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District guide
Buying Land in Gondia
A paddy and rice-mill district on the Wainganga, with an approved expressway to Nagpur, canal-fed farms, forest land and an estimated land price* that varies widely by belt.
5,858.95 sq km
Area (CGWB)
8
Talukas
₹2–40 lakh per acre
Estimated land price*
~162.6 km, approved
Nagpur–Gondia expressway
*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 — Gondia
Rev. 2026 · Farmland India desk
State
Maharashtra (Vidarbha)
Sub-divisions
The CGWB booklet, the MSME-DI profile and the ICAR-CRIDA plan list eight talukas: Gondia, Goregaon, Tiroda, Arjuni Morgaon, Deori, Amgaon, Salekasa and Sadak Arjuni (CGWB Gondia booklet; MSME-DI Gondia profile; ICAR-CRIDA Gondia plan). The district portal page we opened gave no list, so the official list was not confirmed (Gondia district portal)
Key markets
Gondia city and Tiroda · Goregaon · Amgaon · Arjuni Morgaon · Sadak Arjuni
Demand anchors
Nagpur–Gondia expressway (approved; 72.6 km Bhandara–Gondia and a 13.712 km Gondia outer ring road) · rice-mill economy · Birsi airport plans
Rail
141 km of rail line in 2010-11 (MSME-DI Gondia profile); the current station and train list was not opened
Size and population
5,858.95 sq km in the CGWB booklet (5,641 sq km in the MSME-DI profile and 586 thousand hectares in the ICAR-CRIDA plan, so sources differ) · about 13 lakh people; the booklet prints the 2011 count with a typing error and the MSME-DI profile gives only 12,00,707 for 2001, so we give no exact 2011 figure (CGWB Gondia booklet; MSME-DI Gondia profile)
Estimated land price*
₹2–40 lakh per acre depending on the belt (indicative; see the note under the price table)
Pricing unit
₹/acre (farm land) · ₹/guntha or ₹/sq m for small plots
Local units
Acre = 40 gunthas = 43,560 sq ft; 1 guntha = 1,089 sq ft; 1 hectare = 2.47 acres. Local terms vary by tehsil, so convert any quote
Land records portal
Digital 7/12 and 8A extracts through the state land-records portal; the portal was not opened for this page
Land law is state law. These rules are maintained on the Maharashtra page and apply to every district within it.
Gondia — 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
Gondia — district-specific notes
The Maharashtra state page applies to Gondia in full. The notes below are specific to this district and are not repeated from the state page. Law was read from legal-database copies of Acts, law-firm notes and press reports that the state page also uses; the Mahabhumi portal, the IGR rate pages and most district-portal pages could not be opened, and the notes say so where it matters.
⚠ Maharashtra reserves agricultural land for agriculturists. Section 63 of the Tenancy and Agricultural Lands Act voids a sale to a non-agriculturist unless an exception or a Collector’s permission applies, and it also bites where an agriculturist buyer would end up above two-thirds of the ceiling area (Indian Kanoon text of section 63); on 8 July 2026 the Revenue Minister repeated that only recognised farmers may buy, and IANS named no new statute (IANS, July 2026). The state page reads Vidarbha as running on a parallel Act (our reading, CONFIRM), and the 2020 Supreme Court ruling on wills disapproved an earlier Vidarbha-Act decision (LiveLaw, June 2020). Treat the 7/12 and a written reading of the farmer-status rule as the first checks in Gondia.
⚠ The Prevention of Fragmentation Act, 1947 restricts sales of land below a notified standard area. A notification of 8 August 2023 set it, outside corporation and council limits, at about a quarter acre for bagayat (irrigated) land and half an acre for jirayat (dry-crop) land, roughly 10 and 20 gunthas on our arithmetic (Cyril Amarchand Mangaldas via Conventus Law); the notification itself was not opened, so CONFIRM. A further Act notified on 31 December 2025 regularises past transfers from 15 November 1965 to 15 October 2024 only for bona fide non-agricultural use in listed zones (TeamLease RegTech; Bill text, PRS), so it does not help a plain farm-land buyer.
⚠ Using farm land for a house or farmhouse needs the conversion route. The Land Revenue Code Second Amendment, notified 31 December 2025, substituted section 42 and added a one-time section 47 premium of 0.1%, 0.25% or 0.5% of the ready-reckoner value by plot size, set by a GR of 10 February 2026 (JSA, March 2026; Khaitan and Co, February 2026). Both are law-firm reports, so CONFIRM against the Gazette before relying on them.
⚠ Gondia has about half its area under forest, and the sources disagree. The CGWB booklet gives 2,151.15 sq km of forest for 2010-11, the MSME-DI profile gives about 2,833 sq km (50.22%) for the same year, and the ICAR-CRIDA plan gives 215 thousand hectares (CGWB Gondia booklet; MSME-DI Gondia profile; ICAR-CRIDA Gondia plan). We found no notified sanctuary, tiger-reserve or eco-sensitive-zone map in the sources opened, so ask the Forest Department’s divisional office for a written status on any survey number near a forest block, a lake or a reserve boundary.
⚠ Land acquisition for the Nagpur–Gondia expressway is under way. Swarajya reported Rs 3,162.18 crore sanctioned for land across Nagpur, Bhandara and Gondia, with a 72.6 km Bhandara–Gondia section, a 3.765 km Tiroda spur and a 13.712 km Gondia outer ring road (Swarajya, August 2025). The reports name no Gondia villages, so ask the Tehsildar whether a survey number is affected before paying a deposit.
⚠ Tribal sellers: 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 (Indian Kanoon text of section 63-1A). We found no list of Scheduled Area villages for Gondia in the sources opened, and the Deori and Salekasa tehsils are the places to ask first, so ask the Collector’s office whether the recorded holder is a tribal member.
⚠ Water bodies matter for paddy land. The ICAR-CRIDA plan lists canals as the largest irrigation source, with 67.0 thousand hectares (ICAR-CRIDA Gondia plan). A parcel’s water right sits in the canal command and tank records, not in the 7/12 alone, so ask the irrigation office and the Patwari for the command status.
Read the full state-wise land laws guide for buyer eligibility, stamp duty and NRI rules.
- Section 63
- Forest land
- Expressway acquisition
- Canal command
District overview
Gondia — a paddy and rice-mill district with an expressway to Nagpur approved and a stalled airport plan
Gondia district has 5,858.95 sq km in the CGWB booklet, eight talukas and about 13 lakh people, with the Wainganga and Bawanthadi as its main rivers (CGWB Gondia booklet; MSME-DI Gondia profile). Rice is the main crop and rice milling is named as a growth industry in the MSME-DI profile, which also lists 141 km of rail line, 34 km of national highway and Birsi airport about 12 km north of Gondia in 2010-11 (MSME-DI Gondia profile). The CGWB booklet puts groundwater development at 20.58% in 2009, safe in all talukas.
We found no registered-deed series for farm land and no district ready-reckoner table. The state raised rural rates 3.36% for 2025-26 and held all rates for 2026-27 (IANS via Investment Guru India, April 2026; The Hitavada, April 2026). The estimated bands on this page, from about ₹2 lakh to ₹40 lakh per acre*, are wide and indicative: the expressway belt around Gondia and Tiroda sits at the top, and the Deori and Salekasa tehsils at the bottom.
The Nagpur–Gondia expressway is the main catalyst. Swarajya reported in August 2025 that the 162.6 km corridor would cut the three-hour drive from Gondia to Nagpur to about 75 minutes (Swarajya, August 2025); it is approved, not open. A January 2026 report says Birsi airport has had unresolved issues since 2009 and that flights and a rice cargo hub are intentions, not services (Navbharat Live, January 2026).
- Gondia
- Tiroda
- Goregaon
- Amgaon
- Arjuni Morgaon
- Birsi airport
Transaction costs
Stamp duty & registration in Gondia
5% + 1%
Municipal corporation and council areas
of market value in the Act text to May 2019; a further 1% from 8 Feb 2019 in notified areas
4%
Gram panchayat and other areas
of market value in the same Act text
1%
Registration fee
capped at Rs 30,000 in the same text
The figures above come from a reproduction of Article 25 of the Maharashtra Stamp Act, 1958 amended to May 2019 (Maharashtra Stamp Act text to May 2019), and the Rs 30,000 registration-fee 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 we opened gives no rate table (IGR Maharashtra), 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 an exemption on land purchases did not say which purchases it covers (Nation Press, May 2026). Ask the Sub-Registrar which rate applies to the area type of the survey number.
Know the belt
What is moving prices in Gondia
Expressway and airport news, plus wide indicative price bands marked *. No registered-deed series was found.
Gondia city, Tiroda and the expressway belt
Estimated land price*: ₹12–40 lakh per acre
The Nagpur–Gondia expressway has a 72.6 km Bhandara–Gondia section, a 3.765 km Tiroda spur and a 13.712 km Gondia outer ring road (Swarajya, August 2025). We found no dated rate or award for farm land, so the band is a wide, rounded range by analogy with comparable Vidarbha districts and is not a deal price.
Check: whether the survey number sits on the alignment, the ring road or an interchange.
Goregaon, Amgaon, Arjuni Morgaon and Sadak Arjuni paddy belts
Estimated land price*: ₹4–15 lakh per acre
Rice dominates cropping, with 1,726.30 sq km of rice in 2010-11 in the CGWB booklet, and canals irrigate about 68% of irrigated land in the plan (CGWB Gondia booklet; ICAR-CRIDA Gondia plan). We found no dated rate, so the band is a wide, indicative range.
Check: canal command, tank access and the access road in the record.
Deori and Salekasa
Estimated land price*: ₹2–8 lakh per acre
We found no land-use data for these two tehsils and no dated rate, so the band is cautious, wide and indicative, and forest and tribal-holder status are the first checks.
Check: forest status, tribal-holder status and the access road.
Ready Reckoner 2025-26 and 2026-27
Rural +3.36% (2025-26); unchanged (2026-27)
The state raised rural rates by 3.36% for 2025-26 (IANS via Investment Guru India, April 2026) and kept all rates unchanged for 2026-27 (The Hitavada, April 2026). We found no Gondia table, and rates are for stamp-duty value, not market price.
Check: the rate in force for the village on the deed date.
Birsi airport plans
Intentions, not services
A 14 January 2026 report says the local MP directed that flights from Gondia to Mumbai, Delhi, Kolkata, Chennai, Ayodhya, Ajmer and Raipur be started and that a rice cargo hub be developed; it gives no timeline or funding (Navbharat Live, January 2026, a non-English report).
Check: whether the airport plan affects the survey number or its access.
Units: acres, gunthas and hectares
Records and the Act texts use acres, gunthas and hectares: 1 acre = 40 gunthas = 43,560 sq ft, 1 guntha = 1,089 sq ft (The Week, July 2025) and 1 hectare = 2.47 acres. Local trade terms can differ between tehsils, so ask the seller for the 7/12 area and convert every quote to acres before comparing offers.
Connectivity
How Gondia 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 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.
00Open or inaugurated
03In progress or pending
Agriculture & terrain
Soil, crops & water in Gondia
A paddy district on black soils, irrigated mostly by canals, with about half the area under forest and groundwater classed safe in the booklet.
🌾 Soil and crops
The CGWB booklet lists kali, kankar, morand, khardi, sihar and bardi soils, with rice on 1,726.30 sq km, pulses on 932.20 sq km, oilseeds on 67.26 sq km and wheat on 38.16 sq km in 2010-11 (CGWB Gondia booklet). The ICAR-CRIDA plan gives deep black soils on 78.9% of the area, net sown area of 182.9 thousand hectares, cropping intensity 125.4% and paddy at 205.3 thousand hectares in 2008-09, with linseed and gram in rabi (ICAR-CRIDA Gondia plan).
- Paddy
- Pulses
- Linseed
- Wheat
💧 Irrigation
The plan puts net irrigated area at 98.6 thousand hectares, with canals the largest source (67.0 thousand hectares, 68%) and open wells next (31.5 thousand hectares from 4,280 wells) (ICAR-CRIDA Gondia plan). Canal and tank commands decide water access, so ask for the command record.
- Canals
- Open wells
- Tanks
🌊 Rivers and forest
The Wainganga and Bawanthadi are the main rivers, with alluvium along the Bagh, Chulbandh and Gadavi (MSME-DI Gondia profile). Forest is between 215 thousand and about 283 thousand hectares by source (ICAR-CRIDA Gondia plan; MSME-DI Gondia profile). Forest and lake-side parcels need a written status from the Forest Department.
- Wainganga
- Bawanthadi
- Forest
💧 Rainfall & groundwater
Normal annual rainfall is 1,300 to 1,500 mm in the booklet, 1,377.9 mm in the plan’s main section and 1,484.2 mm in its annexure. Groundwater development was 20.58% in 2009, safe in all talukas (CGWB Gondia booklet; ICAR-CRIDA Gondia plan). The CGWB 2024 report lists Gondia with sporadic nitrate readings above the limit (CGWB Maharashtra report, 2024). Test the water of any parcel before buying.
📐 Measurement units
Records use acres, gunthas and hectares: 1 acre = 40 gunthas and 1 hectare = 2.47 acres (The Week, July 2025). Local terms vary by tehsil, so convert every quote before comparing offers. Price a parcel on water, access and permitted use, not on crop income.
At a glance
Gondia vs. nearby districts
| District / belt | Estimated land price* (per acre) | Basis |
|---|---|---|
| Gondia — city, Tiroda and expressway belt | ₹12–40 lakh* | Indicative estimate; wide band |
| Gondia — Goregaon, Amgaon, Arjuni Morgaon, Sadak Arjuni | ₹4–15 lakh* | Indicative estimate; wide band |
| Gondia — Deori and Salekasa | ₹2–8 lakh* | Indicative estimate; wide band |
| Bhandara | Not estimated here | See the Bhandara page |
| Gadchiroli | Not estimated here | See the Gadchiroli page |
| Nagpur | Not estimated here | See the Nagpur 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 Bhandara page, the Gadchiroli page and the Nagpur page for nearby districts.
Farmland India view
Why investors look at Gondia
Five reasoned points, with an honest note that price evidence is thin and the main catalysts are approved or planned, not open.
An expressway to Nagpur, approved
The 162.6 km Nagpur–Gondia corridor, with a 13.712 km Gondia ring road, has Rs 3,162.18 crore approved for land and a 75-minute drive target (Swarajya, August 2025). It is not open and the opening date conflicts between sources.
A rice economy
Rice is the main crop and rice milling is named as a growth industry (MSME-DI Gondia profile); a January 2026 plan imagines a cargo hub at Birsi (Navbharat Live, January 2026). The airport part is an intention.
Canal-fed paddy land
Canals irrigate about 68% of irrigated area in the plan and groundwater was classed safe (ICAR-CRIDA Gondia plan; CGWB Gondia booklet), though both are old.
Forest limits supply
About half the area is forest by one count (MSME-DI Gondia profile), which limits supply and adds checks on forest-edge parcels.
A paperwork-led market
Farmer-status, fragmentation, conversion premium, canal command, forest and acquisition status are all parcel-specific. The return case rests on location and permitted use, not crop yield.
Confirm land-use, tribal-land and ready-reckoner status directly; these are not certified by Farmland India’s review.
STRAIGHT TALK
Risks & challenges in Gondia
Read these before shortlisting in Gondia specifically.
Farmer-only rule
Section 63 voids a sale to a non-agriculturist (Indian Kanoon text of section 63) and the Revenue Minister repeated the rule in July 2026 (IANS, July 2026). Check the buyer’s status before signing.
Forest and reserve boundaries
Forest covers between roughly 37% and 50% by source (CGWB Gondia booklet; MSME-DI Gondia profile) and we found no zone map. Ask for written forest status.
Acquisition on the expressway
Land acquisition is under way (Swarajya, August 2025) with no Gondia villages named in the reports. Ask the Tehsildar.
Stamp duty and rates
The Act text gives 5% plus 1% and 4%, with the schedule unconfirmed (Maharashtra Stamp Act text to May 2019). The state held Ready Reckoner rates for 2026-27 (The Hitavada, April 2026); no Gondia table was found.
Announced is not delivered
Birsi airport has had unresolved issues since 2009 and the expressway opening date conflicts between sources (Navbharat Live, January 2026; The Metro Rail Guy, Nagpur-Gondia Expressway (last update January 2025)). Price on today’s fundamentals.
Data conflicts and no deed series
Area, forest area, rainfall and population differ or are unclear between the profiles, and the bands on this page are indicative estimates*, not deal prices. Collect registered comparables in the same revenue village before negotiating.
Who to contact
Local revenue, planning & forest offices
Mutation and revenue-record matters go through the Tehsildar of the relevant taluka under the District Collector, Gondia; the profiles list eight talukas. Sale-deed registration is handled by the local Sub-Registrar, planning and zoning questions go to the Town Planning office or the local planning authority, and forest status goes to the Forest Department’s divisional office. We opened the district portal home page (Gondia district portal) but it carried no office directory, and we could not open the Mahabhumi portal or the IGR rate pages, so check them directly.
COMMON QUESTIONS
Frequently asked questions
Everything buyers, NRIs and investors ask before their first reviewed farmland purchase in Gondia.
Visit full wiki01 of 04
What does farm land cost in Gondia?
Our estimate is about ₹2 lakh to ₹40 lakh per acre*, depending on the belt: roughly ₹12–40 lakh around Gondia city, Tiroda and the expressway belt, ₹4–15 lakh in the Goregaon, Amgaon, Arjuni Morgaon and Sadak Arjuni paddy belts, and ₹2–8 lakh on the Deori and Salekasa. These are wide, rounded, indicative estimates, not a valuation or an offer. Check the Ready Reckoner rate with the Sub-Registrar.
02 of 04
What is the status of the Nagpur–Gondia expressway?
Swarajya reported in August 2025 an approved 162.6 km corridor with a 72.6 km Bhandara–Gondia section, a Gondia ring road of 13.712 km, Rs 3,162.18 crore sanctioned for land acquisition and a target drive time of about 75 minutes. Sources disagree on the opening date, with a 2027 deadline on one tracking page and a six-year target set in April 2026, so confirm with MSRDC.
03 of 04
Who can buy farm land in Gondia?
Section 63 of the Tenancy and Agricultural Lands Act voids a sale to a non-agriculturist unless an exception or a Collector’s permission applies, and the Revenue Minister repeated in July 2026 that only recognised farmers may buy. The state page treats Vidarbha as running on a parallel Act (our reading, to confirm), so ask the Tehsildar for the farmer-status check in writing.
04 of 04
Is there a working airport near Gondia?
Birsi airport lies about 12 km north of Gondia, according to the MSME-DI profile. A January 2026 report says it has had unresolved issues since 2009 and describes flights to seven cities and a rice cargo hub as intentions, with no timeline. We found no confirmed scheduled service.
Ready to look at what is available?
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Sources and references
Law and courts
- Maharashtra Tenancy and Agricultural Lands Act, 1948, section 63, Indian Kanoon text
- Section 63-1A, Indian Kanoon text
- Section 43, Indian Kanoon text
- Maharashtra Tenancy and Agricultural Lands Act, 1948 as amended in 2016 and 2018, 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 Legislative Research
- Maharashtra Stamp Act, 1958, text amended to May 2019
- Maharashtra Stamp Act, amended to 3 Jun 2022, IGR Maharashtra
Government
- Ground water information booklet, Gondia district, Central Ground Water Board (stage of development 2009)
- District agriculture contingency plan, Gondia, ICAR-CRIDA (undated; crop data 2008-09)
- Brief industrial profile of Gondia district, MSME-DI (2001 Census; roads and rail 2010-11)
- Gondia district portal (home page)
- Maharashtra state overview, State Disaster Management Authority
- Dynamic Ground Water Resources and Ground Water Quality of Maharashtra, 2024, Central Ground Water Board
- Foreign Exchange Management (Acquisition and Transfer of Immovable Property in India) Master Direction, RBI
- Inspector General of Registration and Controller of Stamps, Maharashtra (home page)
News
- Nagpur–Gondia expressway gets green light, Swarajya, 27 Aug 2025
- Nagpur–Gondia Expressway, information and status, The Metro Rail Guy (last update Jan 2025)
- Administrative approval of Rs 931.15 crore for Bhandara–Gadchiroli expressway land, Swarajya, 19 Feb 2026
- HUDCO loan plan approved, timeline for three Vidarbha expressways, Swarajya, 23 Apr 2026
- Gondia Birsi airport and Rohna tourism plan, Navbharat Live (non-English), 14 Jan 2026
- Ready Reckoner rates 2026-27 unchanged, 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 3.9%, Business Standard, Apr 2025
- Registration fee waived for agricultural land partition documents, Free Press Journal, May 2025
- Maharashtra waives stamp duty on land buys, Nation Press, May 2026
- Only farmers can buy agricultural land in Maharashtra, IANS, 8 Jul 2026
Further reading
- Maharashtra Tenancy and Agricultural Lands Laws (Amendment) Act, 2026, JSA Prism, June 2026
- Land Revenue Code Second Amendment Act, 2025, JSA Prism, March 2026
- Land Revenue Code amendment, Khaitan and Co ERGO, 23 Feb 2026
- Recent amendments to the Fragmentation Act, Cyril Amarchand Mangaldas via Conventus Law
- Fragmentation Amendment Act, 2025, TeamLease RegTech
- Maharashtra land bill, legacy urban plots, King Stubb and Kasiva, Jan 2026
- Agricultural land laws and the 1961 Ceiling Act, Bombay Chartered Accountant Journal, Apr 2011
- Digital 7/12 extracts get full legal validity, Free Press Journal, Dec 2025
- Land records e-governance in Maharashtra, Elets, Feb 2025
- Plots up to one guntha, The Week, 9 Jul 2025
- Economic Survey of Maharashtra 2025-26
- Maharashtra state profile, Invest India
Data-currency note: area, rainfall and soils come from a CGWB booklet and an undated ICAR-CRIDA plan with 2008-09 crop data; population is unclear in the booklet and 2001 only in the MSME-DI profile; roads and rail are 2010-11. 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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