr 2026
Further reading
- Indian Stamp (Madhya Pradesh Second Amendment) Act, 2025, notified 17 Dec 2025, TeamLease RegTech
- No bar on tribal land sale outside notified area, Supreme Court, Lawyer E-News, 11 Apr 2025
- Madhya Pradesh state profile (area, districts, population), State Level Bankers Committee Madhya Pradesh
- Land costlier in 18,000 locations, new collector guidelines from 1 April 2023, Free Press Journal, 27 Mar 2023
- Formation of new districts, The Hitavada, 2 Sep 2024
- Madhya Pradesh plans Narmada Pragati Path to link Gujarat and Chhattisgarh, Free Press Journal, 2 Aug 2026
- Centre asks MP to give land for Narmada Expressway project, Business Standard (PTI), 7 Feb 2018
- Ramendra Singh v. State of Madhya Pradesh, Supreme Court, 23 Jan 1984: family and ceiling area, sections 2(gg), 6 and 7
- Delhi-Mumbai Expressway 244 km Madhya Pradesh section, NHAI toll bid, Swarajya, 23 Aug 2023
- Brief industrial profile of Khargone district (area, population, tehsils, industrial areas, rail), MSME Development Institute
Data-currency note: population is Census 2011; area, forest and rail figures come from an MSME-DI profile on 2010-11 data and conflict with the CGWB profile; the groundwater and irrigation tables are a 2013 CGWB profile on 2008-09 data; infrastructure statuses were read in October 2026 and change quickly. State sites that blocked automated fetches are not cited as read. Prices shown on this page are estimates and carry no source. This is a general guide, not legal advice. Report inaccuracies to wiki@farmlandindia.com.
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