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District guide
Buying Land in Ahmed Nagar
Officially renamed Ahilyanagar: a large Godavari–Bhima district of sorghum, wheat and canal-fed irrigated land, a Beed rail line partly open, and an estimated land price* that varies by belt.
about 17,114 sq km
Area (CGWB)
45.4 lakh
Population (Census 2011)
₹4–80 lakh per acre
Estimated land price*
14
Talukas (CGWB)
*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 — Ahmed Nagar
Rev. 2026 · Farmland India desk
State
Maharashtra (Ahmed Nagar district, officially renamed Ahilyanagar)
Sub-divisions
The CGWB booklet lists 14 talukas: Ahmadnagar, Rahuri, Shrirampur, Nevasa, Shevgaon, Pathardi, Jamkhed, Karjat, Srigonda, Parner, Akola, Sangamner, Kopargaon and Rahata (CGWB Ahmadnagar booklet); the district portal blocked automated access, so the current list was not checked
Key markets
Ahilyanagar city and central belt · Shirdi–Rahata–Kopargaon · Sangamner · Rahuri and Shrirampur · Parner and Karjat
Demand anchors
Ahilyanagar–Beed–Parli rail line (partly open) · revised Pune–Ahilyanagar–Shirdi–Nashik rail plan · Surat–Chennai Expressway (Ahmednagar stretch)
Rail
Ahilyanagar–Beed service launched September 2025 and a Beed–Pune service flagged off in September 2026 (Swarajya, September 2026); a Pune–Shirdi train was flagged off on 17 June 2026 (Business Today, June 2026)
Size and population
About 17,114 sq km and 45,43,159 people (Census 2011 as given in the CGWB booklet, which labels the figure 2001 on one page) (CGWB Ahmadnagar booklet); ICAR-CRIDA gives 1,702 thousand hectares (ICAR-CRIDA Ahmednagar plan)
Estimated land price*
₹4–80 lakh per acre depending on the belt (indicative; see the note under the price table)
Pricing unit
₹/acre or ₹/guntha (farm land) · ₹/sq m (ready-reckoner rates for plots)
Local units
Records use hectares, acres and gunthas (1 guntha = 1,089 sq ft; 1 acre = 40 gunthas); local units vary by taluka and village, so convert any quote to acres before comparing (1 hectare = 2.47 acres)
Land records portal
Digitally signed 7/12 and 8A extracts; the Mahabhumi portal was not opened for this page, so check records there
Land law is state law. These rules are maintained on the Maharashtra page and apply to every district within it.
Ahmed Nagar — land purchase legal rules
⚠ Maharashtra reserves agricultural land for agriculturists. Section 63 of the Tenancy Act voids a sale to anyone else unless an exception or a Collector’s permission applies, and in July 2026 the Revenue Minister repeated that only recognised farmers may buy. Several other statutes then decide whether a parcel can be split, converted or built on. Read the 7/12 before you read the price.
Who may buy agricultural land: Section 63 of the Maharashtra Tenancy and Agricultural Lands Act makes a sale, gift, exchange or lease of agricultural land invalid in favour of a person who is not an agriculturist. It also bites where an agriculturist buyer would end up holding more than two-thirds of the ceiling area (Indian Kanoon text of section 63). The Collector, or an officer the State authorises, can permit a transaction on conditions, but not where the buyer would farm the land and has other income of Rs 12,000 a year or more, according to the same text. In Gundaji Satwaji Shinde v. Ramchandra Bhikaji Joshi (Supreme Court, December 1978) the Court held that whether a buyer is an agriculturist is for the Mamlatdar, not the civil court (Manupat case guide). On 8 July 2026 the Revenue Minister told the Assembly that only recognised farmers may buy agricultural land and that buyers must show proof of farmer status; IANS named no new statute (IANS, July 2026).
Where the bar does not apply: Maharashtra Act I of 2016 inserted sub-section (1C), which switches off the bar for land inside a Municipal Corporation, subject to conditions: non-agricultural use within a fixed time, with the Collector able to extend by up to five years (Acts of 2016 and 2018, PRS). Section 63-1A separately lets a buyer, farmer or not, take land for bona fide industrial use without prior Collector permission (Indian Kanoon text of section 63-1A). The Maharashtra Tenancy and Agricultural Lands Laws (Amendment) Act, 2026, effective 15 April 2026, narrows that route to occupancy class-I land, replaces the old non-agricultural assessment and nazarana with a one-time conversion premium under section 47 of the Land Revenue Code, and caps the penalty for late notice at five times that premium (JSA, June 2026). JSA describes no change to the general bar in section 63(1).
Tenant-purchased land and wills: Land a tenant bought under the Act cannot be sold, gifted, mortgaged or leased without the Collector’s prior sanction. After ten years the sanction falls away if the seller pays nazarana of forty times the assessment, the buyer is an agriculturist and the buyer stays within the ceiling (Indian Kanoon text of section 43). The 2026 amendment deletes the nazarana (JSA, June 2026). A will does not get round the bar: in Vinodchandra Sakarlal Kapadia v. State of Gujarat (15 June 2020) the Supreme Court read “assignment” in section 43 to include a bequest to a non-agriculturist (LiveLaw, June 2020; Supreme Court judgment). That appeal came from Gujarat, which applies the same 1948 statute, and the Court disapproved an earlier ruling under the separate Vidarbha Act. Marathwada and Vidarbha run on parallel Acts that the 2026 amendment also touches.
Fragmentation and minimum plot size: The Maharashtra Prevention of Fragmentation and Consolidation of Holdings Act, 1947 restricts sales of land below a notified standard area. A notification of 8 August 2023 set it, outside municipal corporation and council limits, at about a quarter acre for bagayat (irrigated) land and half an acre for jirayat (dry-crop) land, which is roughly 10 and 20 gunthas on our arithmetic of 40 gunthas to the acre (Cyril Amarchand Mangaldas via Conventus Law). The 2024 amendment moved the regularisation window to 15 October 2024 at a premium of up to 5%. A further Act notified on 31 December 2025, deemed in force from 3 November 2025, deletes the proviso to section 8B and adds section 9(4): past transfers and partitions from 15 November 1965 to 15 October 2024 are regularised without premium where the land is used for bona fide non-agricultural purposes inside listed urban, planning-authority, cantonment and regional-plan zones (TeamLease RegTech; Bill text, PRS). The bill did not change the standard area or the general restrictions. In July 2025 the Revenue Minister said plots up to one guntha subdivided before 1 January 2025 would be treated as legal, and a committee was set up the following week (The Week, July 2025; The Week, July 2025). Plain farm land outside those zones is still bound by the standard area.
Non-agricultural conversion: The Maharashtra Land Revenue Code (Second Amendment) Act, 2025, notified on 31 December 2025, substituted section 42. The Collector’s permission is no longer needed to use agricultural land for a purpose that a draft or final Development Plan or Regional Plan allows; the planning authority’s development permission or building plan approval is enough, and sections 42A to 42D, 44 to 46 and the old assessment chapter were deleted (JSA, March 2026). The yearly non-agricultural assessment gives way to a one-time premium under section 47 on the Ready Reckoner value: 0.1% up to 1,000 sq m, 0.25% from 1,000 to 4,000 sq m and 0.5% above 4,000 sq m. A government resolution of 10 February 2026 implements the change (Khaitan & Co, February 2026). Neither note says the reform alters section 63, so our reading is that a non-farmer still cannot buy agricultural land first and convert it afterwards.
Ceiling on holdings: The Maharashtra Agricultural Lands (Ceiling on Holdings) Act, 1961 caps what one family unit may hold, from 18 acres of assured-irrigation land to 54 acres of other dry-crop land in a 2011 summary (Bombay Chartered Accountant Journal, April 2011). Section 63 uses two-thirds of that ceiling as the test for a buyer who is already a farmer.
Tribal land: Where the seller belongs to a Scheduled Tribe, the sale also falls under the Land Revenue Code and the Restoration of Lands to Scheduled Tribes Act, 1974 (section 63-1A text). Ask for the seller’s status in writing.
Land records: Digitally signed 7/12 (record of rights), 8A (khata) and ferfar (mutation) extracts now carry legal validity under rules made under the Maharashtra Land Measurement and Record Keeping Act, 2025, with a QR code and a 16-digit verification number, no Talathi stamp and a fee of Rs 15 each (Free Press Journal, December 2025). About 2.57 crore signed 7/12 records existed by June 2024, and e-Mojani 2.0 handles measurement (Elets, February 2025). Read the occupancy class, the holder’s name and the land-use entry before paying a token.
NRI and OCI buyers: The Reserve Bank’s Master Direction lets NRIs and OCIs buy immovable assets in India but excludes agricultural land, plantation land and a farmhouse, and its inheritance paragraphs carry no such exclusion (RBI Master Direction FED 12/2015-16, updated to September 2022). A farmhouse plot is therefore out of reach by purchase, wherever it sits in Maharashtra. Anyone relying on a later circular should read it directly. We did not open the 2023 standard-area notification, the text of section 63A or the current ceiling schedule, so have an advocate check all three against the survey number.
- Section 63 farmer-only bar
- NA reform Dec 2025
- Fragmentation Act 1947
- Ceiling Act 1961
- Digital 7/12 and 8A
- NRI agri: barred (FEMA)
- RR rates unchanged 2026-27
Ahmed Nagar — district-specific notes
The Maharashtra state page applies to Ahmed Nagar in full. The notes below are specific to this district and are not repeated in full on the state page.
⚠ Only agriculturists may buy farm land. Section 63 of the Maharashtra Tenancy and Agricultural Lands Act makes a sale, gift, exchange or lease of agricultural land invalid in favour of a non-agriculturist unless an exception or the Collector’s permission applies, and it also tests an agriculturist buyer against two-thirds of the ceiling area (Indian Kanoon text of section 63). On 8 July 2026 the Revenue Minister told the Assembly that only recognised farmers may buy and that buyers must show proof of farmer status; IANS named no new statute (IANS, July 2026). Land inside a Municipal Corporation is outside the bar under the 2016 sub-section (1C) (Acts of 2016 and 2018, PRS), which matters for Ahmed Nagar only where a parcel actually lies within corporation limits.
⚠ Non-agricultural permission. The Land Revenue Code (Second Amendment) Act, 2025, notified on 31 December 2025, substituted section 42: the Collector’s permission is no longer needed where a Development Plan or Regional Plan allows the use, and a one-time section 47 premium of 0.1%, 0.25% or 0.5% of the ready-reckoner value, by plot size, replaces the yearly assessment (JSA, March 2026; Khaitan & Co, February 2026). Neither note says the reform alters section 63, so a non-farmer should not assume that conversion can follow a purchase. This is a law-firm reading and we have not read the Gazette text, so ask the Collector’s office which route applies to a survey number in Ahmed Nagar.
⚠ Fragmentation and plot size. The Prevention of Fragmentation and Consolidation of Holdings Act, 1947 restricts sales below a notified standard area. A notification of 8 August 2023 set about a quarter acre for bagayat (irrigated) and half an acre for jirayat (dry-crop) land outside corporations and councils, roughly 10 and 20 gunthas (Cyril Amarchand Mangaldas via Conventus Law); the notification itself was not opened. Regularisation of past transfers from 1965 to 15 October 2024 in listed zones came with the 2025 amendment (TeamLease RegTech). Plain farm land outside those zones is still bound by the standard area, and the classification of a village as jirayat or bagayat should be read from the 7/12.
⚠ Tribal and Scheduled Area land. Where the seller belongs to a Scheduled Tribe, the sale also falls under the Land Revenue Code and the Restoration of Lands to Scheduled Tribes Act, 1974 (section 63-1A text). We did not research whether any Ahmed Nagar village lies in a notified Scheduled Area, so ask the Collector’s office and ask for the seller’s status in writing.
⚠ Name change. The Maharashtra cabinet approved renaming Ahmednagar as Ahilyanagar in March 2024 (Free Press Journal, March 2024), and the Centre’s no-objection was reported in October 2024 (Deccan Herald, October 2024). We did not open the gazette notification; this page keeps the CMS name Ahmed Nagar and uses Ahilyanagar where reports do. Registered documents, 7/12 extracts and Collector orders may carry either name for some time, so match the survey number, not the district name.
⚠ Water and groundwater. The CGWB booklet gives 79.83% groundwater development at 31 March 2009 (79.89% elsewhere in the same report) (CGWB Ahmadnagar booklet), and the ICAR-CRIDA plan notes 79 reservoirs and 822 village tanks (ICAR-CRIDA Ahmednagar plan). The data are old; check any new bore well against the current assessment (CGWB, 2024), which we read only at state level.
⚠ Forest and protected land. The ICAR-CRIDA plan lists 163.4 thousand hectares of forest (ICAR-CRIDA Ahmednagar plan); the CGWB booklet prints both 1,634 sq km and 134 sq km for forest, so the two sources are not consistent. We did not research wildlife sanctuaries, eco-sensitive zones or mining leases in Ahmed Nagar, so ask the Forest Department and the Collector for a written status on any parcel near a forest block or sanctuary boundary.
Read the full state-wise land laws guide for buyer eligibility, stamp duty and NRI rules.
- Section 63
- Fragmentation Act
- Section 42 reform
- Name change
- Forest land
District overview
Ahmed Nagar — a large Godavari–Bhima district with a rail corridor taking shape
Ahmed Nagar (officially Ahilyanagar) is among the largest districts in Maharashtra, at about 17,114 sq km and 45,43,159 people in the 2011 Census as the CGWB booklet gives it, and it lies in the Godavari and Bhima basins, with the Pravara, Mula, Adula and Mahalungi feeding the first and the Ghod and Sina the second (CGWB Ahmadnagar booklet). The booklet lists 14 talukas. Rainfall ranges from 484 mm to about 879 mm by taluka in the booklet, and the ICAR-CRIDA plan gives a 561.6 mm normal and a shallow grey soil majority (ICAR-CRIDA Ahmednagar plan). The Maharashtra cabinet approved renaming Ahmednagar as Ahilyanagar in March 2024 (Free Press Journal, March 2024), and the Centre’s no-objection was reported in October 2024 (Deccan Herald, October 2024). We did not open the gazette notification; this page keeps the CMS name Ahmed Nagar and uses Ahilyanagar where reports do.
Rail is the live story. The Ahilyanagar–Beed–Parli Vaijnath line is 261 km, and Maharashtra released Rs 150 crore as its share for 2025-26 on 15 September 2025 (Business Standard, September 2025); a Beed–Pune service followed in September 2026 on the earlier Beed–Ahilyanagar service (Swarajya, September 2026). On 17 June 2026 the Railway Minister said the direct Pune–Nashik semi-high-speed line was dropped in favour of Pune–Ahilyanagar, Ahilyanagar–Shirdi and Shirdi–Nashik segments (Business Today, June 2026), and local leaders were still contesting the reported realignment in September 2026 (Punekar News, September 2026).
No registered-deed or asking-price series was found for farm land, and Maharashtra’s Ready Reckoner rates were held unchanged for 2026-27 (The Hitavada, April 2026). The bands on this page, from about ₹4 lakh to ₹80 lakh per acre*, are rounded estimates derived by analogy with comparable districts and corridors, with the highest band only for irrigated land near towns and rail.
- Ahilyanagar
- Shirdi
- Sangamner
- Rahuri
- Parner
- Surat–Chennai corridor
Transaction costs
Stamp duty & registration in Ahmed Nagar
5% + 1%
Municipal corporation and council areas
of market value, with a further 1% levy from 8 Feb 2019 in notified areas; Act text to May 2019
The figures above come from a reproduction of Article 25 of the Maharashtra Stamp Act, 1958 amended to May 2019 (text), and the Rs 30,000 cap is repeated in a May 2025 report (Free Press Journal). The additional 1% for metro and infrastructure was still mentioned as current in April 2025 (Business Standard), and whether it applies to a particular village in Ahmed Nagar is unconfirmed. The grantee bears the duty unless the parties agree otherwise, and an understated value draws the shortfall plus a penalty of 2% a month, capped at four times the deficit (Maharashtra Stamp Act PDF, IGR). The IGR home page and Citizen’s Charter we opened give no rate table (IGR Maharashtra; Citizen’s Charter), so the current schedule is unconfirmed and local rates can differ; read it from the department or the Sub-Registrar before budgeting. The May 2025 cabinet waived the registration fee on partition documents for agricultural land, not on sale deeds, and a May 2026 report of a further exemption on land purchases did not say which purchases it covers (Nation Press, May 2026). Sale deeds are registered online through iSARITA with payment through GRAS.
Know the belt
What is moving prices in Ahmed Nagar
Rail and corridor reports, plus wide indicative price bands marked *. No registered-deed series was found.
Irrigated west: Shirdi–Rahata–Kopargaon, Sangamner, Shrirampur, Rahuri
Estimated land price*: ₹20–80 lakh per acre
Canals irrigate 84.0 thousand of the 330.0 thousand hectares net irrigated and open wells 246.0 thousand (ICAR-CRIDA Ahmednagar plan). Rail plans connect Shirdi and Ahilyanagar (Business Today, June 2026). The band is wide and rounded and is not a deal price.
Check: canal command status, well yield and whether the survey number sits near a planned rail alignment.
Ahilyanagar city and central belt: Ahmadnagar, Parner, Shevgaon, Nevasa
Estimated land price*: ₹10–40 lakh per acre
The city sits on the planned Pune–Ahilyanagar segment and on the Ahilyanagar–Beed line (Swarajya, September 2026); the Surat–Chennai Expressway is also planned through the district (Lok Sabha record, undated). We found no dated rate or award, so the band is indicative.
Check: whether the parcel is inside a Regional Plan zone and its access road in the record.
Dry east and south: Pathardi, Jamkhed, Karjat, Srigonda
Estimated land price*: ₹4–15 lakh per acre
Rabi sorghum and pearl millet lead the crop area (ICAR-CRIDA Ahmednagar plan), and rainfall at the dry end is near 484 mm in the booklet (CGWB Ahmadnagar booklet). No dated rate or award was found.
Check: water source, jirayat or bagayat classification and the road access recorded.
Ready Reckoner 2026-27
Held unchanged (state-wide, reported)
Maharashtra’s Ready Reckoner rates rose 3.89% on average from 1 April 2025, with rural areas up 3.36%, as reported (IANS, April 2026; Business Standard, April 2025), and rates for 2026-27 were held unchanged (The Hitavada, April 2026; The Realty Today, April 2026). These are state-wide figures; we found no Ahmed Nagar-specific rate or village-level schedule, and the IGR rate lookup was not opened.
Check: the rate in force for the village on the date of the deed.
Surat–Chennai Expressway
Status unconfirmed
The Ahmednagar MP’s Lok Sabha text gives about 141 km of greenfield alignment in the district and asks for faster acquisition (Lok Sabha record, undated), while a July 2024 tracker lists Packages 1 and 2 on the Ahmednagar side as cancelled (The Metro Rail Guy, July 2024). The two sources differ.
Check: the current NHAI notification for the village.
Units: acres, hectares, gunthas and local terms
Records give land in hectares, acres and gunthas; one guntha is 1,089 sq ft and an acre is 40 gunthas. Local trade terms can differ by taluka and village, so ask the seller to state the area in the 7/12 and convert before comparing quotes. Canal-irrigated land and dry-crop land in the east are not comparable on crop income.
Connectivity
How Ahmed Nagar connects — road, rail and air
Only items with a source are listed; road numbers, train timetables and flight schedules were not researched.
By road
By rail
By air
The last leg from the rail line or highway to the parcel decides usability; ask for the access road in the revenue record. Full 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 reported rest on a single outlet.
01Open or inaugurated
03In progress or pending
Agriculture & terrain
Soil, crops & water in Ahmed Nagar
A sorghum, pearl millet and wheat district on shallow grey soils, irrigated mostly from open wells, with a canal-fed western belt.
🌾 Soil and crops
The ICAR-CRIDA plan (2008-09 crop data) lists shallow grey soil on 389.4 thousand hectares (about 65% of the listed soils), medium deep black on 142.7 thousand and deep black on 63.4 thousand. Rabi sorghum covers 507.2 thousand hectares, wheat 138.2, pearl millet 128.2, chickpea 90.5, soybean 55.5 and onion 51.0, with pomegranate on 6.4 (ICAR-CRIDA Ahmednagar plan). The plan’s sugarcane figure is unclear in the source layout, so it is not quoted.
- Sorghum
- Wheat
- Pearl millet
- Chickpea
- Onion
💧 Irrigation
Net irrigated area is 330.0 thousand hectares: open wells 246.0 (74.5%) and canals 84.0 (25.4%); rainfed area is 816.3 thousand hectares, and the plan counts 79 reservoirs and 822 village tanks (ICAR-CRIDA Ahmednagar plan). The CGWB booklet records 176,608 dug wells and 20,320 bore wells in the 2006-07 census (CGWB Ahmadnagar booklet).
- Open wells
- Canals
- Reservoirs
- Village tanks
🌊 Rivers and forest
The Pravara, Mula, Adula and Mahalungi are Godavari tributaries and the Ghod and Sina are Bhima tributaries; the geology is Deccan Trap basalt with alluvium (CGWB Ahmadnagar booklet). The plan lists 163.4 thousand hectares of forest (ICAR-CRIDA Ahmednagar plan). Forest and river-bank parcels need a written status from the Forest Department and the Collector.
- Pravara
- Mula
- Ghod
- Sina
- Forest
💧 Rainfall & groundwater
The CGWB booklet gives a range of 484 mm to about 879 mm by taluka and an average of 501.8 mm for 2002-11, while the ICAR-CRIDA plan gives a 561.6 mm normal over 44 rainy days (CGWB Ahmadnagar booklet; ICAR-CRIDA Ahmednagar plan). The booklet puts groundwater development at 79.83% at 31 March 2009 and prints 79.89% elsewhere. We read only the state-level 2024 assessment (CGWB, 2024) and did not find Ahmed Nagar block figures.
📐 Measurement units
Land is recorded in hectares, acres and gunthas, with 40 gunthas to the acre. Local units vary by taluka, so convert every quote to acres before comparing. Price a parcel on location, water and permitted use, not on crop income.
At a glance
Ahmed Nagar vs. its neighbours
| District / belt | Estimated land price* (per acre) | Basis |
|---|---|---|
| Ahmed Nagar: irrigated west (Shirdi–Rahata, Sangamner, Rahuri) | ₹20–80 lakh* | Indicative estimate; wide band |
| Ahmed Nagar: city and central belt | ₹10–40 lakh* | Indicative estimate; wide band |
| Ahmed Nagar: dry east and south | ₹4–15 lakh* | Indicative estimate; wide band |
| Pune | Not estimated here | See the Pune page |
| Nashik | Not estimated here | See the Nashik 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 Pune page, the Nashik page, Beed, Solapur and Aurangabad for neighbouring districts.
Farmland India view
Why investors look at Ahmed Nagar
Five reasoned points, with an honest note that the price evidence is thin and several rail items are still pending or disputed.
A rail link that is partly open
The Beed–Ahilyanagar service started in September 2025 and a Beed–Pune service in September 2026 (Swarajya, September 2026). That is progress on a 261 km line that is not yet complete.
Rail plans around Shirdi and Pune
A revised Pune–Ahilyanagar–Shirdi–Nashik plan was announced in June 2026 (Business Today, June 2026), but the realignment was still disputed in September 2026 (Punekar News, September 2026).
A canal-fed irrigated belt
Open wells and canals irrigate 330.0 thousand hectares (ICAR-CRIDA Ahmednagar plan). Water access, more than distance to a road, separates the bands.
A wide price range
Our estimated bands run from about ₹4 lakh to ₹80 lakh per acre*, so entry points exist at several budgets; they are indicative and rest on analogy, not on deeds.
A paperwork-led market
Section 63 farmer-only rules, the standard-area limit, tenant-land sanctions and the district’s name change in records are parcel-specific. Read the 7/12 before the price.
Confirm land-use, tenancy and ready-reckoner status directly; these are not certified by Farmland India’s review.
STRAIGHT TALK
Risks & challenges in Ahmed Nagar
Read these before shortlisting in Ahmed Nagar specifically.
Farmer-only bar
Section 63 voids a sale of agricultural land to a non-agriculturist unless an exception or permission applies (Indian Kanoon text), and the Revenue Minister repeated in July 2026 that proof of farmer status is required (IANS, July 2026).
Rail plans in flux
The Pune–Nashik realignment was a disputed proposal in September 2026 (Punekar News, September 2026), and the Parli stretch of the Beed line is not complete (Swarajya, September 2026).
Conflicting corridor reports
The Lok Sabha text describes about 141 km of the Surat–Chennai Expressway in the district, while a July 2024 tracker lists the Ahmednagar-side packages as cancelled (Lok Sabha record; The Metro Rail Guy). Confirm with NHAI.
Groundwater and dry belts
Groundwater development was near 80% in 2008-09 and rainfall is as low as 484 mm in parts (CGWB Ahmadnagar booklet). Check bore-well yield and canal command.
Name change in records
Documents may carry Ahmednagar or Ahilyanagar. Match survey numbers and village names, not the district name.
Stamp duty and data age
The current stamp-duty schedule was not found on the IGR pages we opened, the CGWB and ICAR-CRIDA data date from 2009-14, and the price bands here are indicative and not from any registered deed.
Who to contact
Local revenue, planning & forest offices
Permissions under the Tenancy Act, tenant-land sanctions and conversion matters go to the District Collector’s office or an officer the State authorises (section 63 text), while questions on whether a buyer is an agriculturist go to the Mamlatdar (Manupat case guide). Extracts, mutation and the village record sit with the Talathi and the Tahsildar of the taluka (Free Press Journal, December 2025), and the Settlement Commissioner and Director of Land Records runs the digital records and e-Mojani measurement (Elets, February 2025). Sale deeds are registered with the Sub-Registrar of the taluka under the Inspector General of Registration (IGR Citizen’s Charter). The CGWB booklet lists 14 talukas (CGWB Ahmadnagar booklet), and which Tahsil covers a given village depends on the survey number, so use the 7/12 to identify it. The district is officially Ahilyanagar, and offices may use either name. Zone, road and layout questions go to the town planning office or planning authority, and forest or sanctuary status to the Divisional Forest Officer; the official district portal blocked automated access, so we have not named office addresses.
COMMON QUESTIONS
Frequently asked questions
Everything buyers, NRIs and investors ask before their first reviewed farmland purchase in Ahmed Nagar.
Visit full wiki01 of 04
What does farm land cost in Ahmed Nagar (Ahilyanagar)?
Our estimate is about ₹4 lakh to ₹80 lakh per acre*, depending on the belt: roughly ₹20–80 lakh in the irrigated west (Shirdi–Rahata, Sangamner, Rahuri), ₹10–40 lakh near Ahilyanagar city and the central belt, and ₹4–15 lakh in the dry east and south. These are wide, rounded, indicative estimates, not a valuation or an offer. Prices vary by plot, road access and title, so check the ready-reckoner rate with the Sub-Registrar.
02 of 04
Is Ahmednagar officially called Ahilyanagar now?
The cabinet approved the change in March 2024 (Free Press Journal, March 2024) and the Centre’s no-objection was reported in October 2024 (Deccan Herald, October 2024). We did not open the gazette notification, so confirm the notified name with the Collector’s office. Old records may carry either name, so match the survey number.
03 of 04
Can a non-farmer buy agricultural land in Ahmed Nagar?
Generally no. Section 63 of the Maharashtra Tenancy and Agricultural Lands Act makes a sale of agricultural land to a non-agriculturist invalid unless an exception or a Collector’s permission applies (Indian Kanoon text). On 8 July 2026 the Revenue Minister told the Assembly that only recognised farmers may buy and that buyers must show proof of farmer status (IANS, July 2026).
04 of 04
What rail projects affect Ahmed Nagar land?
The 261 km Ahilyanagar–Beed–Parli Vaijnath line is partly in service, with a Beed–Pune service flagged off in September 2026 (Swarajya, September 2026). In June 2026 the Railway Minister announced a revised Pune–Ahilyanagar–Shirdi–Nashik plan (Business Today, June 2026), and its realignment was still disputed in September 2026 (Punekar News, September 2026).
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Sources and references
Law and courts
- Maharashtra Tenancy and Agricultural Lands Act, section 63, Indian Kanoon text
- Section 63-1A (industrial use, Scheduled Tribe seller protections), Indian Kanoon text
- Section 43 (restrictions on transfer of tenant-purchased land), Indian Kanoon text
- Maharashtra Tenancy and Agricultural Lands Act as amended 2016 and 2018, PRS Legislative Research copy
- Real Estate Prism, June 2026: Tenancy and Agricultural Lands Laws (Amendment) Act, 2026, JSA
- Real Estate Prism, March 2026: Land Revenue Code Second Amendment, JSA
- ERGO: Land Revenue Code amendment, Khaitan & Co, 23 Feb 2026
- Gundaji Satwaji Shinde v. Ramchandra Bhikaji Joshi, Supreme Court, 5 Dec 1978 (Manupat case guide)
- Vinodchandra Sakarlal Kapadia v. State of Gujarat, Supreme Court, 15 Jun 2020: bequest and section 43
- Maharashtra Prevention of Fragmentation and Consolidation of Holdings (Amendment) Bill, 2025, PRS
- Maharashtra Stamp Act, 1958, Article 25 (amended to May 2019)
- Maharashtra Stamp Act (amended 3 Jun 2022), Inspector General of Registration
Government
- Ground water information booklet, Ahmadnagar district, Central Ground Water Board (report 2014, data 2009-11)
- District agriculture contingency plan, Ahmednagar, ICAR-CRIDA (file dated 31 Mar 2011)
- Lok Sabha record: Surat–Chennai Expressway (undated)
- Inspector General of Registration and Controller of Stamps, Maharashtra
- Citizen’s Charter, Registration and Stamps Department, Maharashtra
- RBI Master Direction FED 12/2015-16 (acquisition and transfer of immovable property in India)
- Dynamic Ground Water Resources of Maharashtra, assessment 2024, Central Ground Water Board
- Economic Survey of Maharashtra 2025-26
- Maharashtra state profile, Invest India
News
- Maharashtra govt releases Rs 150 crore for Ahilyanagar–Parli rail project, Business Standard, 15 Sep 2025
- Beed gets direct rail link to Pune, Swarajya, 17 Sep 2026
- Pune–Nashik direct rail line scrapped, Business Today, 17 Jun 2026
- Pune–Nashik rail route via Shirdi: leaders oppose reported realignment, Punekar News, 1 Sep 2026
- Cabinet approves renaming of Ahmednagar as Ahilya Nagar, Free Press Journal, 13 Mar 2024
- Centre’s nod received for renaming Ahmednagar as Ahilyanagar, Deccan Herald, 4 Oct 2024
- Surat–Solapur Economic Corridor, The Metro Rail Guy, updated 6 Jul 2024
- Only farmers can buy agricultural land in Maharashtra: Minister, IANS, 8 Jul 2026
- Maharashtra maintains status quo in Ready Reckoner rates for 2026-27, IANS, Apr 2026
- State opts for status quo in Ready Reckoner rates, The Hitavada, 1 Apr 2026
- Maharashtra hikes Ready Reckoner rates 3.9%, Business Standard, 1 Apr 2025
- Maharashtra grants full legal validity to digital 7/12 extracts, Free Press Journal, Dec 2025
- Cabinet waives registration fee for agricultural land partition documents, Free Press Journal, May 2025
Further reading
- Recent amendments to the Maharashtra Fragmentation Act, Cyril Amarchand Mangaldas via Conventus Law
- Fragmentation and Consolidation of Holdings Amendment Act 2025, TeamLease RegTech
- Agricultural land laws: Ceiling Act 1961, Bombay Chartered Accountant Journal
- e-Governance in the Settlement Commissioner and Director of Land Records office, Elets, Feb 2025
- Maharashtra waives stamp duty on land buys, Nation Press, 27 May 2026 (scope not stated)
- Maharashtra holds Ready Reckoner rates steady for 2026-27, The Realty Today, Apr 2026
- Samruddhi Mahamarg final stretch opens, The Week, 5 Jun 2025
Data-currency note: district area, population, rainfall, soils and groundwater come from CGWB and ICAR-CRIDA documents dated 2009-14 that conflict in places; the district portal blocked automated access and was not read; the renaming gazette was not opened; infrastructure statuses were read in October 2026 and change quickly; estimated land prices are indicative and are not taken from any registered deed. This is a general guide, not legal advice. Report inaccuracies to wiki@farmlandindia.com.
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