Farmland India
Wheat fields on black soil near Sehore, Madhya Pradesh, with forested hills on the horizon

District guide

Buying Land in Sehore

Bhopal's western neighbour, with a planned expressway, a new industrial corridor, a tiger reserve on the Raisen edge and inconsistent groundwater figures. Estimated land price* from about ₹6 to ₹90 lakh per acre.

  • About 6,578 sq km

    Area

  • 13,11,008

    Population (Census 2011)

  • 10

    Tehsils (district portal)

  • ₹6–90 lakh/acre

    Estimated land price*

*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 — Sehore

Rev. 2026 · Farmland India desk

State

Madhya Pradesh

Sub-divisions

Five revenue sub-divisions (Sehore, Ashta, Ichhawar, Bhairunda, Budni) and ten tehsils (Sehore Urban, Sehore Rural, Shyampur, Doraha, Ashta, Jawar, Ichhawar, Bhairunda, Budni, Rehti), 1,104 villages (Sehore district portal, October 2026); the CGWB booklet lists five blocks

Key markets

Sehore · Ashta · Ichhawar · Budni · Bhairunda

Demand anchors

Bhopal's western side · Bhopal–Indore expressway planned through Ichhawar and Sehore · Jabalpur–Bhopal–Indore industrial corridor approved October 2026 · Ratapani tiger reserve and Narmada on the edges

Rail

No railway fact sourced for this page

Size and population

About 6,578 sq km · 13,11,008 people, Census 2011 (CGWB booklet; its introduction prints 6,579 sq km)

Estimated land price*

₹6–90 lakh per acre, by belt (see the price table)

Pricing unit

₹/acre or ₹/hectare (farm land)

Local units

Records and court texts use hectares and acres; local terms vary by tehsil, so convert every quote to acres or hectares

Land records portal

MP Bhulekh, the state land-records portal (not opened for this page; ask the seller for a fresh 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.

District overview

Sehore — Bhopal's western neighbour, with a tiger reserve on one edge

Sehore is a district of about 6,578 sq km and 13,11,008 people at the 2011 Census (CGWB booklet). The district portal lists five revenue sub-divisions, ten tehsils and 1,104 villages (Sehore district portal, October 2026). The Narmada and Parbati are the main rivers and black-cotton soil covers about three-fourths of the area.

The planned Bhopal–Indore greenfield expressway would pass Ichhawar and Sehore on the way to Dewas (India.com, September 2025), and the cabinet approved an industrial-corridor SPV in October 2026 that names Sehore among seven districts (Free Press Journal, October 2026). The Narmada Pragati Path names Budhni and Nasrullaganj as route towns, but its district list is not published and it is still at route planning (Free Press Journal, August 2026).

We found no dated per-acre guideline figure or deed series for Sehore, so the bands in this page are estimates*, highest on the Bhopal side. The district portal lists a collector-rate document for 1 April to 30 September 2026, which we could not open. *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.

  • Sehore
  • Ashta
  • Ichhawar
  • Budni
  • Bhairunda
  • Ratapani
Aerial view of black-soil farmland near Sehore with forested hills on the horizon, Madhya Pradesh

Transaction costs

Stamp duty & registration in Sehore

7.5%

Stamp duty (reported)

as reported for a sale deed; the Registration Department page was not opened

3%

Registration fee (reported)

as reported; the earlier press range was 9.5% to 12.5% combined

1% a month

Short-stamped deed

penalty on the shortfall under the 2025 amendment, published 17 December 2025

Dainik Jagran English reported in March 2026 stamp duty of 7.5% and a registration charge of 3%, about 10.5% together, charged on the higher of market value or transaction value (Dainik Jagran English, March 2026). An earlier piece in the same outlet gave a 9.5% to 12.5% range, so treat 10.5% as the reported figure only. The Indian Stamp (Madhya Pradesh Second Amendment) Act, 2025, published on 17 December 2025, adds a penalty of 1% of the deficient portion per month on a short-stamped document (TeamLease RegTech, December 2025). We did not open the Registration Department's schedule and found no Sehore-specific rate, so ask the Sub-Registrar for the current schedule. Sale deeds are registered through the Sampada 2.0 online system launched in October 2024 (The Statesman, October 2024). In April 2026 the state cabinet raised the factor used for compensation on agricultural land acquired in rural areas, reported as four times market value (ANI, April 2026); that concerns acquisition, not private sales.

Know the belt

What is moving prices in Sehore

Estimates* by belt, plus the one dated official pointer we found. No listing-site prices are used. *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.

Bhopal side: Sehore, Bhairunda, Budni

Estimated land price*: ₹30–90 lakh per acre

Land nearest Bhopal carries the highest values and the most legal overlap: the expressway corridor, the industrial corridor and the Ratapani buffer. The district portal lists land-acquisition orders for roads in Sehore, Budni and Shyampur tehsils from 2022 and 2023 (Sehore district portal, October 2026), and a 2019 committee for six-lane Bhopal–Indore acquisition in Sehore sub-division (Sehore district portal); the documents themselves were not opened.

Check: whether the khasra is named in a land-acquisition notification.

Ashta, Ichhawar and the highway belt

Estimated land price*: ₹12–35 lakh per acre

Soya and wheat land on black soil. The planned expressway passes Ichhawar, and Ashta is to be connected by link roads (India.com, September 2025). Block groundwater is tight (see the water note).

Check: borewell yield and the road's final alignment.

Jawar, Rehti, Shyampur, Doraha interior

Estimated land price*: ₹6–20 lakh per acre

Interior tehsils away from the Bhopal and Indore roads. The portal's village table shows the most forest villages in Jawar, Ichhawar and Rehti.

Check: forest-village status and access road.

Guideline rates

2026-27 document listed, not read

The portal lists a collector-rate document for 1 April to 30 September 2026 and an earlier 2025-26 one; we could not open either (the last dated state-wide revision we read is from April 2023: Free Press Journal, March 2023). No per-acre official rate is quoted here.

Check: the rate in force for the village on the sale-deed date.

Units: acre, hectare, local terms

Records and court orders in Madhya Pradesh state areas in hectares and acres, but local terms vary by tehsil and we found no revenue manual that defines them for Sehore. One hectare is 2.47 acres; convert every quote and match it to the khasra area.

Connectivity

How Sehore connects — road, rail and air

Distances to Bhopal and Indore are not given because no official or news source for them was found. Journey times vary with traffic.

By road

Bhopal–Indore greenfield expresswayPlanned via Ichhawar and Sehore; DPR approved, Aug 2026 (reported)
Narmada Pragati PathPlanning; Budhni and Nasrullaganj named as route towns
Existing highwaysNot sourced for this page

By air

Airport in SehoreNone in the sources read
Nearest airportNot sourced for this page

By rail & metro

Railway stationsNo fact sourced for this page
MetroNone in Sehore; Indore Metro has missed deadlines (FPJ, Jun 2026)

The practical question is the last leg from the highway to the parcel; ask for the access road in the revenue record. Rules for buyers from outside the state: 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

04In progress or pending

Planned · DPR approved Aug 2026 (reported) Bhopal–Indore greenfield expressway
Approved Oct 2026 · SPV to be formed Jabalpur–Bhopal–Indore industrial corridor
Planning · route revised (Aug 2026) Narmada Pragati Path
Notified Dec 2024 · management plan stage Ratapani Tiger Reserve (land constraint)
Planned · DPR approved Aug 2026 (reported)

Bhopal–Indore greenfield expressway

A new six-lane road on fresh land starting near Itaya Kalan on the Bhopal bypass, then Ichhawar, Sehore, Hatpipliya and Bagli to Dewas; Bhopal, Raisen, Sehore and Dewas are named, and Ashta is to be linked by roads (India.com, September 2025). In August 2026 Construction World reported Rs 40 billion, an approved DPR and alignment and the state weighing building it itself (Construction World, August 2026). Reports differ on length (about 146 to 160 km) and give no start date.

Source: India.com, 16 Sep 2025; Construction World, 17 Aug 2026

Length

About 146–160 km (reports differ)

Cost

Rs 40 billion (reported)

Status

Planned

Sehore route

Ichhawar, Sehore

Land markets in the blast radius

  • Ichhawar
  • Sehore
  • Ashta
Approved Oct 2026 · SPV to be formed

Jabalpur–Bhopal–Indore industrial corridor

The cabinet approved a government-owned SPV for a corridor across seven districts including Raisen, Bhopal, Sehore and Dewas; the first phase covers 10,000 acres, with government land first and private land only if necessary and with owners' consent, and a GIS land bank due within six months (Free Press Journal, October 2026). No Sehore village is named.

Source: Free Press Journal, 15 Oct 2026

Districts

7, incl. Sehore

Phase 1

10,000 acres

Land bank

Due in 6 months

Status

Approved

Land markets in the blast radius

  • Sehore
  • Budni
Planning · route revised (Aug 2026)

Narmada Pragati Path

About 906 km in Madhya Pradesh at roughly Rs 31,000 crore through 11 districts; NHAI has changed the route and is preparing a revised DPR, with land acquisition and tendering to follow approval. The report names Obedullaganj, Budhni and Nasrullaganj as route towns but not the districts (Free Press Journal, August 2026). Whether it crosses Sehore is CONFIRM.

Source: Free Press Journal, 2 Aug 2026

Length (MP)

About 906 km

Cost

About Rs 31,000 crore

Status

Planning

Sehore towns

Budhni, Nasrullaganj (named)

Land markets in the blast radius

  • Budni
  • Nasrullaganj
Notified Dec 2024 · management plan stage

Ratapani Tiger Reserve (land constraint)

Not an infrastructure project but the largest land overlay in the district: about 1,271 sq km notified in December 2024, with core and buffer areas, relocation of villages and pressure on surrounding forest-edge land (Mongabay India, January 2025; The Week, December 2024). Ask the Forest Department for the status of any parcel near the Raisen border.

Source: Mongabay India, Jan 2025; The Week, 3 Dec 2024

Area

About 1,271 sq km

Core

About 763 sq km

Buffer

About 507 sq km

Status

Notified Dec 2024

Land markets in the blast radius

  • Budni
  • Rehti

Agriculture & terrain

Soil, crops & water in Sehore

Black-cotton soil on Deccan basalt, wheat, soya and rice on tubewells and canals, and block groundwater that the booklet itself reports inconsistently.

🌾 Black-soil plains (Sehore, Ashta, Ichhawar)

The CGWB booklet says black-cotton soil covers almost three-fourths of the area and lists wheat, rice, jowar, maize and soyabean as principal crops (CGWB Sehore booklet, 2013). The booklet gives no year for the crop data.

  • Wheat
  • Soyabean
  • Rice
  • Maize
  • Jowar

🌲 Forest edge (Budni, Rehti, Jawar)

The district portal's village table shows the most forest villages in Jawar (13), Ichhawar (8) and Rehti (5) (Sehore district portal), and Ratapani Tiger Reserve lies on the Raisen side (Mongabay India, January 2025). Legal status matters more than soil here.

  • Forest villages
  • Ratapani
  • Kheoni

🌊 Narmada and Parbati

The Narmada and Parbati are the main rivers, and the district lies in the Narmada, Chambal and Betwa basins on Deccan trap basalt over Vindhyan sandstone and alluvium (CGWB Sehore booklet).

  • Narmada
  • Parbati
  • Deccan trap

💧 Water & rainfall

Normal annual rainfall is 1,217.7 mm in the CGWB booklet. The booklet records 20,877 tubewells and borewells irrigating 539 sq km and 94 canals irrigating 412 sq km in its summary table, against 15 canals and 642 hectares in a 2006 statistical booklet, so irrigation figures do not agree. It gives the stage of groundwater development as 74% (2011 data) in one table, 77% and 95% elsewhere, and 98% for Sehore block and 89% for Ashta block (CGWB Sehore booklet). The CGWB 2024 state assessment has no Sehore row (CGWB, 2024), so the current stage is CONFIRM. Check borewell yield for any parcel.

📐 Measurement units

Records and court texts in Madhya Pradesh use hectares and acres; 1 hectare is 2.47 acres and 1 acre is 4,047 sq m. Local terms vary by tehsil and we found no revenue manual that defines them for Sehore, so convert each quote and match it to the khasra. Crop income is modest next to land values, so price a parcel on location and permitted use.

At a glance

Sehore vs. its neighbours

District / beltEstimated land price* (per acre)Basis
Sehore — Bhopal side (Sehore, Bhairunda, Budni)₹30–90 lakh*Estimate; highest overlap with projects and Ratapani
Sehore — Ashta, Ichhawar and highway belt₹12–35 lakh*Estimate; depends on expressway alignment
Sehore — Jawar, Rehti, Shyampur, Doraha₹6–20 lakh*Estimate; forest villages and access
Dewas₹6 lakh–₹1.5 crore*Estimate; see the Dewas page
Bhopal and RaisenNo figure on this pageOutside the districts covered here

*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 Dewas page for the district at the other end of the planned expressway.

Fenced farm plot with boundary stones and wheat fields near Sehore, Madhya Pradesh

District report — Sehore

Farmland India view

Why investors look at Sehore

Five reasoned points, with an honest note that the price evidence is thin and the main projects are still pending.

Bhopal's western edge

Sehore sits next to the state capital on the route of the planned Bhopal–Indore expressway. A buyer from Bhopal can test the drive to a parcel before relying on any plan.

Two approved ideas, no start dates

The expressway has an approved DPR (reported) and the industrial corridor has a cabinet approval, but we found no start date or village list for either.

Black-soil farming land

Wheat and soya on black cotton soil, with tubewell and canal irrigation. Return comes from location and permitted use, not crop yield.

A wide spread*

Our estimates run from about ₹6 lakh to ₹90 lakh per acre*, because the Bhopal side and the interior tehsils are different markets.

A tiger reserve changes the checks

Ratapani's 1,271 sq km and its buffer mean forest-boundary questions for land near the Raisen border. A buyer who documents them is better placed.

Browse reviewed land in Sehore

Confirm tribal-land, forest-boundary, diversion, ceiling and guideline-rate status directly; these are not certified by Farmland India's review. *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.

STRAIGHT TALK

Risks & challenges in Sehore

Read these before shortlisting in Sehore specifically.

Tiger reserve and sanctuary boundaries

Ratapani Tiger Reserve (core and buffer, notified December 2024) and Kheoni sanctuary touch the district. We found no zone maps, so ask the Forest Department in writing.

Acquisition notices

The portal lists road land-acquisition orders (2022-23) and a 2019 committee for the six-lane Bhopal–Indore road. Check whether a khasra is named before paying a deposit.

Groundwater

The CGWB booklet gives block figures of 98% for Sehore and 89% for Ashta, and district totals between 74% and 95%. Check borewell depth and yield.

Tribal-land history

Land once held by a tribal member may need Collector permission under section 165(6); transfers by fraud can be reverted under section 170B.

Diversion and ceiling

We could not read sections 172 and 190 or the current ceiling schedule. Read the diversion order itself and take legal advice before assembling a large holding.

Announced is not delivered

The expressway has no start date, the corridor land bank is due within six months of October 2026, and the Narmada Pragati Path is at route planning.

No sourced price series

Our bands* are estimates by analogy, not deeds. Collect registered comparables in the same revenue village before negotiating.

Who to contact

Local revenue, planning & forest offices

Mutation and revenue-record matters go through the Tehsildar of the relevant tehsil (Sehore Urban, Sehore Rural, Shyampur, Doraha, Ashta, Jawar, Ichhawar, Bhairunda, Budni, Rehti), as listed on the Sehore district portal, under the District Collector; the portal also lists land-acquisition orders. Diversion goes through the Sub-Divisional Officer's revenue court, tribal-land permission through an officer of Collector rank or above, and tiger-reserve and forest questions through the Forest Department. Sale deeds are registered by the local Sub-Registrar. The portal's collector-rate documents and MP Bhulekh did not open for us, so check them directly.

COMMON QUESTIONS

Frequently asked questions

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

Visit full wiki

01 of 04

What does agricultural land cost in Sehore?

Estimated land price*: roughly ₹30 to ₹90 lakh per acre on the Bhopal side (Sehore, Bhairunda, Budni), ₹12 to ₹35 lakh around Ashta and Ichhawar, and ₹6 to ₹20 lakh in Jawar, Rehti, Shyampur and Doraha. *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. The district portal lists a collector-rate document for April to September 2026, which we could not open.

Ready to look at what is available?

Browse reviewed listings

Transparency

Sources and references

Law and courts

Government

News

Further reading

Data-currency note: population and area come from a 2013 groundwater booklet; the tehsil list was read on the district portal in October 2026; infrastructure statuses were read in October 2026 and change quickly; land-price bands are our estimates*, not sourced figures. Pages marked "not opened" are named only as places to check. This is a general guide, not legal advice. Report inaccuracies to wiki@farmlandindia.com.

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