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District guide
Buying Land in Dhule
A Tapi-basin district of cotton, bajra and onion farms with a Dhule–Nardana rail tender, NH-753B in land acquisition, an industrial push at Shirpur and an estimated land price* that varies widely by belt.
7,195 sq km
Area (district portal)
20.5 lakh
Population (portal)
₹2–35 lakh per acre
Estimated land price*
49.45 km, tendered 2023
Dhule–Nardana 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 — Dhule
Rev. 2026 · Farmland India desk
State
Maharashtra (northern Maharashtra, Tapi and Panzara valleys)
Sub-divisions
Four talukas: Dhule, Sakri, Shindkheda and Shirpur, with Dhule and Shirpur as administrative sub-divisions (Dhule district portal, about page)
Key markets
Dhule city fringe and highway belt · Shirpur and Tapi plain · Shindkheda · Sakri and the Satpura–Galna foothills
Demand anchors
Dhule–Nardana new rail line (tender 2023) · NH-753B through Shirpur · Shirpur MIDC and IT park announced (Apr 2026) · 60 investment MoUs (Sep 2026)
Rail
Dhule–Nardana new broad-gauge line of about 49 km under the Bhusawal division (tender report, 2023); no current service list was opened
Size and population
7,195 sq km and 20,50,862 people on the district portal, year not stated (Dhule district portal); the ICAR-CRIDA plan gives 824.6 thousand hectares, so sources differ
Estimated land price*
₹2–35 lakh per acre depending on the belt (indicative; see the note under the price table)
Pricing unit
₹/acre, ₹/hectare or ₹/guntha (farm land) · ₹/sq m (Ready Reckoner rates)
Local units
Records use hectares, acres and gunthas (1 acre = 40 gunthas, 1 hectare = 2.47 acres); sellers’ terms can differ by taluka, so convert every quote
Land records portal
Mahabhumi 7/12 and 8A extracts; the portal was not opened for this page, so read the extract there
Land law is state law. These rules are maintained on the Maharashtra page and apply to every district within it.
Dhule — 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
Dhule — district-specific notes
The Maharashtra state page applies to Dhule in full. The notes below are specific to this district and condense the state-wide points. Law was read from Indian Kanoon texts, law-firm notes and court reports; the Mahabhumi and IGR rate pages could not be opened, and the notes say so where it matters.
⚠ Dhule was named in the Assembly: on 8 July 2026 the Revenue Minister cited cases in Dhule, and in the Dodamarg area near Mopa airport, of non-farmer buyers allegedly using forged extracts bearing a Tahsildar’s seal, as reported by IANS (IANS, July 2026). Treat any 7/12 you are shown as unproven until you pull the digitally signed extract yourself, which now carries a QR code and a 16-digit number (Free Press Journal, December 2025).
⚠ Agricultural-zone land in Dhule falls under section 63 of the Maharashtra Tenancy and Agricultural Lands Act, which makes a sale, gift, exchange or lease of agricultural land invalid in favour of a person who is not an agriculturist, and also 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. 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). Read the 7/12 and the buyer’s farmer status before you read the price.
⚠ Where the bar does not apply: the 2016 sub-section (1C) switches it off for land inside a Municipal Corporation, with conditions (Acts of 2016 and 2018, PRS), and section 63-1A lets a buyer take land for bona fide industrial use without prior Collector permission (section 63-1A text); the 2026 amendment narrows that route to occupancy class-I land (JSA, June 2026). Our reading is that this district runs on the 1948 Act, not the Marathwada or Vidarbha Acts; ask an advocate to confirm that for the village concerned.
⚠ Fragmentation: the 1947 Act restricts sales of land below the notified standard area, which a notification of 8 August 2023 set, outside corporation and council limits, at about a quarter acre for bagayat (irrigated) and half an acre for jirayat (dry-crop) land, roughly 10 and 20 gunthas (Cyril Amarchand Mangaldas via Conventus Law); we did not open the notification. A further Act notified on 31 December 2025 regularises past transfers from 15 November 1965 to 15 October 2024 only for land used for non-agricultural purposes inside listed urban, planning-authority and regional-plan zones (TeamLease RegTech; Bill text, PRS), so plain farm land is still bound by the standard area.
⚠ Non-agricultural use: the Land Revenue Code (Second Amendment) Act, 2025, notified on 31 December 2025, substituted section 42, so the planning authority’s permission suffices where a Development Plan or Regional Plan allows the use, and a one-time premium under section 47 of 0.1%, 0.25% or 0.5% of the Ready Reckoner value applies by area (JSA, March 2026; Khaitan & Co, February 2026). Neither note says section 63 changed, so a non-farmer still cannot buy farm land first and convert it afterwards.
⚠ Ceiling and NRIs: the Ceiling on Holdings Act, 1961 caps a family unit 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); we could not confirm the current schedule. NRIs and OCIs cannot buy agricultural land, plantation land or a farmhouse, under the RBI Master Direction updated to September 2022 (RBI).
⚠ Forest and sanctuary: the ICAR-CRIDA plan lists 208.8 thousand hectares of forest in a district of 824.6 thousand hectares, from 2006 land-use data (ICAR-CRIDA Dhule plan), and the district portal names the Aner Dam sanctuary, which covers 83 sq km (Dhule district portal, about page). We found no eco-sensitive-zone or tiger-reserve buffer notice for Dhule, so ask the Forest Department for a written status on any survey number near a forest block or the Aner reservoir.
⚠ Tribal and Scheduled Areas: Maharashtra has Fifth Schedule areas (NCST), notified under the Scheduled Areas (Maharashtra) Order, 1985 (Lok Sabha, copy of a member’s speech). We found no list showing which Dhule villages are covered, so ask the Collector’s office. Where the seller is a tribal member, Rule 4(1)(a)(i) of the 1975 Transfer of Occupancy rules bars a sale to a non-tribal for farming (Bombay High Court, reported May 2025) and a tribal-to-tribal transfer needs the Collector’s prior sanction under section 36(2) of the Land Revenue Code (Bombay High Court, April 2022). The Chief Minister said in April 2026 that revenue-land schemes would extend to forest land for tribal communities; no timeline was given (Free Press Journal, April 2026).
Read the full state-wise land laws guide for buyer eligibility, stamp duty and NRI rules.
- Farmer-only (s.63)
- Forged-extract reports
- NA reform Dec 2025
- Fragmentation Act 1947
- Forest land
- Tribal-seller rules
District overview
Dhule — a Tapi-basin cotton and bajra district with a rail link and an industrial push
Dhule district is shown on its portal as 7,195 sq km with 20,50,862 people, lying at the foot of the Satpura hills with the Sahyadri range on its western side; the Tapi, Panzara, Kan, Arunavati and Amravati are among its rivers (Dhule district portal). It has four talukas: Dhule, Sakri, Shindkheda and Shirpur (Dhule district portal, about page). The ICAR-CRIDA plan gives shallow black soils on 278 thousand hectares, medium-deep on 111 thousand and deep on 75.8 thousand, with a normal annual rainfall of 728.5 mm (ICAR-CRIDA Dhule plan).
We found no registered-deed series or district Ready Reckoner figure for farm land here. The state moved rural rates up 3.36% on average from 1 April 2025 and held all rates for 2026-27, as reported (IANS, April 2026). The estimated bands on this page, from about ₹2 lakh to ₹35 lakh per acre*, are wide and indicative: the Dhule city and highway belt sits at the top and the Sakri foothills at the bottom.
The news is industrial and rail-led. A Free Press Journal report of 26 April 2026 quoted the Chief Minister on a Shirpur MIDC estate, an IT park and a 250 MW solar project at Dondaicha, all as announcements (Free Press Journal, April 2026), and 60 industries signed MoUs worth ₹2,452 crore at the district investment conference in September 2026 (Free Press Journal, September 2026).
- Dhule
- Shirpur
- Shindkheda
- Sakri
- Dondaicha
- Nardana
Transaction costs
Stamp duty & registration in Dhule
5% + 1%
Municipal corporation and council areas
of market value; a further 1% levy from 8 Feb 2019 in notified areas (Act text to May 2019)
4%
Gram panchayat and other areas
of market value in the same Act text; most farm land falls here
1%
Registration fee
capped at Rs 30,000 in the Act text and a May 2025 report
These figures 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, May 2025). The additional 1% for metro and infrastructure was still mentioned as current in April 2025 (Business Standard, April 2025). 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; 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). Ready Reckoner rates rose 3.89% on average and 3.36% in rural areas from 1 April 2025 (as reported), and were held for 2026-27 (IANS, April 2026; The Hitavada, April 2026); we found no Dhule-specific rate, so check the rate for the village with the Sub-Registrar.
Know the belt
What is moving prices in Dhule
Rail, highway and investment news, plus wide indicative price bands marked *. No registered-deed series or district rate was found.
Dhule city fringe, highway and Nardana belt
Estimated land price*: ₹10–35 lakh per acre
The Dhule–Nardana line is a new broad-gauge line of about 49.45 km and Rs 750.83 crore under the Bhusawal division, whose tender closed on 5 July 2023 (NBM&CW). The Guardian Minister also asked for support for a Nardana–Shirpur corridor belt in April 2026 (Free Press Journal, April 2026). The band is wide and is not a deal price.
Check: whether the survey number lies on a rail or highway alignment, and its zone.
Shirpur, the Tapi plain and Shindkheda
Estimated land price*: ₹6–20 lakh per acre
NH-753B is planned through Shirpur, with land acquisition reported at a decisive phase in March 2026 (DeshGujarat, March 2026); an MIDC estate and IT park in Shirpur were announced in April 2026 without a timeline (Free Press Journal, April 2026). The band is indicative.
Check: irrigation source, MIDC acquisition notices and the NH-753B alignment.
Sakri and the Satpura–Galna foothills
Estimated land price*: ₹2–8 lakh per acre
Dry, shallow-soil land with cotton and bajra as the main crops (ICAR-CRIDA Dhule plan). We found no dated rate or award, so the band is a wide, indicative range.
Check: forest status, access road and tribal-holder status.
Ready Reckoner 2025-26 and 2026-27
Rural +3.36% (2025-26); unchanged for 2026-27
IANS reported a 3.89% average rise and 3.36% for rural areas from 1 April 2025, then a freeze for 2026-27 (IANS, April 2026). No Dhule village rate was found, and a Ready Reckoner rate is a floor for duty, not a valuation.
Check: the rate for the village on the deed date.
Units: acres, hectares and gunthas
Small plots are quoted in gunthas, and one guntha is about 1,089 sq ft (The Week, July 2025), so an acre holds 40 gunthas (our arithmetic). Sellers’ local terms can differ from taluka to taluka and we do not fix a conversion for them. Convert every quote to acres or hectares (1 hectare = 2.47 acres) and read the area on the 7/12 before comparing two offers.
Connectivity
How Dhule connects — road, rail and air
Only items with a source are listed; train services 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 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
04In progress or pending
Agriculture & terrain
Soil, crops & water in Dhule
A cotton, bajra and wheat district on shallow to deep black soils, irrigated mainly from open wells, with 728.5 mm of normal rainfall.
🌾 Soil and crops
The plan gives shallow black soils on 278.0 thousand hectares, medium-deep on 111.0 and deep on 75.8; net sown area is 431.0 thousand hectares with a cropping intensity of 107.7%, and in 2008-09 cotton covered 115.0 thousand hectares, pearl millet 104.7, wheat 36.0, groundnut 35.8, maize 34.7, gram 25.0 and paddy 21.5 (ICAR-CRIDA Dhule plan). Onion (9.9 thousand hectares) and pomegranate (5.0) lead the horticulture.
- Cotton
- Bajra
- Wheat
- Groundnut
- Onion
- Pomegranate
💧 Irrigation
By source the plan lists 30.8 thousand hectares under open wells (22,832 wells, 80.8% of the irrigated area it tabulates), 5.2 under canals, 2.0 under bore wells and almost nothing under tanks (ICAR-CRIDA Dhule plan). Its own net and gross irrigated figures (87.1 and 117.1 thousand hectares) do not reconcile with that table, so ask which source serves a given 7/12.
- Open wells
- Canals
- Bore wells
🌊 Rivers and forest
The Tapi, Panzara, Kan, Arunavati and Amravati drain the district, which lies at the foot of the Satpura hills (Dhule district portal). The plan lists 208.8 thousand hectares of forest (ICAR-CRIDA Dhule plan) and the portal names the 83 sq km Aner Dam sanctuary (Dhule district portal, about page).
- Tapi
- Panzara
- Aner
- Forest
🌧 Rainfall & groundwater
Normal annual rainfall is 728.5 mm over 36 rainy days, 537.1 mm of it in the south-west monsoon (ICAR-CRIDA Dhule plan). The plan lists four groundwater blocks as safe in older data; the Central Ground Water Board’s December 2024 state assessment puts Maharashtra’s stage of extraction at 52.99%, with 8 of 359 units over-exploited (CGWB, December 2024). We did not find the Dhule block figures for 2024.
📐 Measurement units
Land is recorded in hectares and gunthas on the 7/12 (one guntha is about 1,089 sq ft, 40 to the acre). Sellers’ local terms can differ by taluka, so convert every quote to acres or hectares and read the area on the extract before comparing prices. Statewide, the average holding was 1.23 hectares in the provisional Agriculture Census 2021-22 (Economic Survey of Maharashtra 2025-26).
At a glance
Dhule vs. its neighbours
| District / belt | Estimated land price* (per acre) | Basis |
|---|---|---|
| Dhule — city fringe, highway and Nardana belt | ₹10–35 lakh* | Indicative estimate; wide band |
| Dhule — Shirpur, Tapi plain and Shindkheda | ₹6–20 lakh* | Indicative estimate; wide band |
| Dhule — Sakri and Satpura–Galna foothills | ₹2–8 lakh* | Indicative estimate; wide band |
| Jalgaon | Not estimated here | See the Jalgaon page |
| Nandurbar | Not estimated here | See the Nandurbar 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 Jalgaon page, the Nandurbar page and the Nashik page for neighbouring districts.
Farmland India view
Why investors look at Dhule
Five reasoned points, with an honest note that the price evidence is thin and the rail and industrial items are still pending or announced.
A rail link on paper
The Dhule–Nardana line was tendered in 2023 (NBM&CW); we found no later status, so do not price it as built.
A highway in acquisition
NH-753B passes through Shirpur and reached a decisive phase of land acquisition in March 2026 (DeshGujarat, March 2026).
Industrial intent, partly signed
Sixty MoUs worth ₹2,452 crore were signed in September 2026 (Free Press Journal, September 2026); the Shirpur estate and IT park are announcements (Free Press Journal, April 2026).
Cash crops on black soil
Cotton, bajra, onion and pomegranate lead the plan’s crop table (ICAR-CRIDA Dhule plan); open wells carry most irrigation, so water access drives value.
A paperwork-led market
Farmer status, forged-extract reports, the standard-area rule and forest or tribal status decide whether a plot can be bought and used as intended.
Confirm land-use, farmer-status, tribal-land and ready-reckoner status directly; these are not certified by Farmland India’s review.
STRAIGHT TALK
Risks & challenges in Dhule
Read these before shortlisting in Dhule specifically.
Farmer-only purchase and forged extracts
A non-farmer cannot buy agricultural land under section 63, and Dhule was named in the July 2026 Assembly statement on alleged forged extracts (IANS, July 2026). Pull the signed extract yourself.
Forest, sanctuary and reservoir edges
The plan lists 208.8 thousand hectares of forest and the portal names the 83 sq km Aner Dam sanctuary (ICAR-CRIDA Dhule plan; Dhule district portal, about page). Ask the Forest Department for a written status.
Tribal-seller rules
Where the seller is a tribal member, sales to non-tribals for farming are barred by rule and tribal-to-tribal transfers need the Collector’s sanction; ask for the seller’s status in writing.
Stamp duty and Ready Reckoner
The duty schedule rests on an Act text amended to May 2019 and the rates were held for 2026-27 (The Hitavada, April 2026); no Dhule village rate was found.
Announced is not delivered
The Dhule–Nardana tender dates from 2023, NH-753B awaits construction and the Shirpur estate has no timeline. Treat every date as a target.
Data conflicts and no deed series
Area (7,195 sq km on the portal vs 824.6 thousand hectares in the plan) and irrigation tables differ across sources, and the price bands are estimates, not registered prices.
Who to contact
Local revenue, planning & forest offices
Mutation, 7/12 and revenue-record matters go through the Tahsildar of the relevant taluka (Dhule, Sakri, Shindkheda, Shirpur), under the District Collector, Dhule; the portal names Dhule and Shirpur as sub-divisions (Dhule district portal, about page). Section 63 permissions go to the Collector or an officer the State authorises (section 63 text), and questions on whether a buyer is an agriculturist go to the Mamlatdar (Manupat case guide). Sale deeds are registered with the Sub-Registrar through iSARITA (IGR Citizen’s Charter); planning-zone questions go to the local planning authority and forest status to the Forest Department’s divisional office. The Mahabhumi pages were not opened, so check them directly.
COMMON QUESTIONS
Frequently asked questions
Everything buyers, NRIs and investors ask before their first reviewed farmland purchase in Dhule.
Visit full wiki01 of 04
What does farm land cost in Dhule?
Our estimate is about ₹2 lakh to ₹35 lakh per acre*, depending on the belt: roughly ₹10–35 lakh around Dhule city and the highway and Nardana belt, ₹6–20 lakh around Shirpur and Shindkheda, and ₹2–8 lakh in the Sakri foothills. 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 a non-farmer buy farm land in Dhule?
Not under section 63 of the Maharashtra Tenancy and Agricultural Lands Act, which voids a sale of agricultural land to a person who is not an agriculturist unless an exception or the Collector’s permission applies. IANS reported in July 2026 that the Assembly heard of alleged forged extracts in Dhule, so pull the digitally signed 7/12 yourself.
03 of 04
What is the status of the Dhule–Nardana rail line?
A tender for a new 49.45 km broad-gauge line from Dhule (Borvihir) to Nardana, estimated at Rs 750.83 crore, had bids due on 5 July 2023. The report is undated and we found no later status, so check with Central Railway before treating it as built.
04 of 04
Do forest or tribal-land rules affect Dhule parcels?
They can. The ICAR-CRIDA plan lists about 208.8 thousand hectares of forest and the district portal names the 83 sq km Aner Dam sanctuary. Where a seller is a tribal member, special rules apply. We found no eco-sensitive-zone notice, so ask the Forest Department and the Collector for a written status on any parcel near a forest block.
Ready to look at what is available?
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Sources and references
Law and courts
- Section 63, Maharashtra Tenancy and Agricultural Lands Act, 1948, consolidated text, Indian Kanoon
- Section 63-1A (industrial use; Scheduled Tribe seller protections), Indian Kanoon
- Section 43 (tenant-purchased land), Indian Kanoon
- Maharashtra Acts of 2016 and 2018 amending the Tenancy Act, PRS Legislative Research
- Vinodchandra Sakarlal Kapadia v. State of Gujarat, Supreme Court, 15 Jun 2020, LiveLaw report
- Gundaji Satwaji Shinde v. Ramchandra Bhikaji Joshi, Supreme Court, 5 Dec 1978, Manupat case guide
- Maharashtra Prevention of Fragmentation and Consolidation of Holdings (Amendment) Bill, 2025, PRS
- Bombay High Court on Rule 4(1)(a)(i), Transfer of Occupancy by Tribals to Non-Tribals Rules, 1975, RawLaw, 28 May 2025
- Vijay Anandrao Moghe v. Additional Collector, Bombay High Court, 2022, LiveLaw, 21 Apr 2022
Government
- District agriculture contingency plan, Dhule, ICAR-CRIDA (file name dated 31 Mar 2011; crop data 2008-09)
- Dhule district portal (home page: area, population, rivers)
- Dhule district portal, about the district (talukas, Aner Dam sanctuary)
- Fifth Schedule areas, National Commission for Scheduled Tribes
- Scheduled Areas (Maharashtra) Order, 1985, referred to in a Lok Sabha speech, Lok Sabha Secretariat
- Inspector General of Registration and Controller of Stamps, Maharashtra (home page)
- IGR Maharashtra Citizen’s Charter (English)
- Maharashtra Stamp Act, 1958 as amended to 3 Jun 2022, IGR PDF
- RBI Master Direction FED 12/2015-16 (NRI and OCI purchases), updated to Sep 2022
News
- Tender floated for new BG line on Dhule–Nardana section, NBM&CW (undated)
- Land acquisition speeds up for four-laning of Ankleshwar–Burhanpur highway, DeshGujarat, 23 Mar 2026
- Dhule: 60 industries sign MoUs worth ₹2,452 crore, Free Press Journal, 11 Sep 2026
- Dhule: ₹40,000 crore investment to turn region into industrial hub, says CM, Free Press Journal, 26 Apr 2026
- Only farmers can buy agricultural land in Maharashtra, minister warns, IANS via The Hawk, 8 Jul 2026
- Maharashtra holds Ready Reckoner rates for 2026-27, IANS via Investment Guru India, Apr 2026
- State opts for status quo in Ready Reckoner rates, The Hitavada, 1 Apr 2026
- Maharashtra hikes Ready Reckoner rates 2025-26, Business Standard, Apr 2025
- Cabinet waives registration fee for agricultural land partition documents, Free Press Journal, May 2025
- Maharashtra waives stamp duty on land buys, Nation Press, May 2026
Further reading
- Maharashtra Tenancy and Agricultural Lands Laws (Amendment) Act, 2026, JSA, June 2026
- Maharashtra Land Revenue Code Second Amendment Act, 2025, JSA, March 2026
- Land Revenue Code amendment and conversion premium, Khaitan & Co, 23 Feb 2026
- Recent amendments to the Fragmentation Act, Cyril Amarchand Mangaldas via Conventus Law
- Fragmentation Amendment Act, 2025, TeamLease RegTech
- Agricultural land laws and the 1961 Ceiling Act, Bombay Chartered Accountant Journal, April 2011
- Digital 7/12, 8A and ferfar extracts get legal validity, Free Press Journal, Dec 2025
- e-Governance in the Settlement Commissioner and Director of Land Records office, Elets, Feb 2025
- Economic Survey of Maharashtra 2025-26
- Dynamic Ground Water Resources of Maharashtra, assessment 2024, Central Ground Water Board
- Maharashtra state profile, Invest India
- Assembly land-law announcement (one guntha, about 1,089 sq ft), The Week, July 2025
Data-currency note: area and population come from the district portal with no stated year; soils, land use and crops come from an ICAR-CRIDA plan using 2006 and 2008-09 data, and its irrigation tables do not reconcile. The CGWB district booklet could not be read (robots). 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. This is a general guide, not legal advice. Report inaccuracies to wiki@farmlandindia.com.
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