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District guide
Buying Land in Buldhana
A Vidarbha district on the Samruddhi corridor: cotton and pulses on black soils, a Khamgaon–Jalna rail line notified in May 2026, and an estimated land price* that varies widely by belt.
about 9,661 sq km
Area (MSME-DI, CGWB)
13
Tehsils
₹4–35 lakh per acre
Estimated land price*
162 km, notified May 2026
Khamgaon–Jalna rail line
*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 — Buldhana
Rev. 2026 · Farmland India desk
State
Maharashtra (Vidarbha region, Amravati division on our reading)
Sub-divisions
Thirteen tehsils: Buldhana, Chikhli, Deulgaon Raja, Mehkar, Sindkhed Raja and Lonar on the Balaghat plateau, and Khamgaon, Shegaon, Sangrampur, Jalgaon Jamod, Nandura, Malkapur and Motala in the plain (MSME-DI Buldhana profile; the CGWB booklet lists the same thirteen, CGWB Buldhana booklet). The district portal could not be opened
Key markets
Samruddhi corridor belt (Sindkhed Raja, Mehkar, Deulgaon Raja) · Khamgaon and Shegaon plain · Chikhli · Lonar · Malkapur and Nandura
Demand anchors
Samruddhi Mahamarg corridor · Khamgaon–Jalna rail line notified May 2026 · MSRDC plan for land near expressway interchanges
Rail
105.84 km of rail line in 2010-11 (MSME-DI Buldhana profile); the current station and train list was not opened
Size and population
About 9,661 sq km (MSME-DI) or 9,670 sq km (CGWB), 1,433 villages; about 2.59 million people in 2001 (CGWB). The Census 2011 table was not opened (CGWB Buldhana booklet)
Estimated land price*
₹4–35 lakh per acre depending on the belt (indicative; see the note under the price table)
Pricing unit
₹/acre or ₹/hectare (farm land) · ₹/sq m or ₹/guntha (Ready Reckoner for plots)
Local units
Hectares, acres and gunthas in records (1 guntha is about 1,089 sq ft; 40 gunthas to the acre); local terms vary by tehsil, so convert any quote
Land records portal
Mahabhumi (7/12, 8A and ferfar extracts); the 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.
Buldhana — 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
Buldhana — district-specific notes
The Maharashtra state page applies to Buldhana in full. The notes below are district-specific; the state-wide rules are summarised once and linked to their sources. Statute texts were read from legal-database copies and law-firm notes; the Mahabhumi portal and Revenue Department pages could not be opened.
⚠ Farmer-only purchase: section 63 of the Maharashtra Tenancy and Agricultural Lands Act, 1948 makes a sale of agricultural land to a non-agriculturist invalid unless an exception or the Collector’s permission applies (Indian Kanoon text of section 63), and on 8 July 2026 the Revenue Minister said only recognised farmers may buy (IANS, July 2026). We could not confirm from the sources opened which of the 1948 Act and the Vidarbha Region Act of 1958 applies to a given survey number, so our reading is that Vidarbha districts run on the parallel Vidarbha Act; ask an advocate to check. The Supreme Court held in 1978 that whether a buyer is an agriculturist is for the Mamlatdar (Manupat case guide).
⚠ Non-agricultural use: the Land Revenue Code (Second Amendment) Act, 2025, notified on 31 December 2025, substituted section 42, so a use allowed by a Development Plan or Regional Plan needs the planning authority’s permission rather than the Collector’s, and a one-time premium under section 47 applies (JSA, March 2026; Khaitan & Co, February 2026). Neither note says it changes section 63, so our reading is that a non-farmer still cannot buy agricultural land first and convert it later. CONFIRM against the Gazette.
⚠ Plot size: the Prevention of Fragmentation and Consolidation of Holdings Act, 1947 restricts sales below a notified standard area, reported as about a quarter acre for bagayat and half an acre for jirayat land outside corporation and council limits (Conventus Law summary); the December 2025 Act regularises past transfers only inside listed urban and planning zones (TeamLease RegTech). Plain farm land outside those zones stays bound by the standard area. CONFIRM the 2023 notification.
⚠ Ceiling and tribal sellers: the Agricultural Lands (Ceiling on Holdings) Act, 1961 caps a family unit’s holding, from 18 to 54 acres by land class in a 2011 summary (BCAJ, April 2011), and a sale by a Scheduled Tribe member also falls under the Restoration of Lands to Scheduled Tribes Act, 1974 (section 63-1A text). Ask for the seller’s status in writing and check the current ceiling schedule.
⚠ Forest and sanctuary land: the district has about 840.66 sq km of forest, roughly 8.7% of its area, concentrated in the Gavilgad hills in the north and the Agentha hills in the south (MSME-DI Buldhana profile, 2010-11). The profile describes the Lonar crater but gives no eco-sensitive-zone or sanctuary boundary, and we found no district-specific notification in the sources opened. Ask the Forest Department’s divisional office for a written status on any survey number near the Lonar crater, a hill or a forest block.
⚠ Groundwater: the CGWB booklet classes Jalgaon (Jamod) as over-exploited (about 104.6% development) and Motala as semi-critical (about 75.7%), with the other eleven talukas safe (CGWB Buldhana booklet). The figures are old, so check a current assessment before relying on a borewell in those two tehsils.
Read the full state-wise land laws guide for buyer eligibility, stamp duty and NRI rules.
- Section 63 farmer-only bar
- Vidarbha Act (our reading)
- Forest and Lonar crater
- Groundwater: Jalgaon Jamod
District overview
Buldhana — a Vidarbha cotton and pulses district on the Samruddhi corridor
Buldhana district covers about 9,661 sq km, with thirteen tehsils and 1,433 villages, in the upper Purna and Penganga basins (Godavari and Tapi) (CGWB Buldhana booklet; MSME-DI Buldhana profile). The plateau tehsils of Buldhana, Chikhli, Deulgaon Raja, Mehkar, Sindkhed Raja and Lonar sit above the lower plain of Khamgaon, Shegaon, Nandura and Malkapur, and the profile records cotton, jowar, pulses and groundnut as the main crops.
We found no registered-deed series or district Ready Reckoner figure for farm land. The statewide Ready Reckoner was left unchanged for 2026-27 after a 3.36% rural rise in 2025-26 (reported) (The Hitavada, April 2026; IANS, April 2026). The bands on this page, from about ₹4 lakh to ₹35 lakh per acre*, are wide and indicative; the Samruddhi corridor belt sits at the top and the plateau and forest-edge parcels at the bottom.
Two projects shape the buying case. Buldhana is among the districts the Samruddhi Mahamarg crosses on the state page’s list (The Week, June 2025), and a 162 km Khamgaon–Jalna rail line was notified in the Gazette on 26 May 2026, with 54 Buldhana villages affected (reported) (Navbharat Live, July 2026).
- Sindkhed Raja
- Mehkar
- Deulgaon Raja
- Khamgaon
- Shegaon
- Lonar
- Samruddhi Mahamarg
Transaction costs
Stamp duty & registration in Buldhana
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 (Maharashtra Stamp Act)
4%
Gram panchayat and other areas
of market value in the same Act text, where most agricultural land falls (Maharashtra Stamp Act)
These are the state figures from a reproduction of Article 25 of the Maharashtra Stamp Act, 1958 amended to May 2019 (text); we found no district-specific rate and did not open a current schedule, since the Inspector General of Registration home page and Citizen’s Charter give no rate table (IGR Maharashtra). The additional 1% for metro and infrastructure was still mentioned in April 2025 (Business Standard, April 2025). The grantee bears the duty unless agreed otherwise, and an understated value draws the shortfall plus 2% a month, capped at four times the deficit (Maharashtra Stamp Act PDF, IGR). The Ready Reckoner was left unchanged for 2026-27 statewide (The Hitavada, April 2026) after a 3.36% rural rise in 2025-26 (IANS, April 2026); we found no Buldhana-specific rate figure. A May 2026 report of a stamp-duty exemption on land purchases did not say which purchases it covers (Nation Press, May 2026). CONFIRM the current schedule and the rate for the survey number with the Sub-Registrar.
Know the belt
What is moving prices in Buldhana
Ready Reckoner reports and corridor news, plus wide indicative price bands marked *. No registered-deed series was found.
Samruddhi belt: Sindkhed Raja, Mehkar, Deulgaon Raja
Estimated land price*: ₹10–35 lakh per acre
These plateau tehsils are on the Balaghat plateau (MSME-DI Buldhana profile), and the expressway is fully open (The Week, June 2025). MSRDC wants to develop the land beside its 25 interchanges and has asked planners for models (The Hitavada, August 2026); no interchange list for Buldhana was in the sources we opened. The band is wide, rounded and not a deal price.
Check: whether the survey number sits near an interchange, on the alignment or inside the MSRDC planning area.
Khamgaon, Shegaon, Nandura and Malkapur plain
Estimated land price*: ₹8–25 lakh per acre
The plain tehsils lie on deep black and black cotton soils (MSME-DI Buldhana profile) along NH-6 and the rail line, and Khamgaon and Malkapur carry the district’s largest industrial areas of about 200 hectares each. We found no dated rate or award here, so the band is a wide, indicative range.
Check: canal or well water, the access road in the record, and the groundwater class of the tehsil.
Khamgaon–Jalna rail alignment
Estimated land price*: ₹6–20 lakh per acre
The rail line affects 54 villages in Shegaon, Khamgaon, Chikhli, Sindkhed Raja and Deulgaon Raja, and acquisition was described as about to begin in July 2026 (reported) (Navbharat Live, July 2026). Parcels on the alignment may be acquired, so the band is wide.
Check: whether the survey number is in the notified village list; ask the Special Land Acquisition Officer.
Chikhli, Buldhana, Lonar and Jalgaon Jamod fringe
Estimated land price*: ₹4–15 lakh per acre
Plateau and forest-edge parcels near the Lonar crater, the Gavilgad and Agentha hills and the Jalgaon Jamod and Sangrampur belt sell on access and legal status more than on soil. We found no dated rate, so the band is a wide, indicative range.
Check: forest status, groundwater class and any sanctuary or eco-sensitive-zone boundary.
Ready Reckoner 2026-27
Unchanged statewide (reported, Apr 2026)
The state kept 2026-27 rates at 2025-26 levels after a 3.89% average and 3.36% rural rise in 2025-26 (reported) (The Hitavada, April 2026; Business Standard, April 2025). No Buldhana-specific farm-land rate was found.
Check: the rate in force for the village on the deed date.
Units: acres, hectares, gunthas
Maharashtra records use hectares, acres and gunthas; a guntha is about 1,089 sq ft, so an acre is 40 gunthas on our arithmetic (The Week, July 2025). Local terms vary by tehsil and village, so we do not fix a conversion for them. Convert every quote to acres or hectares (1 hectare = 2.47 acres) and read the area in the 7/12 extract before comparing offers.
Connectivity
How Buldhana connects — road, rail and air
Only items with a source are listed; train timetables and flight schedules were not researched for this page.
By road
By rail
By air
The practical question is the last leg from the highway or an interchange to the parcel; ask for the access road in the 7/12 and the village map. 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 Buldhana
A cotton, jowar and pulses district on black soils, irrigated mainly from dug wells, with groundwater safe in eleven of thirteen talukas in an older booklet.
🌾 Soil and crops
The CGWB booklet describes shallow, gravelly reddish soil in the Satpudas, deep clayey black soil in the Purna alluvium and shallow black, brown or reddish soil in the Ajanta range; its 2002-03 crop data show pulses (about 2,647 sq km), jowar (about 1,377 sq km), wheat and cotton (CGWB Buldhana booklet). The MSME-DI profile adds groundnut in the north and names cotton as the main exportable item (MSME-DI Buldhana profile).
- Cotton
- Jowar
- Pulses
- Wheat
💧 Irrigation
In 2006-07 the booklet counts 72,393 dug wells, 1,021 borewells and 3,700 minor surface schemes, with a net irrigated area of 100,619 hectares (CGWB Buldhana booklet). The MSME-DI profile lists two medium projects, on the Nalganga and Gyanganga rivers (MSME-DI Buldhana profile). Water access varies a lot by village.
- Dug wells
- Borewells
- Minor schemes
- Medium projects
🌊 Rivers and forest
The Purna and Penganga are the main rivers, in the Godavari and Tapi basins (CGWB Buldhana booklet). Forest covers about 840 sq km, mostly in the Gavilgad and Agentha hills (MSME-DI Buldhana profile). Forest and river-bank parcels need a written status from the Forest Department.
- Purna
- Penganga
- Gavilgad hills
- Forest
💧 Rainfall & groundwater
The CGWB booklet gives two normal rainfall ranges, 500–900 mm and 711–911 mm, and an average of about 565 to 1,006 mm over 2002-2011, with the north around Malkapur and Jalgaon Jamod driest. The stage of groundwater development is 63.38%, with Jalgaon (Jamod) over-exploited and Motala semi-critical (CGWB Buldhana booklet). The 2024 statewide figure is 52.99% (CGWB, 2024); we did not find the 2024 Buldhana taluka table, and IMD tables were not opened.
📐 Measurement units
Land is recorded in hectares, acres and gunthas; local units vary by tehsil, so convert every quote before comparing offers (1 hectare = 2.47 acres). Live wholesale mandi prices are on Agmarknet (not opened for this page); price a parcel on location and permitted use, not on crop income.
At a glance
Buldhana vs. its neighbours
| District / belt | Estimated land price* (per acre) | Basis |
|---|---|---|
| Buldhana — Samruddhi belt (Sindkhed Raja, Mehkar, Deulgaon Raja) | ₹10–35 lakh* | Indicative estimate; wide band |
| Buldhana — Khamgaon, Shegaon, Nandura, Malkapur plain | ₹8–25 lakh* | Indicative estimate; wide band |
| Buldhana — Chikhli, Lonar and forest-edge fringe | ₹4–15 lakh* | Indicative estimate; wide band |
| Akola | Not estimated here | See the Akola page |
| Washim | Not estimated here | See the Washim page |
| Jalna | Not estimated here | See the Jalna page |
| Jalgaon | Not estimated here | See the Jalgaon 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 Akola, Washim, Jalna and Jalgaon pages for neighbouring districts; Chhatrapati Sambhajinagar is on the Aurangabad page.
Farmland India view
Why investors look at Buldhana
Five reasoned points, with an honest note that the price evidence is thin and several catalysts are still pending.
An expressway that is open
The Samruddhi Mahamarg has been fully open since 5 June 2025 (The Week, June 2025). MSRDC is now looking at uses for land beside its interchanges (The Hitavada, August 2026), so price on the interchange you can reach.
A rail line with a gazette notification
The 162 km Khamgaon–Jalna line was notified on 26 May 2026 and acquisition was about to start in July (Navbharat Live, July 2026). Notification is not construction, and parcels on the alignment may be acquired.
Cotton and pulses on black soil
The plain tehsils hold deep black soils and the profile lists cotton as the main exportable item (MSME-DI Buldhana profile). Water, not soil, decides the difference between parcels.
A statewide rate freeze
The Ready Reckoner was unchanged for 2026-27 (The Hitavada, April 2026). A Ready Reckoner rate is a floor for duty, not a forecast.
A paperwork-led market
Farmer status, plot size, forest status and the Vidarbha-Act question are all parcel-specific. The return case rests on location and permitted use, not on crop yield.
Confirm land-use, farmer-status and Ready Reckoner details directly; these are not certified by Farmland India’s review.
STRAIGHT TALK
Risks & challenges in Buldhana
Read these before shortlisting in Buldhana specifically.
Farmer-only purchase
A sale to a non-agriculturist is invalid under section 63 unless an exception or permission applies (Indian Kanoon text), and the Revenue Minister said in July 2026 that buyers must show farmer status (IANS, July 2026).
Rail acquisition
Fifty-four Buldhana villages are in the notified Khamgaon–Jalna list, and the competent authorities were about to start surveys and compensation hearings (Navbharat Live, July 2026). Check the survey number against the list before paying a deposit.
Forest, crater and groundwater
The district has about 840 sq km of forest (MSME-DI Buldhana profile), and Jalgaon (Jamod) was over-exploited in the CGWB booklet (CGWB Buldhana booklet). No district eco-sensitive-zone boundary was found; ask the Forest Department.
Plot size and conversion
Land below the standard area cannot be sold freely (Conventus Law summary), and non-agricultural use now runs through planning permission and a section 47 premium (JSA, March 2026). A farmhouse plot needs both checked.
Announced is not delivered
The interchange land plan is at the ideas stage (The Hitavada, August 2026) and the rail line has only a notification. Price on today’s fundamentals.
Data conflicts and no deed series
Area differs between the CGWB and MSME-DI profiles, population and crop data are old, and the bands on this page are indicative estimates*, not deal prices. Collect registered comparables in the same village.
Who to contact
Local revenue, planning & forest offices
Mutation, the 7/12 extract and permissions go through the Tahsildar of the relevant tehsil (Buldhana, Chikhli, Deulgaon Raja, Mehkar, Sindkhed Raja, Lonar, Khamgaon, Shegaon, Sangrampur, Jalgaon Jamod, Nandura, Malkapur and Motala per the MSME-DI profile), under the District Collector, Buldhana; the Settlement Commissioner and Director of Land Records runs the digital record system (Elets, February 2025). Sale deeds are registered with the local Sub-Registrar under the Inspector General of Registration, and forest status goes to the Forest Department’s divisional office. Digitally signed 7/12, 8A and ferfar extracts carry legal validity with a QR code and a Rs 15 fee (Free Press Journal, December 2025). We could not open the Mahabhumi land-records portal or the Revenue Department pages, so check them directly.
COMMON QUESTIONS
Frequently asked questions
Everything buyers, NRIs and investors ask before their first reviewed farmland purchase in Buldhana.
Visit full wiki01 of 04
What does farm land cost in Buldhana?
Our estimate is about ₹4 lakh to ₹35 lakh per acre*, depending on the belt: roughly ₹10–35 lakh near Samruddhi interchanges (Sindkhed Raja, Mehkar, Deulgaon Raja), ₹8–25 lakh in the Khamgaon–Shegaon–Malkapur plain, ₹6–20 lakh along the Khamgaon–Jalna rail alignment and ₹4–15 lakh on the Chikhli, Lonar and forest-edge fringe. 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
Can anyone buy agricultural land in Buldhana?
Not freely. Section 63 of the Tenancy Act voids a sale to a non-agriculturist unless an exception or the Collector’s permission applies, and the Revenue Minister said on 8 July 2026 that buyers must show farmer status (IANS). Vidarbha districts may run on the parallel Vidarbha Region Act, which we could not confirm, so ask an advocate to read the 7/12 and the law that applies.
03 of 04
What is the status of the Khamgaon–Jalna rail line?
Navbharat Live reported on 21 July 2026 that the 162 km line was notified in the Gazette on 26 May 2026 and that acquisition of 54 Buldhana villages was about to begin. We did not open the Gazette, so confirm the village list with the Special Land Acquisition Officer.
04 of 04
Do forest or groundwater rules affect Buldhana parcels?
They can. The district has about 840 sq km of forest, and the CGWB booklet classed Jalgaon (Jamod) as over-exploited and Motala as semi-critical, though the data are old. We found no eco-sensitive-zone boundary for the Lonar crater, so ask the Forest Department for a written status on any parcel near it or a forest block.
Ready to look at what is available?
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Sources and references
Law and courts
- Section 63 of the Maharashtra Tenancy and Agricultural Lands Act, 1948 (text), Indian Kanoon
- Section 63-1A of the same Act (text), Indian Kanoon
- Section 43 of the same Act (text), Indian Kanoon
- Maharashtra Tenancy and Agricultural Lands Act, 1948 with amendments to 2018, PRS Legislative Research copy
- Act 67 of 1948 record page, India Code
- 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 Land Revenue Code Second Amendment, JSA Prism, Mar 2026
- Maharashtra Tenancy and Agricultural Lands Laws (Amendment) Act, 2026, JSA Prism, Jun 2026
- MLRC Amendment note, Khaitan & Co, 23 Feb 2026
- Maharashtra Stamp Act, 1958 (amended to May 2019), text
- Maharashtra Stamp Act (amended 3 Jun 2022), Inspector General of Registration
Government
- Ground water information booklet, Buldhana district, Central Ground Water Board (2013)
- District industrial profile, Buldhana, MSME-DI (2012-13; land and roads 2008-11)
- Dynamic ground water resources of Maharashtra, Central Ground Water Board, 2024
- RBI Master Direction on immovable assets in India (NRI and OCI buyers)
- Inspector General of Registration, Maharashtra (home page)
- Settlement Commissioner and Director of Land Records, Elets, Feb 2025
- Digital 7/12, 8A and ferfar extracts get legal validity, Free Press Journal, Dec 2025
- Only farmers can buy agricultural land, Revenue Minister, IANS via The Hawk, 8 Jul 2026
- Agmarknet (not opened for this page)
News
- Samruddhi Mahamarg fully open, The Week, 5 Jun 2025
- MSRDC seeks plans to tap influence areas near Samruddhi interchanges, The Hitavada, 24 Aug 2026
- Khamgaon–Jalna railway line land acquisition, 54 Buldhana villages, Navbharat Live, 21 Jul 2026
- State opts for status quo in Ready Reckoner rates, The Hitavada, 1 Apr 2026
- Ready Reckoner status quo for 2026-27, IANS via Investment Guru India, Apr 2026
- Maharashtra hikes Ready Reckoner rates 2025-26, Business Standard, Apr 2025
- Only farmers can buy agricultural land, IANS via The Hawk, 8 Jul 2026
Further reading
- Recent amendments to the Fragmentation Act, Cyril Amarchand Mangaldas via Conventus Law
- Fragmentation Amendment Act 2025, TeamLease RegTech, Dec 2025
- Maharashtra land bill: legacy urban plot sale, King Stubb & Kasiva, 2026
- Agricultural land laws: Ceiling Act 1961, Bombay Chartered Accountant Journal, Apr 2011
- Gundaji Satwaji Shinde v. Ramchandra Bhikaji Joshi, Supreme Court, 5 Dec 1978, Manupat case guide
- Assignment of agricultural land by will, Supreme Court, LiveLaw, Jun 2020
- Maharashtra Assembly on land law and plot regularisation, The Week, 9 Jul 2025
- Cabinet waives registration fee on agricultural land partition deeds, Free Press Journal, May 2025
- Maharashtra waives stamp duty on land buys, Nation Press, May 2026
- Economic Survey of Maharashtra 2025-26, Government of Maharashtra
- Dynamic ground water resources of Maharashtra, Central Ground Water Board, 2024
- Maharashtra state profile, Invest India
- Maharashtra state profile, Maharashtra SDMA
Data-currency note: area, tehsils and forest figures come from the CGWB (2013) and MSME-DI (2012-13) profiles, which differ slightly; population, crop and groundwater figures are from 2001 to 2011 data. Infrastructure statuses were read in October 2026 and change quickly; Ready Reckoner items are reports, not notified schedules. Estimated land prices are indicative and are not taken from any registered deed. 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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