What does agricultural land cost in Pandhurna?

We found no guideline-rate report or dated price series for Pandhurna. Farmland India's estimate is about ₹6–20 lakh per acre for interior irrigated farm land and about ₹20–60 lakh per acre at town edges and on road frontage*, with hill, forest-edge and tribal-held land lower.* Indicative only, not a valuation or an offer; prices vary by plot, road access and title. Check the guideline rate with the Sub-Registrar.

What stamp duty applies to land in Pandhurna?

Dainik Jagran English reported in March 2026 stamp duty of 7.5% and a registration charge of 3% on the higher of market or transaction value, about 10.5% together, and an earlier piece gave 9.5% to 12.5%. We could not open the Registration Department's page, so ask the Sub-Registrar for the current schedule. A short-stamped document attracts a 1% a month penalty on the shortfall since 17 December 2025.

When did Pandhurna become a district, and what does that change?

Pandhurna and Sausar tehsils were made the Pandhurna district in 2023 (Drishti IAS, September 2024), and the Cabinet approved a district treasury in June 2025 (Outlook India). Older records and rate lists may still name Chhindwara, so confirm which Collector and Sub-Registrar cover the village. A review in October 2026 reported ₹112 crore of completed works and ₹248 crore under construction, with a Collectorate building proposed (Indian Masterminds).

Black-soil cotton and soybean farmland near Pandhurna, Madhya Pradesh, with a tubewell shed and Satpura hills on the horizon

District guide

Buying Land in Pandhurna

A black-soil district formed from Chhindwara in 2023, where the seller's category and the new district's offices matter more than any announced project.

₹6–20 lakh per acre*
Estimated interior farm land*
2023
District created
64% (safe, 2009)
Groundwater, Pandhurna block
10.5% (reported)
Sale-deed duty and fee

*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 — Pandhurna

Rev. 2026 · Farmland India desk

State

Madhya Pradesh (Mahakoshal and Satpura region; district formed in 2023 from Chhindwara)

Sub-divisions

Formed from the Pandhurna and Sausar tehsils of Chhindwara (Drishti IAS, September 2024; The Hitavada, September 2024). The district portal could not be opened, so no wider tehsil list is given

Key markets

Pandhurna · Sausar (tehsil towns; check each village's current tehsil)

Estimated land price*

Interior irrigated farm land about ₹6–20 lakh per acre*; town-edge and road-frontage land about ₹20–60 lakh per acre*. Indicative only, not a valuation or an offer; check the guideline rate with the Sub-Registrar

Agricultural land

Open to Indian citizens subject to the tribal-land check (no non-farmer bar found in the sources opened); NRIs and OCIs barred under FEMA (RBI Master Direction)

Demand anchors

New district headquarters and treasury (Cabinet approval reported June 2025) · irrigated black-soil cotton and soybean belt (profile of the undivided district)

Air and rail

No airport or rail project for Pandhurna was found in the sources opened; rail services were not checked for this page

Size and population

No post-2023 area or population figure was found for Pandhurna. The 2013 profile of undivided Chhindwara gave 11,815 sq km and 20,90,306 people (Census 2011) (CGWB, 2013), which does not describe either district today

Pricing unit

₹/acre (farm land) · ₹/sq m (guideline rates, colonies)

Local units

Hectare and acre: 1 hectare is about 2.47 acres and 1 acre about 4,047 sq m (our arithmetic). Local units can differ by tehsil and village, so ask for the area in hectares

Land records portal

MP Bhulekh (khasra and B-1; portal not opened) · Sampada 2.0 for registration (The Statesman, October 2024)

Land law is state law. These rules are maintained on the Madhya Pradesh page and apply to every district within it.

Pandhurna — 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

Read the state-wise land laws guide

Pandhurna — district-specific notes

Read these before any advance. They sit on top of the state rules and are not a substitute for a lawyer's title check.

⚠ State framework applies in full: the buyer rules on our Madhya Pradesh state page (tribal-land permission, the holding ceiling, the FEMA bar on NRIs) hold in Pandhurna district. The notes below are specific to this district. Court orders and news reports were read in October 2026; the Land Revenue Code, the Registration Department, MP Bhulekh and the district portal could not be opened (automated fetches were refused), so a local advocate should read the current text.

⚠ Diversion has changed form: a June 2022 High Court order still speaks of land "diverted under section 172" (High Court, June 2022). A legal-database copy of the 2018 amending Act lists a deletion of section 172 and a new section 59, under which the landholder works out the premium and reassessed revenue, pays it and tells the Sub-Divisional Officer, and the land is treated as diverted from the date of that intimation (Land Revenue Code Amendment Act 2018). The same text says the SDO can act without an intimation, with a penalty of 50%. The Supreme Court described the premium and reassessment under the older section 59 in 2008 (Supreme Court, August 2008). Ask the Tehsildar or SDO which route applies and ask the seller for the receipt. This remains CONFIRM-WITH-OFFICE.

⚠ Tribal land is the first check: the 2013 CGWB profile counted four of 11 development blocks of undivided Chhindwara as tribal blocks but did not say whether the Pandhurna or Sausar block was one (CGWB, 2013). A seller who holds land as a member of a tribe the Code treats as aboriginal needs Collector-level permission to sell under 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 found fraudulent can be reverted under section 170B (Supreme Court, March 2019). We did not map which villages are notified, so ask the Tehsildar whether the seller holds the land as tribal land.

⚠ District is new: Pandhurna became a district in 2023 from the Pandhurna and Sausar tehsils of Chhindwara (Drishti IAS, September 2024); The Hitavada reports that it covers the Pandhurna and Saunsar assembly seats (The Hitavada, September 2024), and the Cabinet approved a district treasury for it in June 2025 (Outlook India, June 2025). Older rate lists, village records and court orders may still name Chhindwara, so ask which Collector, Tehsildar and Sub-Registrar now cover the village. See the Chhindwara page for the parent district.

⚠ Pench Tiger Reserve: the NTCA brief note places the reserve in Seoni and Chhindwara (NTCA Pench brief note). We found no source placing buffer villages in Pandhurna and no eco-sensitive-zone notification, so ask the Forest Department whether a survey number lies in a buffer, a reserved forest or a revenue forest.

⚠ Ceiling: the Supreme Court quoted the 54-acre limit under the 1960 Ceiling Act in 2021 (Supreme Court, January 2021); a legal-database copy gives lower tiers for smaller families (Ceiling Act text). This remains CONFIRM-WITH-OFFICE.

⚠ NRIs, OCIs and records: NRIs and OCIs may not buy agricultural land, plantation land or a farm house under FEMA 1999 (RBI Master Direction). Compare a fresh khasra and B-1 extract from MP Bhulekh with the sale deed on survey number, area and owner; the portal was not opened for this page.

Read the Madhya Pradesh land rules for buyer eligibility, stamp duty and NRI rules.

Tribal land check
District formed 2023
Pench edge
Diversion and premium
1960 ceiling
NRI bar

District overview

Pandhurna — a black-soil district formed from Chhindwara in 2023

Pandhurna became a district in 2023, made up of the Pandhurna and Sausar tehsils that were part of Chhindwara (Drishti IAS, September 2024). The Hitavada, writing in September 2024, said the proposal had first come from the earlier state government and that the new district covers the Pandhurna and Saunsar assembly seats (The Hitavada, September 2024). The Cabinet approved a district treasury in June 2025 (Outlook India, June 2025).

Farm data here comes from the 2013 CGWB profile of the undivided district. It records black cotton soil in Sausar, soybean, maize, cotton, groundnut and jowar as principal crops in 2012, and block groundwater use of 64% in Pandhurna and 51% in Sausar, both rated safe, with the deepest pre-monsoon water level in the district, about 35 m, at Pandhurna (CGWB, 2013).

The entry rules match the rest of the state, with a tribal-land check on every seller. We found no guideline-rate report, no compensation award and no dated price series for Pandhurna, and no road, rail or airport project tied to it in the sources opened.

The estimated bands on this page, marked *, are Farmland India estimates. They come from analogy with the parent district and comparable plateau districts, not from a sourced series, and they are wide on purpose.

2023 district
Black-soil belt
Cotton and soybean
Tribal land check
Mahakoshal

Back to Madhya Pradesh

Pandhurna district locator map poster: Pandhurna and Sausar tehsils, formed from Chhindwara in 2023, on the Satpura plateau of Madhya Pradesh

Transaction costs

Stamp duty & registration in Pandhurna

7.5%

Stamp duty (reported)

on the higher of market or transaction value

Registration fee (reported)

same base

~10.5%

Combined (reported)

arithmetic of the two reported rates

Stamp duty of 7.5% and a registration charge of 3% on the higher of market value or transaction value were reported on 27 March 2026 (Dainik Jagran English, March 2026). A 25 March piece put the combined range at 9.5% to 12.5% and said charges would rise in step with any guideline-rate rise (Dainik Jagran English, 25 March 2026). The Registration Department's own fee page was not opened, so ask the Sub-Registrar for the current schedule for agricultural land before budgeting; levies or concessions can change the total. Since 17 December 2025 a short-stamped document attracts a penalty of 1% of the shortfall per month (TeamLease RegTech, December 2025).

We found no Pandhurna-specific guideline-rate report for 2026-27, so no district average is quoted. Guideline rates are set village by village and colony by colony, and the rate for a survey number can be looked up on Sampada 2.0 (The Statesman, October 2024). The state-level reports above do not give a farm land figure for Pandhurna.

Know the belt

What is moving prices in Pandhurna

Five signals from reports and official profiles. No guideline-rate report for Pandhurna and no asking-price series was found; the estimated bands on this page are marked *.

A new district

Created 2023

The Pandhurna and Sausar tehsils of Chhindwara were made into the Pandhurna district (Drishti IAS, September 2024). A district headquarters, a treasury (Outlook India, June 2025) and new offices can raise demand for plots in the towns, but we found no price series that shows it.

Check: which district, tehsil and Sub-Registrar the village sits under today.

Irrigated black soil

Block groundwater 64% and 51%

The 2013 profile put groundwater development at 64% in the Pandhurna block and 51% in the Sausar block, both safe, and noted falling water levels from heavy withdrawal for irrigation (CGWB, 2013). Water access, more than distance, usually decides how a farm plot is priced here.

Check: a recent borewell yield and depth on the plot, not the 2009 block average.

Cotton and soybean

Principal crops, 2012

The undivided district grew soybean, maize, cotton, groundnut and jowar (CGWB, 2013). The profile gives no crop figures for the two blocks separately.

Check: mandi arrivals and the Soil Health Card for the plot.

Parent-district projects

Not tied to Pandhurna

A four-lane road and an airport site were reported for Chhindwara, not Pandhurna; see the Chhindwara page. We found no project that names Pandhurna.

Check: that a quoted corridor or airport actually crosses the district.

Units: hectare, acre, sq m

Convert before comparing

Court orders in this state describe holdings in survey numbers and hectares (High Court, June 2022), the Ceiling Act figures are in acres, and guideline rates for colonies are per sq m. One hectare is about 2.47 acres and one acre about 4,047 sq m (our arithmetic). Local units can differ by tehsil and village.

Check: the area in hectares on the khasra before comparing quotes.

Connectivity

How Pandhurna connects — road, rail and air

Only a total of works under construction is reported for Pandhurna; no named road, rail or airport project was found.

By road

Highwaysroads and bridges are part of ₹248 crore of works under construction, none named (Oct 2026) (Indian Masterminds); no distance table found

Parent districta four-lane road and an airport site were reported for Chhindwara, not Pandhurna; see the Chhindwara page

By air

Airportno airport project for Pandhurna was found

Nearest scheduled servicenot researched for this page; check Nagpur and Jabalpur timetables

By rail

Servicescurrent trains and timetables not checked for this page

Projectsno rail project naming Pandhurna was found

The practical question is the last leg: where a parcel meets a road that is open in the monsoon. Distances and travel times were not sourced for Pandhurna, so ask the Tehsildar and check the road on the ground. The state rules apply to every purchase.

Growth catalysts

Upcoming infrastructure & developments

Status labels reflect sources read in October 2026. Government-announced timelines are not guaranteed; items marked confirm have single or conflicting sources.

01In effect

02Approved, status not reported

In effect · administrative change Pandhurna district created from Chhindwara

Cabinet approval reported · timing not reported · confirm District treasury for Pandhurna

Under construction · ₹248 crore · reviewed Oct 2026 District works: offices, roads, bridges, water

In effect · administrative change

Pandhurna district created from Chhindwara

Pandhurna and Sausar tehsils were made a separate district in 2023, which reduced Chhindwara. Drishti IAS lists it as the 54th district, between Mauganj and Maihar. The change affects which Collector and Sub-Registrar handle a village, and which older statistics apply.

Source: Drishti IAS, Sep 2024; The Hitavada, Sep 2024

District

Pandhurna

Parent

Chhindwara

Tehsils moved

Pandhurna, Sausar

Status

In effect

Land markets in the blast radius

Pandhurna
Sausar

See listings near this area

Cabinet approval reported · timing not reported · confirm

District treasury for Pandhurna

The Madhya Pradesh Cabinet approved district treasuries for the new districts of Pandhurna, Maihar and Mauganj in a meeting reported on 17 June 2025. The report gives no cost or timeline. It signals administrative build-out, not a road, rail or industrial project.

Source: Outlook India, Jun 2025

Approved

Jun 2025

Cost

Not reported

Timeline

Not reported

Status

Confirm

Land markets in the blast radius

Pandhurna

See listings near this area

Under construction · ₹248 crore · reviewed Oct 2026

District works: offices, roads, bridges, water

At a review in Pandhurna in October 2026 the Chief Minister was told that works worth ₹112 crore were complete and works worth ₹248 crore (government offices, roads, bridges and tap-water projects) were under construction, with a new Collectorate building proposed. Completed items included two Sandipani schools, a police control room and the first phase of the Hanuman Lok at Jamsavli. The report names no road or bridge and gives no dates.

Source: Indian Masterminds, October 2026

Completed

₹112 crore

Under way

₹248 crore

Collectorate

Proposed

Land markets in the blast radius

Pandhurna
Sausar

See listings near this corridor

Agriculture & terrain

Soil, crops & water in Pandhurna

Black cotton soil, soybean and cotton, and irrigation-driven groundwater use. Block figures are from the 2013 profile of the undivided district.

🌾 Black soil and crops

The CGWB 2013 profile for undivided Chhindwara names black cotton soil as the main soil of Sausar tehsil and Archaean rocks of the Sausar series in parts of the Sausar block; it gives no soil detail for Pandhurna block (CGWB, 2013). Principal crops in 2012 were soybean, maize, cotton, groundnut and jowar. Check the plot on the Soil Health Card portal.

Soybean
Maize
Cotton
Groundnut
Jowar

💧 Block groundwater

Pandhurna block: net annual availability 16,879 ham, draft 10,733 ham, 64% stage of development, safe. Sausar block: 8,596 ham, 4,384 ham, 51%, safe (2009 assessment in CGWB, 2013). Water levels had fallen in both blocks from heavy irrigation withdrawal.

Pandhurna 64%
Sausar 51%
Safe category
35 m deepest level

🏞 Tribal-land check

Four of 11 development blocks of the undivided district were tribal blocks in 2013, and the profile does not say which ones (CGWB, 2013). Land held by tribal members is protected by sections 165(6) and 170B, so ask for the seller's category.

Seller category
Section 165(6)
Section 170B
Forest status

🌾 Crop and irrigation figures, old Chhindwara

The ICAR-CRIDA plan for undivided Chhindwara lists, for 2008-09, soybean (146.3 thousand ha), maize (92.1), wheat (60.4), chickpea (33.0) and cotton (27.5), with normal rainfall of 1,010 mm and a net irrigated area of 126.8 thousand ha on a net sown area of 484.4, about 26% (our arithmetic), mostly from open wells (ICAR-CRIDA, Chhindwara). A 2024 report calls Pandhurna known for pulse crops (Drishti IAS, September 2024). None of this separates Pandhurna from the parent district. We found no mandi data.

Soybean
Maize
Wheat
Cotton
Open wells

💧 Rainfall and water quality

The undivided district's normal rainfall was 1,139.3 mm, about 85.7% of it in the south-west monsoon. Shallow aquifers had fluoride of 0.09 to 0.97 mg/l, while deeper aquifers ranged from 1.60 to 20.00 mg/l, above the safe limit (CGWB, 2013). The state-wide stage of extraction was 58.40% in 2024 (CGWB, GWRA-2024); no 2024 figure for Pandhurna was found. Test borewell water before building.

📐 Measurement units and market prices

Court orders use survey numbers and hectares; the Ceiling Act uses acres; guideline rates for colonies are per sq m. Convert before comparing. Mandi prices for the nearest regulated market are on Agmarknet. Crop income is small beside land values at the town edge, so price a parcel on access, water, tribal-land status and title, not yield.

At a glance

Pandhurna vs. its neighbours

District / belt	Price band* (per acre unless stated)	Evidence
Pandhurna — town edge and road frontage (Pandhurna, Sausar)	Estimated ₹20–60 lakh per acre*	New district headquarters and treasury (Outlook India, Jun 2025); no price series found
Pandhurna — interior irrigated black-soil land	Estimated ₹6–20 lakh per acre*	Groundwater 64% and 51% developed, safe (CGWB, 2013)
Pandhurna — hill, forest-edge and tribal-held land	Estimated ₹3–9 lakh per acre*	Tribal blocks in the undivided district; Pench reserve nearby in Chhindwara (CGWB; NTCA)
Chhindwara (parent district)	Estimated ₹5–18 lakh per acre* (interior)	See the Chhindwara page
Betul	Not estimated here	Neighbouring district; see its page

*Estimated by the Farmland India desk, rounded wide. Indicative only, not a valuation or an offer; prices vary by plot, road access and title. Check the guideline rate with the Sub-Registrar. See the Chhindwara page and the Betul page.

Fenced farm plot with boundary stones and a cotton field with a tubewell shed on black soil near Pandhurna, Madhya Pradesh

District report — Pandhurna

Farmland India view

Why investors look at Pandhurna

Five reasoned points, with an honest note that tribal-land rules, the 2023 boundary change and the lack of price series are the main discounts.

A district still being built out

A new district headquarters, a treasury approved in June 2025 (Outlook India, June 2025) and new offices tend to bring land demand to the towns first. We found no price series that confirms this yet.

Irrigated black soil

Groundwater use was 64% and 51% in the two blocks and rated safe in the 2013 profile (CGWB, 2013), which supports irrigated cotton and soybean on the better plots.

An open buyer pool outside tribal land

No bar on buyers who are not farmers was found in the sources opened; the limits are the ceiling, tribal-land permission and the FEMA bar on NRIs and OCIs.

Estimated entry prices below the metro belts

Our estimated bands, marked *, sit well below Bhopal and Indore fringes. Wide bands mean the real range for a given parcel can differ a lot, so use registered deeds nearby.

Clean paperwork is the edge

A buyer who reads the khasra and B-1, asks for the seller's category and the diversion receipt, and confirms the post-2023 district and tehsil is ahead of one who relies on an old record naming Chhindwara.

Browse reviewed land in Pandhurna

Confirm title, zone and acquisition status directly; these are not certified by Farmland India’s review.

STRAIGHT TALK

Risks & challenges in Pandhurna

Read these before shortlisting in Pandhurna specifically.

Tribal-land restrictions

The 2013 profile counted four of 11 blocks of the undivided district as tribal (CGWB, 2013). A sale of tribal land without Collector permission is exposed (Supreme Court, April 2025), and a fraudulent transfer can be reversed under section 170B (Supreme Court, March 2019).

District reorganisation

Pandhurna was created from the Pandhurna and Sausar tehsils in 2023 (Drishti IAS, September 2024). Older rate lists, records and statistics may name Chhindwara, and new offices may still be settling.

No named infrastructure project

We found no named road, rail or airport project for Pandhurna, only totals of works. Price a parcel on today's access.

Falling water levels

The 2013 profile reported falling levels in both blocks from irrigation withdrawal and a deepest pre-monsoon level of about 35 m at Pandhurna (CGWB, 2013). Get a borewell history.

Fluoride in deeper groundwater

Deeper aquifers had fluoride of 1.60 to 20.00 mg/l in the undivided district (CGWB, 2013). Test water quality before building a house.

Diversion and premium

Change of use brings reassessment and a premium (Code Amendment Act 2018). Ask for the diversion order and the payment receipt.

Ceiling and records

Holdings above the ceiling can be declared surplus (Supreme Court, January 2021). MP Bhulekh was not opened for this page, so compare a fresh khasra and B-1 with the deed.

Works reported, not itemised

The October 2026 review gave totals (₹112 crore done, ₹248 crore under construction) but named no road, bridge or rail project and no dates (Indian Masterminds, October 2026). Its Hanuman Lok income figures (monthly income reported up from ₹25 lakh to ₹60 lakh) are a temple matter, not a land-price series.

Who to contact

Local revenue, planning & registration offices

Mutation and revenue-record matters go to the Tehsildar of the relevant tehsil; Pandhurna and Sausar are the two tehsils the district was formed from (Drishti IAS, September 2024), and the full current list should be read on the district portal, which could not be opened. The Sub-Divisional Officer handles the premium and reassessment on diversion. The District Collector's office handles land acquisition notices and the seller's tribal-land status, and the Forest Department can say whether a village lies near the Pench reserve.

Sale deeds are registered by the Sub-Registrar, now also through Sampada 2.0, where guideline rates can be checked (The Statesman, October 2024). Khasra and B-1 extracts come from MP Bhulekh, which we could not open. Because the district is new, confirm in writing which registration office covers the village; we did not confirm current contacts or fees.

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COMMON QUESTIONS

Frequently asked questions

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

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01 of 04

Can anyone buy agricultural land in Pandhurna?

None of the court orders or Act texts we opened bars a buyer for not being a farmer. The limits that appear are the holding ceiling under the 1960 Ceiling Act (Supreme Court, January 2021), Collector-level permission for land held by tribal members under section 165(6) (Supreme Court, April 2025) and the FEMA bar on NRIs and OCIs (RBI Master Direction). The profile of the undivided district counted four of 11 blocks as tribal blocks, so the seller's category matters.

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Transparency

Sources and references

Law and courts

Government

News

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