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District guide
Buying Land in Jalgaon
A Tapi-valley district of banana, cotton and jowar farms on the Bhusawal rail junction, with approved rail upgrades, a highway in land acquisition and an estimated land price* that varies widely by belt.
11,765 sq km
Area (MSME-DI, 2015-16)
42.3 lakh
Population (Census 2011)
₹4–60 lakh per acre
Estimated land price*
314 km, approved Oct 2025
Bhusawal–Wardha rail lines
*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 — Jalgaon
Rev. 2026 · Farmland India desk
State
Maharashtra (northern Maharashtra, Tapi valley)
Sub-divisions
15 talukas: Jalgaon, Jamner, Erandol, Dharangaon, Bhusawal, Bodwad, Yawal, Raver, Muktainagar, Amalner, Chopda, Parola, Pachora, Chalisgaon and Bhadgaon (MSME-DI Jalgaon profile). The district portal home page opened but gave no list
Key markets
Jalgaon–Bhusawal rail and MIDC belt · Raver, Yawal and Chopda (Tapi banana belt) · Chalisgaon and Pachora · Amalner
Demand anchors
Bhusawal–Wardha third and fourth rail lines (approved Oct 2025) · Manmad–Jalgaon fourth line (fast-tracked 2024) · Jalgaon–Jalna rail line · NH-753B acquisition · airport expansion (on hold)
Rail
350 km of rail line in 2012-13 (MSME-DI Jalgaon profile); Bhusawal in the district is a junction named in current rail projects
Size and population
11,765 sq km (2015-16) and 42,29,917 people (Census 2011) (MSME-DI Jalgaon profile)
Estimated land price*
₹4–60 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.
Jalgaon — 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
Jalgaon — district-specific notes
The Maharashtra state page applies to Jalgaon 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.
⚠ Agricultural-zone land in Jalgaon 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 sanctuaries: the MSME-DI profile gives forest cover as 25.08% in one place and 18.72% in the 2010-11 land-use table, mainly in Raver, Chopda and Yawal talukas (MSME-DI Jalgaon profile). The Yawal Forest Division working plan for 2019-20 to 2028-29 covers Chopda, Yawal and Raver and lists a sanctuary named Pal of 175.58 sq km (Working Plan, Yawal Forest Division); the part we could read did not state a notification date or an eco-sensitive zone. We found no eco-sensitive-zone or tiger-reserve buffer notice for Jalgaon, so ask the Forest Department for a written status on any survey number near a forest block.
⚠ 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 Jalgaon villages, if any, 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).
Read the full state-wise land laws guide for buyer eligibility, stamp duty and NRI rules.
- Farmer-only (s.63)
- NA reform Dec 2025
- Fragmentation Act 1947
- Forest land
- Tribal-seller rules
District overview
Jalgaon — a Tapi-valley banana and cotton district on the Bhusawal rail junction
Jalgaon district covers about 11,765 sq km and had 42,29,917 people in the 2011 Census, with the Tapi as its principal river and the Girna, Bori and Panjhra draining the area south of it (MSME-DI Jalgaon profile). The profile lists 15 talukas and 350 km of rail line in 2012-13. Black soil lies in Amalner, Erandol, Jalgaon, Bhusawal and Muktainagar, and sandy soil near the Satpura foothills and south of Pachora, Chalisgaon, Jamner and Bhadgaon.
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 ₹4 lakh to ₹60 lakh per acre*, are wide and indicative: the Jalgaon–Bhusawal belt sits at the top and the dry plateau of Chalisgaon, Pachora and Bhadgaon at the bottom.
The rail story is the main one. The Bhusawal–Wardha third and fourth lines (314 km) were among four rail projects approved in October 2025 (Indian Infrastructure, October 2025), the Manmad–Jalgaon fourth line (160 km) and the Bhusawal–Khandwa third and fourth lines (130.5 km) were fast-tracked in June 2024 (IANS, June 2024), and land acquisition for the 174 km Jalgaon–Jalna line was reported to be in its final stage in January 2026 (Navbharat, January 2026).
- Jalgaon
- Bhusawal
- Raver
- Yawal
- Chopda
- Chalisgaon
Transaction costs
Stamp duty & registration in Jalgaon
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 Jalgaon-specific rate, so check the rate for the village with the Sub-Registrar.
Know the belt
What is moving prices in Jalgaon
Rail and highway news, plus wide indicative price bands marked *. No registered-deed series or district rate was found.
Jalgaon–Bhusawal–Jamner belt
Estimated land price*: ₹20–60 lakh per acre
Jalgaon city and Bhusawal sit on the rail corridor where the Manmad–Jalgaon fourth line and the Bhusawal third and fourth lines are planned (IANS, June 2024). The MSME-DI profile lists MIDC Jalgaon (629.63 ha) and MIDC Bhusawal (325.84 ha) as the main industrial areas (MSME-DI Jalgaon profile). The band is wide and rounded and is not a deal price.
Check: whether the survey number sits in a zone, on a rail alignment or near MIDC land.
Tapi banana belt: Raver, Yawal, Chopda, Muktainagar
Estimated land price*: ₹12–35 lakh per acre
Banana is the district’s best-known crop, with jowar, cotton and sugarcane also leading (MSME-DI Jalgaon profile). NH-753B is planned through Chopda, Yawal and Raver, with joint measurement reported complete in Chopda and on the Yawal–Savda stretch (DeshGujarat, March 2026). The band is indicative.
Check: irrigation source, forest-edge status and whether the parcel is on the NH-753B alignment.
Chalisgaon, Pachora and Bhadgaon plateau
Estimated land price*: ₹4–12 lakh per acre
Sandy and medium black soils on the southern side, with a Jalgaon–Jalna rail line planned from Jalgaon (Navbharat, January 2026). We found no dated rate or award, so the band is a wide, indicative range.
Check: borewell yield, access road and canal or tank command.
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 Jalgaon 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 Jalgaon 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
05In progress or pending
Agriculture & terrain
Soil, crops & water in Jalgaon
A banana, cotton and jowar district on the Tapi, with roughly a quarter of the net cropped area irrigated in 2010-11.
🌾 Soil and crops
Black fertile soil lies in Amalner, Erandol, Jalgaon, Bhusawal and Muktainagar, medium black soil in Yawal, Raver, Chopda and parts of Chalisgaon and Bhadgaon, and sandy soil near the Satpura foothills; jowar, raw cotton and banana are the leading products, with sugarcane and groundnut also significant (MSME-DI Jalgaon profile). Net cropped area was 803 thousand hectares and gross cropped area 875 thousand in 2010-11.
- Banana
- Cotton
- Jowar
- Sugarcane
- Groundnut
💧 Irrigation
Net irrigated area was 192 thousand hectares and gross irrigated area 261 thousand hectares in 2010-11, against 803 thousand hectares of net cropped area (MSME-DI Jalgaon profile). The profile does not split irrigation by source in the part we read, so ask which source (well, canal or lift) serves a given 7/12.
- Wells
- Canals
- Tapi
- Reservoirs
🌊 Rivers and forest
The Tapi flows west to the Arabian Sea and receives thirteen principal tributaries, with the Girna, Bori and Panjhra south of it; none is navigable (MSME-DI Jalgaon profile). Forest is mainly in Raver, Chopda and Yawal, and the profile gives 25.08% in one place and 18.72% in the land-use table, so the figures conflict.
- Tapi
- Girna
- Bori
- Panjhra
- Forest
🌧 Rainfall & groundwater
Rainfall is about 700 mm, mostly in the monsoon (MSME-DI Jalgaon profile). 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, 7 critical and 41 semi-critical (CGWB, December 2024); we did not find the Jalgaon block figures, so look at the unit your parcel falls in.
📐 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, net sown area was 16,571 thousand hectares in 2024-25 with an average holding of 1.23 hectares (Economic Survey of Maharashtra 2025-26).
At a glance
Jalgaon vs. its neighbours
| District / belt | Estimated land price* (per acre) | Basis |
|---|---|---|
| Jalgaon — Jalgaon–Bhusawal–Jamner belt | ₹20–60 lakh* | Indicative estimate; wide band |
| Jalgaon — Raver, Yawal, Chopda banana belt | ₹12–35 lakh* | Indicative estimate; wide band |
| Jalgaon — Chalisgaon, Pachora, Bhadgaon | ₹4–12 lakh* | Indicative estimate; wide band |
| Dhule | Not estimated here | See the Dhule page |
| Nashik | Not estimated here | See the Nashik page |
*Indicative only, not a valuation or an offer; prices vary by plot, road access and title. Check the guideline or ready-reckoner rate with the Sub-Registrar. See the Dhule page, the Nashik page and the Aurangabad page for neighbouring districts; neighbouring Jalna and Buldhana have their own pages.
Farmland India view
Why investors look at Jalgaon
Five reasoned points, with an honest note that the price evidence is thin and most rail and road catalysts are still pending.
A rail junction with approved upgrades
Bhusawal–Wardha third and fourth lines were approved in October 2025 and the Manmad–Jalgaon line was fast-tracked in 2024 (Indian Infrastructure, October 2025; IANS, June 2024). Approval is not construction, so price on what is built.
A new line planned north–south
The Jalgaon–Jalna line was at the final stage of land acquisition in January 2026 (Navbharat, January 2026). Land inside the alignment is acquired, not traded.
A highway that is moving
NH-753B reached a decisive phase of acquisition in March 2026 (DeshGujarat, March 2026); a stalled project has restarted, with construction only expected.
Cash crops on irrigated land
Banana, cotton and sugarcane lead the cropping on the Tapi plain (MSME-DI Jalgaon profile); irrigation access drives value more than road frontage in the farm belts.
A paperwork-led market
Farmer status, the standard-area rule, the 7/12 occupancy class and forest-edge 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 Jalgaon
Read these before shortlisting in Jalgaon specifically.
Farmer-only purchase
A non-farmer cannot buy agricultural land under section 63, and the Revenue Minister repeated the farmer-status check in July 2026 (IANS, July 2026). Buying through a farmer’s name without being one is the usual trap.
Forest and sanctuary edges
Forest cover is given as 25.08% and 18.72% in the same profile, mainly in Raver, Chopda and Yawal (MSME-DI Jalgaon profile). Ask the Forest Department for a written status on parcels near forest blocks.
Small plots and the standard area
Splitting a farm into guntha-sized plots is restricted outside listed zones even after the 2025 regularisation Act, which covers only past transfers inside urban and planning zones.
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 Jalgaon village rate was found.
Announced is not delivered
The runway extension is on hold, the rail projects are approved or fast-tracked rather than built, and the highway awaits construction. Treat every date as a target.
Data conflicts and no deed series
Forest percentages, area and census year differ across the profiles read, and the price bands on this page 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 (15 talukas listed above), under the District Collector, Jalgaon. 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 district portal opened only to a navigation page (Jalgaon district portal), and the Mahabhumi pages were not opened, so check both directly.
COMMON QUESTIONS
Frequently asked questions
Everything buyers, NRIs and investors ask before their first reviewed farmland purchase in Jalgaon.
Visit full wiki01 of 04
What does farm land cost in Jalgaon?
Our estimate is about ₹4 lakh to ₹60 lakh per acre*, depending on the belt: roughly ₹20–60 lakh around Jalgaon, Bhusawal and Jamner, ₹12–35 lakh in the Raver, Yawal and Chopda banana belt, and ₹4–12 lakh on the Chalisgaon, Pachora and Bhadgaon plateau. 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 Jalgaon?
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. The Revenue Minister repeated in July 2026 that buyers must show proof of farmer status. Read the 7/12 and ask an advocate before paying a token.
03 of 04
Which rail and road projects affect Jalgaon?
Reports list the Bhusawal–Wardha third and fourth lines (approved October 2025), the Manmad–Jalgaon fourth line (fast-tracked June 2024), the 174 km Jalgaon–Jalna line (land acquisition at its final stage in January 2026) and NH-753B through Chopda, Yawal and Raver (land acquisition, March 2026). Approval is not construction, so check each status before paying for a corridor.
04 of 04
Do forest or tribal-land rules affect Jalgaon parcels?
They can. Forest cover is given as 18.72% to 25.08% in one district profile, mainly in Raver, Chopda and Yawal, and a forest working plan lists a 175.58 sq km sanctuary in those talukas. 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?
Browse reviewed listingsTransparency
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 industrial profile, Jalgaon, MSME-DI (census 2011; agriculture 2010-11; roads and rail 2012-13)
- Working Plan, Yawal Forest Division, Dhule Circle, 2019-20 to 2028-29, Maharashtra Forest Department
- Jalgaon district portal (home page; navigation only)
- 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
- Road rerouting key hurdle in Jalgaon airport expansion, Free Press Journal, 8 Aug 2026
- CCEA approves four rail projects, Indian Infrastructure, 9 Oct 2025
- Centre fast-tracks Rs 5,879 crore rail projects in Maharashtra, IANS via Morung Express, 27 Jun 2024
- Jalgaon–Jalna railway project land acquisition final stage, Navbharat, 12 Jan 2026
- Land acquisition speeds up for four-laning of Ankleshwar–Burhanpur highway, DeshGujarat, 23 Mar 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, talukas, roads, soils and crops come from an MSME-DI profile with data of mixed years (census 2011, agriculture 2010-11, roads and rail 2012-13) and a conflict on forest cover. The CGWB district booklet and the district portal pages could not be read (robots or navigation-only). 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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