Farmland India
Irrigated wheat and chickpea fields in the Narmada valley near Narsinghpur, Madhya Pradesh

District guide

Buying Land in Narsinghpur

An irrigated Narmada-valley district: black-soil farm land, groundwater that differs by source, a large power station and an expressway still on paper.

  • 5,125.55 sq km

    Area (CGWB profile)

  • 5

    Tehsils (CGWB, c. 2009)

  • ₹8–50 lakh/acre

    Estimated land price*

  • 2x800 MW

    Gadarwara power station

*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 — Narsinghpur

Rev. 2026 · Farmland India desk

State

Madhya Pradesh

Sub-divisions

5 tehsils (Narsinghpur, Gotegaon, Gadarwara, Tendukheda, Kareli) and 6 blocks (Saikhera, Babai Chichali, Chawarpatha, Kareli, Narsinghpur, Gotegaon) in the CGWB profile, whose data run to about 2009 (CGWB district profile, Narsinghpur). The MSME profile gives 5 tehsils and 1 sub-tehsil (MSME district profile). CONFIRM the current list with the Collector’s office.

Key markets

Narsinghpur city · Gadarwara · Kareli · Gotegaon · Tendukheda · Chichli (Babai Chichali block)

Demand anchors

Narmada valley farm land · a 2x800 MW thermal power station at Gadarwara · Narmada Pragati Path planned (route towns include Narsinghpur)

Rail

Not sourced for this page (no railway source was opened for Narsinghpur)

Size and population

5,125.55 sq km (CGWB profile); rural population 8,04,296 at the 2011 Census per the MSME profile (MSME district profile). Total population not sourced on any page opened.

Pricing unit

₹/acre · Estimated land price*: ₹8–50 lakh per acre depending on the micro-area (indicative, see price section)

Local units

Records use survey numbers and hectares; sellers also quote acres and village units whose size can differ by tehsil, so convert to hectares (1 ha is about 2.47 acres)

Land records portal

MP Bhulekh (not opened for this page; check records there)

District overview

Narsinghpur — an irrigated Narmada-valley farming district

Narsinghpur is a Narmada-valley district of 5,125.55 sq km in the CGWB profile, with five tehsils (Narsinghpur, Gotegaon, Gadarwara, Tendukheda, Kareli) and six blocks (CGWB profile). The MSME profile gives its rural population as 8,04,296 at the 2011 Census (MSME profile); no district portal page opened for a total. The Narmada, Shakkar and Dudhi are the main drainage systems, and a 2x800 MW thermal power station is located at Gadarwara (Powerline, March 2021).

The estimated farm-land price* for Narsinghpur runs from about ₹8 lakh to ₹50 lakh per acre. The upper end applies to land beside Narsinghpur city, the middle to irrigated black-soil land around Gadarwara, Kareli and Gotegaon, and the lower end to rain-fed land in Tendukheda and Chichli. We found no published guideline rate or dated rate-revision report for the district, so the bands are set by analogy with comparable Narmada-valley districts and rounded. *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.

Farming is the economy. The ICAR-CRIDA plan shows 2008-09 sown areas of 136.2 thousand hectares of chickpea, 98.5 of soybean, 71.5 of wheat, 29.6 of lentil and 23.9 of sugarcane, on a net sown area of 303.7 thousand hectares with cropping intensity of 128% (ICAR-CRIDA plan). Irrigation is mostly from wells, which is why groundwater matters more than the highway.

  • Narmada valley
  • Gadarwara
  • Kareli
  • Gotegaon
  • Tendukheda
  • Chichli
Locator map of Narsinghpur district in Madhya Pradesh showing Narsinghpur, Gadarwara, Kareli, Gotegaon and Tendukheda

Transaction costs

Stamp duty & registration in Narsinghpur

7.5%

Stamp duty (reported)

state-wide figure, reported; Registration Department page not opened

3%

Registration fee (reported)

on the same base; CONFIRM with the Sub-Registrar

~10.5%

Combined, reported arithmetic

earlier report gave 9.5% to 12.5%

Dainik Jagran English reported on 27 March 2026 stamp duty of 7.5% and a registration charge of 3% on the higher of market value or transaction value (Dainik Jagran English, March 2026). Its 25 March piece said a guideline-rate rise would raise duty and fees in proportion and that no fresh taxes would be levied (Dainik Jagran English, March 2026); an earlier piece put the combined range at 9.5% to 12.5%. These are state-wide figures as reported, and we could not open the Registration Department’s own fee page, so ask the Narsinghpur Sub-Registrar for the current schedule for agricultural land before you budget. Since 17 December 2025 a short-stamped document attracts a penalty of 1% of the shortfall per month (TeamLease RegTech, December 2025). Registration is online through Sampada 2.0, which also shows guideline rates by location (The Statesman, October 2024). We found no Narsinghpur-specific guideline-rate report; the 2026-27 revision reported for Bhopal does not tell us what applies here.

Know the belt

What is moving prices in Narsinghpur

No district-level guideline report was found, so this section gives our indicative price bands* and the water and units points that move parcel values.

Estimated land price*: city fringe

₹20–50 lakh per acre*

Land beside Narsinghpur city, where plotting, schools and road access lift expectations above farm value. The band is wide because we hold no registered-deed series for the district; it is set by analogy and rounded. *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.

Check: diversion status, layout approval and the guideline rate for the survey number.

Estimated land price*: irrigated Narmada belt

₹12–30 lakh per acre* (Gadarwara, Kareli, Gotegaon)

Irrigated black-soil and alluvial land with wells. The ICAR-CRIDA plan records 177.8 thousand hectares net irrigated against 303.7 net sown, about 59% (our arithmetic), most of it from open wells and bore wells (ICAR-CRIDA plan). *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.

Check: well yield, canal access (the plan lists only 13 canals) and flood history near the river.

Estimated land price*: rain-fed and outer blocks

₹8–18 lakh per acre* (Tendukheda, Chichli)

Land with weaker irrigation and longer distance to the city. The CGWB profile lists Narsinghpur block at 94% groundwater development (critical) and Chawarpatha and Chichli at lower stages in its 2008-09 table (CGWB profile), so water access varies. *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.

Check: current block category and any restriction on new borewells.

Power-plant belt

Gadarwara

A 2x800 MW super thermal power station is in the district; unit 1 was synchronised in 2019 and unit 2 became operational in February 2021 per Powerline (Powerline, March 2021). We found no sourced study of its effect on nearby land values or any expansion-related acquisition.

Check: ash-pond, corridor and acquisition notices with the Collector before buying near the plant.

Units: hectare, acre and village units

Madhya Pradesh revenue records identify land by survey number (khasra) and area, and court orders in the state describe holdings in hectares (Supreme Court, April 2025). Sellers and brokers also quote acres and village units whose size can differ by district and tehsil. Convert every quote to hectares or acres (one hectare is about 2.47 acres, our arithmetic) and match it to the khasra area; we did not open a revenue manual for local unit definitions.

Connectivity

How Narsinghpur connects — road, rail and air

Distances to Jabalpur, Bhopal and other cities are not given because no official or news source was found. Journey times vary with traffic and road works.

By road

Narmada Pragati PathPlanned; Narsinghpur is among route towns (Aug 2026)
Highways and distancesNot sourced for this page
Gadarwara–power station roadsLocal roads; no project sourced

By air

Airports and flightsNot sourced for this page
Nearest optionCheck airline schedules and a live route planner

By rail

Stations and linesNot sourced for this page
MetroNo metro project found in the sources read

We opened no road or rail source for Narsinghpur, so the practical test is a drive from the nearest national or state highway to the parcel; ask for the access road in the revenue record. Full Madhya Pradesh rules are in the state-wise land laws guide.

Growth catalysts

Upcoming infrastructure & developments

Status labels reflect sources read in October 2026. Items marked CONFIRM have a single or an older source.

01Open or inaugurated

01In progress or pending

Operating · unit 2 Feb 2021 Gadarwara thermal power station
Planning · route changed (Aug 2026) Narmada Pragati Path (Narmada Expressway)
Operating · unit 2 Feb 2021

Gadarwara thermal power station

Powerline reported that the 2x800 MW super thermal power station is located in Narsinghpur district, that unit 1 was synchronised in 2019 and that on 18 February 2021 the operator said unit 2 had become fully operational, with commercial operation to start shortly (Powerline, March 2021). The article is from March 2021, so later expansion plans are not covered; CONFIRM with the Collector or the power ministry.

Source: Powerline, 2 Mar 2021

Capacity

2x800 MW

Unit 1

Synchronised 2019

Unit 2

Operational Feb 2021

Status

Operating (2021 report)

Land markets in the blast radius

  • Gadarwara
  • Chichli
Planning · route changed (Aug 2026)

Narmada Pragati Path (Narmada Expressway)

The Free Press Journal reported on 2 August 2026 a 6 to 8 lane greenfield road of about 906 km within Madhya Pradesh from Amarkantak to the Gujarat border through 11 districts, estimated at ₹31,000 crore. Narsinghpur appears among the route towns it lists, though the article does not name the 11 districts. NHAI has changed the route, a revised project report is being prepared, and land acquisition and tendering follow approval (Free Press Journal, August 2026). The idea is older: Business Standard reported in February 2018 that the Centre asked the state for land (Business Standard, February 2018). Until the alignment is final, land priced on this road is priced on a proposal.

Source: Free Press Journal, 2 Aug 2026; Business Standard, 7 Feb 2018

Length in MP

~906 km

Cost

₹31,000 crore

Construction

Not started

Narsinghpur

Route town; alignment CONFIRM

Land markets in the blast radius

  • Narsinghpur
  • Gadarwara
  • Narmada belt

Agriculture & terrain

Soil, crops & water in Narsinghpur

An irrigated black-soil and alluvial district of chickpea, soybean, wheat and sugarcane, where wells and the Narmada decide what a parcel is worth.

🌾 Black-soil plains (Narsinghpur, Gotegaon, Gadarwara)

The CGWB profile gives alluvium as the major soil, with black clayey-to-loamy soils from basalt in the northwest, east and southeast (CGWB profile). The ICAR-CRIDA plan puts 64.8% of the area in deep, heavy soils, and 2008-09 crop areas of chickpea 136.2 thousand hectares, soybean 98.5, wheat 71.5, pigeonpea 27.8 and sugarcane 23.9 (ICAR-CRIDA plan). Those crop figures are dated.

  • Chickpea
  • Soybean
  • Wheat
  • Sugarcane

🌊 Narmada belt

The Narmada flows east to west through the northern part of the district (MSME profile), and the Shakkar and Dudhi also drain it (CGWB profile). Alluvial land by the river is fertile but should be checked for flood history.

  • Narmada
  • Shakkar
  • Dudhi

🌲 Forest and hills

The MSME profile gives 26.55% forest cover (MSME profile), and the geology in the CGWB profile includes Deccan Trap basalt, Gondwana and Vindhyan sandstone (CGWB profile). Minor-mineral extraction (stone, sand) is reported in the MSME profile for 2010-11. Parcels near forest blocks or quarries need written status.

  • Forest blocks
  • Gondwana
  • Quarries

💧 Water & rainfall

The CGWB profile gives normal rainfall of 1,217.6 mm with about 91.3% in the monsoon, and a district stage of groundwater development of 77% for 2008-09, up from 63% in 2003-04; Narsinghpur block was 94% (critical) in that table (CGWB profile). The ICAR-CRIDA plan, undated for this table, classes all six blocks as safe (ICAR-CRIDA plan), so the two sources disagree and block status is CONFIRM. The 2024 state assessment lists Narsinghpur for nitrate above 45 mg/L (CGWB, Madhya Pradesh 2024); state-wide extraction is 58.40% (Safe).

📐 Measurement units

Madhya Pradesh records use survey numbers and hectares; sellers also quote acres and village units whose size can differ by tehsil. Convert every quote to hectares or acres before comparing two offers (one hectare is about 2.47 acres). Live mandi prices are on Agmarknet (not opened for this page); price a parcel on irrigation, access and permitted use as well as crop income.

At a glance

Narsinghpur vs. its neighbours

District / beltPrice band* (per acre)Evidence
Narsinghpur — city fringe*₹20–50 lakh*Indicative estimate; not a valuation
Narsinghpur — irrigated Narmada belt*₹12–30 lakh*Indicative estimate; not a valuation
Narsinghpur — rain-fed outer blocks*₹8–18 lakh*Indicative estimate; not a valuation
Katni — city and bypass belt*₹15–40 lakh*Indicative estimate; see the Katni page
Chhatarpur — rain-fed Bundelkhand*₹2–10 lakh*Indicative estimate; see the Chhatarpur page

*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 Katni page for the limestone and rail-junction district and the Chhatarpur page for Bundelkhand.

Irrigated wheat field with boundary stones and trees in the Narmada valley near Narsinghpur, Madhya Pradesh

District report — Narsinghpur

Farmland India view

Why investors look at Narsinghpur

Five reasoned points, with an honest note that the price and connectivity evidence is thin.

Irrigated black-soil farming

The ICAR-CRIDA plan records 177.8 thousand hectares net irrigated against 303.7 thousand net sown, with deep heavy soils on 64.8% of the area (ICAR-CRIDA plan). For a buyer who wants a working farm, that is a stronger base than a rain-fed district.

A diversified crop mix

Chickpea, soybean, wheat, pigeonpea and sugarcane all appear in the 2008-09 data (ICAR-CRIDA plan). The data are old, but the spread shows the land does not depend on one crop.

A large power station in the district

The 2x800 MW Gadarwara station is operating (Powerline, March 2021). It is a source of local jobs and demand; we found no sourced study of its effect on land values, so this is context, not a price driver.

A planned expressway, not yet a road

The Narmada Pragati Path lists Narsinghpur among its route towns, but the route has changed and the project report is being revised (Free Press Journal, August 2026). Treat it as optionality.

A market that rewards paperwork

Tribal-land, ceiling, diversion, groundwater and forest checks are all parcel-specific. A buyer who documents each one is better placed than one relying on a broker summary. The return case is irrigation, access and permitted use.

Browse reviewed land in Narsinghpur

Confirm tribal-land, ceiling, diversion, groundwater and forest status directly; these are not certified by Farmland India’s review.

STRAIGHT TALK

Risks & challenges in Narsinghpur

Read these before shortlisting in Narsinghpur specifically.

Tribal-land permission

Section 165(6) permission is needed for a sale by a tribal holder to a non-tribal outside notified areas, and the bar is absolute inside them. We found no list of notified Narsinghpur villages, so ask the Collector in writing.

Groundwater sources disagree

The CGWB profile shows Narsinghpur block at 94% (critical) in 2008-09, while the ICAR-CRIDA plan classes all blocks safe. Check the current block category before relying on a borewell.

Narmada flooding

Land beside the river should be checked for flood history. We found no sourced flood report for the district.

Ceiling and diversion paper

The Ceiling Act figures come from a legal-database copy and diversion procedure was not read. Ask for the diversion order and any ceiling proceedings in full.

Announced is not delivered

The Narmada Pragati Path has a changed route and a revised project report in preparation. Price on today’s roads.

Thin connectivity evidence

We opened no highway or rail source for the district. Drive the route from the nearest highway before paying a deposit.

Estimated prices are indicative

The price bands* are estimates by analogy, not registered-deed series, and no guideline-rate report was found. Collect registered comparables in the same revenue estate before negotiating.

Who to contact

Local revenue, planning & forest offices

Mutation and revenue-record matters go through the Tehsildar of the relevant tehsil (Narsinghpur, Gotegaon, Gadarwara, Tendukheda, Kareli, as listed in the CGWB profile). The Sub-Divisional Officer (Revenue) handles diversion, the Collector’s office handles tribal-land permission and ceiling matters, and sale-deed registration is done at the Sub-Registrar’s office, with online registration through Sampada 2.0. The Narsinghpur district portal refused automated access, so we could not read it; check it directly, along with MP Bhulekh and the Registration Department pages, which also did not open.

COMMON QUESTIONS

Frequently asked questions

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

Visit full wiki

01 of 04

What does farm land cost in Narsinghpur?

We estimate* roughly ₹20–50 lakh per acre beside Narsinghpur city, ₹12–30 lakh for irrigated land around Gadarwara, Kareli and Gotegaon, and ₹8–18 lakh for rain-fed land in Tendukheda and Chichli. These are indicative estimates, not a valuation or an offer; prices vary by plot, road access and title. We found no guideline-rate report for the district, so check the rate with the Sub-Registrar.

Ready to look at what is available?

Browse reviewed listings

Transparency

Sources and references

Law and courts

Government

News

Further reading

Data-currency note: area comes from a CGWB profile and population is a rural figure from a 2010-11 profile; crop and groundwater data are dated 2008-09; the power-plant report is from March 2021; infrastructure statuses were read in October 2026 and change quickly. Pages marked “not opened” are named only as places to check. Price bands marked with an asterisk are indicative estimates, not valuations. This is a general guide, not legal advice. Report inaccuracies to wiki@farmlandindia.com.

For developers

Ready to explore Narsinghpur farmland?

Browse reviewed projects and individual land parcels across Narsinghpur — or if you own land here, list it with platform review and reach serious buyers.

Farmland India ("the Platform"), operated by Bulk Procure Private Limited, is a digital marketplace for listing agricultural land, farmhouse and plotted development projects. The Platform is not a real estate broker, agent or intermediary under RERA or any other applicable law, and does not act for either party to a transaction.

Listings are submitted by developers, owners and their authorised representatives. Before publication, the Platform carries out a documentary review of the material supplied and records what was sighted. That review is limited to the documents made available to us at that time. It is not a title investigation, not a legal opinion, and not a warranty of title, approvals, or the accuracy of any information supplied by a lister. The Trust Score is an internal assessment produced from that review and is intended as a research aid, not as a guarantee of outcome.

Every buyer must carry out independent due diligence before any transaction — including verification of land records, encumbrance searches, approvals and regulatory compliance — through their own advocate and chartered accountant. Any legal or advisory professional introduced through the Platform is engaged directly by the user, on that professional's own terms; the Platform does not employ, supervise or accept responsibility for their work.

Nothing on the Platform is investment advice. Land values can fall as well as rise. The Platform is not liable for any loss, dispute or damage arising from a transaction between parties.