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District guide
Buying Land in Aurangabad
Officially renamed Chhatrapati Sambhajinagar: a Marathwada black-soil district with the Samruddhi Mahamarg open, industrial-belt roads approved around Shendra and Bidkin, and an estimated land price* that varies widely by belt.
about 10,107 sq km
Area (CGWB)
36.96 lakh
Population (Census 2011)
₹4 lakh–1.5 crore per acre
Estimated land price*
9
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 — Aurangabad
Rev. 2026 · Farmland India desk
State
Maharashtra (Aurangabad district, officially Chhatrapati Sambhajinagar, in Marathwada)
Sub-divisions
The CGWB booklet lists nine talukas, which are Aurangabad, Paithan, Gangapur, Vaijapur, Kannad, Soegaon, Sillod, Phulambri and Khultabad (it misprints one as “Chaika”) (CGWB Aurangabad booklet); the district portal did not list talukas, so the current list was not checked
Key markets
Shendra–Bidkin industrial belt · Aurangabad city outskirts · Paithan · Gangapur and Vaijapur · Sillod and Kannad
Demand anchors
Shendra–Bidkin six-lane link approved Nov 2025 · Bidkin–Dhoregaon road to the Pune highway · planned link from the Karmad industrial node to the Samruddhi Mahamarg · Samruddhi (open since June 2025)
Rail
Not researched for this page; check Indian Railways
Size and population
About 10,107 sq km and 36,95,928 people (Census 2011 as given in the CGWB booklet) (CGWB Aurangabad booklet)
Estimated land price*
₹4 lakh–1.5 crore 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.
Aurangabad — 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
Aurangabad — district-specific notes
The Maharashtra state page applies to Aurangabad 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 Aurangabad 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 Aurangabad.
⚠ 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 Aurangabad village lies in a notified Scheduled Area, so ask the Collector’s office and ask for the seller’s status in writing.
⚠ Marathwada rules. The state page notes that Marathwada and Vidarbha run on parallel tenancy Acts that the 2026 amendment also touches, and the mapping of the Hyderabad-area Act to Marathwada is our reading of the Acts’ names (JSA, June 2026). We did not read the Marathwada-specific text, so ask the Collector’s office which Act applies to a survey number in Aurangabad.
⚠ Name change. The Revenue Department notified the change of Aurangabad to Chhatrapati Sambhajinagar at district, taluka, sub-division and village level around 15 September 2023 (The Hitavada, September 2023; Madhyamam, September 2023). This page keeps the CMS name Aurangabad and uses the official name where reports do. Registered documents and 7/12 extracts may carry either name for some time, so match the survey number, not the district name.
⚠ Water and groundwater. The CGWB booklet classes the district as safe at 62% groundwater development on March 2009 data and says groundwater supplies about 71% of irrigation (CGWB Aurangabad booklet). The data are old, and newer Marathwada reports describe falling levels, which we did not open; check any new bore well against the current assessment (CGWB, 2024), which we read only at state level.
⚠ Forest, sanctuary and industrial land. We did not research wildlife sanctuaries, eco-sensitive zones, mining leases, MIDC-notified land or the Shendra–Bidkin industrial area boundaries for this district. Ask the Forest Department, MIDC and the Collector for a written status on any parcel near a forest block, a sanctuary or an industrial notification.
Read the full state-wise land laws guide for buyer eligibility, stamp duty and NRI rules.
- Section 63
- Fragmentation Act
- Section 42 reform
- Marathwada Act
- Name change
District overview
Aurangabad — a Marathwada district on the Godavari, with a road-led industrial belt
Aurangabad (officially Chhatrapati Sambhajinagar) covers about 10,107 sq km with 36,95,928 people in the 2011 Census as the CGWB booklet gives it, on deep and medium black cotton soils formed from Deccan Trap basalt, with the Godavari as the major river, the Purna as the other main drainage and the Dudhna and Shivna among the tributaries (CGWB Aurangabad booklet). The booklet lists nine talukas, an average rainfall of about 705 mm for 2002-11, and wheat, jowar, cotton and pulses as the main crops. The Revenue Department notified the change of Aurangabad to Chhatrapati Sambhajinagar at district, taluka, sub-division and village level around 15 September 2023 (The Hitavada, September 2023; Madhyamam, September 2023). This page keeps the CMS name Aurangabad and uses the official name where reports do.
The land story is roads and industry. In a report of 20 November 2025 the infrastructure committee of the state cabinet cleared a six-lane Shendra–Bidkin road of 32.8 km, a six-lane Bidkin–Dhoregaon road of 26 km joining the Chhatrapati Sambhajinagar–Pune highway, and in principle a greenfield road from the Karmad node of the Chhatrapati Sambhajinagar–Jalna industrial corridor to the Samruddhi Mahamarg via Bidkin; the report gave no costs or timelines (NBM&CW, November 2025). The Samruddhi Mahamarg itself was completed on 5 June 2025 and spans ten districts (The Week, June 2025).
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 ₹1.5 crore per acre*, are rounded estimates derived by analogy with comparable districts and industrial corridors, with the top band only for land beside the industrial belt and the city edge.
- Chhatrapati Sambhajinagar
- Bidkin
- Shendra
- Paithan
- Gangapur
- Samruddhi
Transaction costs
Stamp duty & registration in Aurangabad
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 Aurangabad 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 Aurangabad
Road and industrial-belt reports, plus wide indicative price bands marked *. No registered-deed series was found.
Industrial belt and city edge: Shendra, Bidkin, Aurangabad outskirts, Paithan road
Estimated land price*: ₹30 lakh–1.5 crore per acre
The cabinet infrastructure committee cleared the Shendra–Bidkin and Bidkin–Dhoregaon six-lane roads in November 2025 (NBM&CW, November 2025). The band is wide and rounded and is not a deal price; land inside notified industrial or planning areas is a different market from farm land.
Check: whether the survey number lies in an MIDC, planning-authority or Regional Plan zone and on which road.
Godavari irrigated talukas: Gangapur, Vaijapur, Paithan
Estimated land price*: ₹10–35 lakh per acre
Dug wells irrigate most of the district and groundwater supplies about 71% of irrigation (CGWB Aurangabad booklet). We found no dated rate or award here, so the band is an indicative range.
Check: well yield, access to the river or canal and the groundwater class.
Northern talukas: Sillod, Soegaon, Kannad, Khultabad, Phulambri
Estimated land price*: ₹4–15 lakh per acre
Wheat, jowar, cotton and pulses lead the crop area (CGWB Aurangabad booklet). No dated rate or award was found.
Check: water source, road access in the record and forest or sanctuary status.
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 Aurangabad-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.
Samruddhi Mahamarg
Open since 5 Jun 2025
The 701 km expressway across ten districts was completed on 5 June 2025 (The Week, June 2025); the cabinet committee’s planned Karmad link would join it via Bidkin (NBM&CW, November 2025). Interchange locations in this district were not researched.
Check: the nearest interchange and whether a link road is only approved in principle.
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. Plot rates inside the city and industrial belt are not comparable with farm-land rates.
Connectivity
How Aurangabad connects — road, rail and air
Only items with a source are listed; rail, airport and highway numbers were not researched for this page.
By road
By rail
By air
The last leg from the 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 Aurangabad
A wheat, jowar and cotton district on deep black soils, irrigated mostly from dug wells, with groundwater classed safe in 2009 data.
🌾 Soil and crops
The CGWB booklet describes deep and medium black cotton (regur) soils formed from weathered Deccan Trap basalt. For 2005-06 it lists wheat on 2,381.70 sq km, jowar on 2,301.33, cotton on 1,329.16 and pulses on 1,189.30 (CGWB Aurangabad booklet).
- Wheat
- Jowar
- Cotton
- Pulses
💧 Irrigation
The booklet records 101,185 dug wells with 266,139 hectares of potential and 2,336 bore wells with 4,582 hectares in 2006-07, plus 266 tanks and ponds with 39,791 hectares in 2001 data; groundwater supplies about 71% of irrigation (CGWB Aurangabad booklet).
- Dug wells
- Bore wells
- Tanks
- Ponds
🌊 Rivers and forest
The Godavari is the major river, the Purna the other main drainage, and the Dudhna and Shivna are among the tributaries (CGWB Aurangabad booklet). We found no forest-area figure in the sources we read, so forest and river-bank parcels need a written status from the Forest Department and the Collector.
- Godavari
- Purna
- Dudhna
- Shivna
💧 Rainfall & groundwater
The CGWB booklet gives an average of 705.08 mm for 2002-11 and classes the district safe at 62% development on March 2009 data (CGWB Aurangabad booklet). Marathwada groundwater reports of later years describe falling levels; we did not open them. We read only the state-level 2024 assessment (CGWB, 2024) and did not find Aurangabad 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
Aurangabad vs. its neighbours
| District / belt | Estimated land price* (per acre) | Basis |
|---|---|---|
| Aurangabad: industrial belt and city edge | ₹30 lakh–1.5 crore* | Indicative estimate; wide band |
| Aurangabad: Godavari irrigated talukas | ₹10–35 lakh* | Indicative estimate; wide band |
| Aurangabad: northern talukas | ₹4–15 lakh* | Indicative estimate; wide band |
| Jalna | Not estimated here | See the Jalna 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 Jalna page, the Nashik page, Beed, Ahmed Nagar and Jalgaon for neighbouring districts.
Farmland India view
Why investors look at Aurangabad
Five reasoned points, with an honest note that the price evidence is thin and the road projects are approvals, not construction.
An expressway already open
The Samruddhi Mahamarg was completed in June 2025 (The Week, June 2025). Interchange locations in this district were not researched, so check the distance to the nearest one.
Industrial-corridor roads approved
Six-lane roads linking Shendra, Bidkin and the Pune highway were cleared in November 2025 (NBM&CW, November 2025). Approval is not construction, and the report gave no timelines.
A city market beside farm land
Our estimated bands run from about ₹4 lakh to ₹1.5 crore per acre*, reflecting the gap between industrial-belt land and the northern talukas; the bands are indicative and rest on analogy, not on deeds.
Black-soil farming with safe groundwater in 2009 data
Wheat, jowar and cotton lead, and the district was classed safe at 62% development (CGWB Aurangabad booklet). The data are old, so check current levels.
A paperwork-led market
Section 63 farmer-only rules, the standard-area limit, Marathwada tenancy rules, industrial notifications 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 Aurangabad
Read these before shortlisting in Aurangabad 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).
Approved is not built
The Shendra–Bidkin, Bidkin–Dhoregaon and Karmad link projects were cleared in November 2025 with no costs or timelines stated (NBM&CW, November 2025). Price on today’s fundamentals.
Industrial and planning zones
Land near the industrial belt may sit under MIDC or planning-authority notifications that change what can be done with it. We did not research the boundaries.
Groundwater
The 62% safe rating is for March 2009 (CGWB Aurangabad booklet); later Marathwada reports describe falling levels. Check bore-well yield and the current class.
Name change in records
Documents may carry Aurangabad or Chhatrapati Sambhajinagar. 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 data date from 2009-13, 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 nine talukas (CGWB Aurangabad 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 Chhatrapati Sambhajinagar, 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 Aurangabad.
Visit full wiki01 of 04
What does farm land cost in Aurangabad (Chhatrapati Sambhajinagar)?
Our estimate is about ₹4 lakh to ₹1.5 crore per acre*, depending on the belt: roughly ₹30 lakh–1.5 crore at the industrial belt and city edge (Shendra, Bidkin, Paithan road), ₹10–35 lakh in the Godavari irrigated talukas, and ₹4–15 lakh in the northern talukas. 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 Aurangabad officially Chhatrapati Sambhajinagar now?
The Revenue Department notified the change at district, taluka, sub-division and village level around 15 September 2023 (The Hitavada, September 2023; Madhyamam, September 2023). We did not open the gazette itself. Old records may carry either name, so match the survey number.
03 of 04
Can a non-farmer buy agricultural land in Aurangabad?
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). Marathwada runs on a parallel Act, so confirm which text applies.
04 of 04
Which road projects affect Aurangabad land?
The Samruddhi Mahamarg was completed on 5 June 2025 (The Week, June 2025). A report of 20 November 2025 said a cabinet committee cleared six-lane Shendra–Bidkin (32.8 km) and Bidkin–Dhoregaon (26 km) roads and gave in-principle approval to a greenfield link from the Karmad node to Samruddhi, with no costs or timelines stated (NBM&CW, November 2025).
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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, Aurangabad district, Maharashtra, Central Ground Water Board (2013, data 2005-11)
- 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 cabinet committee clears Pune–Shirur highway and six-lane projects in Chhatrapati Sambhajinagar, NBM&CW, 20 Nov 2025
- Samruddhi Mahamarg final stretch opens, The Week, 5 Jun 2025
- Chhatrapati Sambhajinagar, Dharashiv now official names, The Hitavada, 17 Sep 2023
- Maharashtra government issues notification on name change of Aurangabad and Osmanabad, Madhyamam, 16 Sep 2023
- 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
Data-currency note: district area, population, rainfall, soils and groundwater come from a CGWB booklet dated 2013 with 2005-11 data; the district portal did not list talukas and was not read further; 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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