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District guide
Buying Land in Osmanabad (Dharashiv)
A dry Marathwada district, officially renamed Dharashiv: pigeon-pea, sorghum and sugarcane farmland, a new Solapur–Tuljapur rail line and a Shaktipeeth Expressway notification, and an estimated land price* that varies by water access.
about 7,512 sq km
Area (CGWB)
16.6 lakh
Population (Census 2011)
₹3–80 lakh per acre
Estimated land price*
Special railway project, 2022
Solapur–Tuljapur–Osmanabad rail
*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 — Osmanabad
Rev. 2026 · Farmland India desk
State
Maharashtra (Marathwada region); officially renamed Dharashiv
Sub-divisions
Eight talukas in the CGWB booklet (as at March 2012): Osmanabad, Tuljapur, Omerga, Lohara, Bhoom, Kallamb, Paranda and Washi. The current official list was not opened
Key markets
Osmanabad (Dharashiv) and Tuljapur town fringe · Omerga and Lohara belt · Paranda and Kallamb irrigated land · Bhoom and Washi rain-fed land
Demand anchors
Solapur–Tuljapur–Osmanabad new rail line (land acquisition and tender reported, 2023) · Shaktipeeth Expressway final notification (June 2026) · Tuljapur temple town
Rail
Usmanabad station was renamed Dharashiv (code DRSV) in May 2025 (PTI via The Week); a new Solapur–Osmanabad line via Tuljapur is a declared special railway project (Lok Sabha, July 2023); the train list was not opened
Size and population
About 7,512 sq km and 16,60,311 people (Census 2011) in the CGWB booklet (748.5 thousand hectares, about 7,485 sq km, in the ICAR contingency plan)
Estimated land price*
₹3–80 lakh per acre depending on the belt (indicative; see the note under the price table)
Pricing unit
₹/acre or ₹/hectare for farm land; ₹/sq m for plots
Local units
Acre, guntha (40 gunthas = 1 acre) and hectare; convert any quote to acres (1 hectare = 2.47 acres)
Land records portal
Mahabhulekh digital 7/12, 8A and ferfar extracts; the portal was not opened for this page, so check records there
Land law is state law. These rules are maintained on the Maharashtra page and apply to every district within it.
Osmanabad — 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
Osmanabad — district-specific notes
The Maharashtra state page applies to Osmanabad in full. The notes below are specific to this district. Law was read from Act and court texts and law-firm notes; the Mahabhulekh, IGR rate and district NIC pages could not be opened, and the notes say so where it matters.
⚠ Name: the Centre approved renaming Osmanabad as Dharashiv on 24 February 2023, after a state cabinet decision of 29 June 2022 (The Quint, February 2023), and the railway renamed Usmanabad station Dharashiv in May 2025 (PTI via The Week, May 2025). Records, deeds and older documents may still say Osmanabad; the CMS name on this page follows the older spelling.
⚠ Railway and expressway land: the Solapur–Osmanabad via Tuljapur line is acquiring land under the Railway Act, 1989, with ₹150 crore of advance compensation deposited with the competent authority at Osmanabad and ₹20 crore at Solapur, and some farmers asked in June 2023 for direct purchase instead (Lok Sabha, July 2023). The Shaktipeeth Expressway final notification of June 2026 lists Dharashiv among 13 districts (Swarajya, June 2026). A survey number on either alignment is under acquisition, so ask the Collector’s office for a written alignment status before any deposit.
⚠ Who may buy: section 63 of the Maharashtra Tenancy and Agricultural Lands Act makes a sale of agricultural land invalid in favour of a person who is not an 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 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). Osmanabad lies in Marathwada, and the state page notes that Marathwada and Vidarbha run on parallel Acts that the 2026 amendment also touches; that mapping is our reading, so ask an advocate which Act and which wording applies to the survey number.
⚠ Plot size: the Prevention of Fragmentation and Consolidation of Holdings Act, 1947 restricts sales below a notified standard area, set by an 8 August 2023 notification 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 (Cyril Amarchand Mangaldas via Conventus Law). A December 2025 Act regularises past transfers inside listed urban and planning zones, not plain farm land elsewhere (TeamLease RegTech; Bill text, PRS). We did not open the 2023 notification, so check it for the survey number.
⚠ Non-agricultural use: the Land Revenue Code (Second Amendment) Act, 2025, notified 31 December 2025, replaced section 42, so planning-authority permission can suffice where a Development Plan or Regional Plan allows the use, with a one-time section 47 premium of 0.1%, 0.25% or 0.5% of the Ready Reckoner value by plot size (JSA, March 2026; Khaitan and 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.
⚠ Forest and tribal land: the CGWB booklet gives only 50.53 sq km of forest for 2010-11, so forest is a minor but real check (CGWB Osmanabad booklet). 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). We found no notified list of Scheduled Area or tribal villages for Osmanabad, so ask the Collector’s office and ask the seller for status in writing. We found no tiger-reserve, eco-sensitive-zone or mining-lease notification for the district in the sources opened; ask the Forest Department for a written status near a forest block.
⚠ Ceiling and NRIs: the Maharashtra Agricultural Lands (Ceiling on Holdings) Act, 1961 caps a family unit at tiers 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 Reserve Bank’s Master Direction (RBI Master Direction, updated to September 2022), so a farmhouse plot is out of reach by purchase.
Read the full state-wise land laws guide for buyer eligibility, stamp duty and NRI rules.
- Dharashiv rename
- Section 63
- Railway Act acquisition
- Fragmentation Act
- Ceiling Act 1961
District overview
Osmanabad — a dry Marathwada district, officially Dharashiv, with a new rail line and an expressway on paper
Osmanabad, officially renamed Dharashiv, has about 7,512 sq km, eight talukas and 16,60,311 people in the 2011 Census; the Manjra is the main river and Deccan Trap basalt underlies it (CGWB Osmanabad booklet). It is a low-rainfall district: the booklet gives 600 to 850 mm, with an average of 713 mm over 2002-2011, and the ICAR plan gives a normal of 842.4 mm and puts 66% of its soils in the shallow class (ICAR contingency plan).
We found no registered-deed series or district-level Ready Reckoner table for farm land. The estimated bands on this page, from about ₹3 lakh to ₹80 lakh per acre*, are wide and indicative: the Osmanabad and Tuljapur town fringe sits at the top, the irrigated Omerga, Lohara, Paranda and Kallamb land in the middle and rain-fed Bhoom and Washi land at the bottom. The state Ready Reckoner was raised for 2025-26 and held for 2026-27 (IANS, April 2026).
Two projects shape the outlook: the Solapur–Osmanabad new line via Tuljapur, with land acquisition under way by 2023 and a ₹544.68 crore Tuljapur–Osmanabad tender (Lok Sabha, July 2023; NBM and CW, 2023), and the Shaktipeeth Expressway, which names Dharashiv in its June 2026 notification (Swarajya, June 2026). We found no report of either being complete.
- Osmanabad
- Dharashiv
- Tuljapur
- Omerga
- Paranda
- Shaktipeeth
Transaction costs
Stamp duty & registration in Osmanabad
5% + 1%
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; farm land is usually here
1%
Registration fee
capped at Rs 30,000 (Act text and a May 2025 report)
The 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 on the registration fee 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 and the rate for Osmanabad depends on whether the land sits in a council area, a gram panchayat or a notified area; read it from 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). The Ready Reckoner was raised for 2025-26 and left unchanged for 2026-27 (IANS, April 2026); we did not find a Osmanabad-specific rate table on any page we opened.
Know the belt
What is moving prices in Osmanabad
Rail, expressway and Ready Reckoner news, plus wide indicative price bands marked *. No registered-deed series was found.
Osmanabad (Dharashiv) and Tuljapur town fringe
Estimated land price*: ₹20–80 lakh per acre
Tuljapur and Osmanabad are the two stops named for the new Solapur line (NBM and CW, 2023), and the Tuljapur Tulja Bhavani shrine is named in the Shaktipeeth cabinet report (The Hitavada, June 2025). The band is a wide, rounded estimate for farm land near the towns; it is not a deal price.
Check: whether the parcel is on the rail or expressway alignment, or inside a planning area.
Irrigated Omerga, Lohara, Paranda and Kallamb land
Estimated land price*: ₹8–30 lakh per acre
The CGWB booklet records 47,982 dugwells and 15,834 borewells and says groundwater supplies about 74.5% of net irrigated area (CGWB Osmanabad booklet); the ICAR plan shows canals irrigating 18.7 thousand hectares (ICAR contingency plan). We found no dated rate or award, so the band is a wide, indicative range.
Check: borewell yield, canal command status and the access road in the record.
Rain-fed Bhoom and Washi land
Estimated land price*: ₹3–12 lakh per acre
Bhoom and Paranda appear as low-rainfall tehsils in the ICAR drought tables, and shallow soils cover about two-thirds of the district (ICAR contingency plan); parcels without assured water sell mainly on access. No dated rate was found, so the band is wide and indicative.
Check: water source, soil depth and the access road.
Ready Reckoner 2025-26 and 2026-27
Raised for 2025-26, held for 2026-27 (state level)
The state average rose 3.89% for 2025-26 and rates were left unchanged for 2026-27 (IANS, April 2026); the reports we read give no Osmanabad-specific agricultural figure, and these are state-level percentages, not district rates.
Check: the rate in force for the village on the deed date.
Rail line acquisition
Advance compensation deposited (2023)
₹150 crore was deposited at Osmanabad and ₹20 crore at Solapur as advance compensation for the line (Lok Sabha, July 2023). That signals acquisition cost and process, not market price.
Check: whether your survey number is on the alignment and what notice has been issued.
Units: acres, gunthas and hectares
A guntha is about 1,089 sq ft and an acre is 40 gunthas (The Week, July 2025, with 40 gunthas as our arithmetic). Sellers in Osmanabad may quote in acres, gunthas or hectares, and local terms can differ by taluka, so convert every quote to acres or hectares (1 hectare = 2.47 acres) and ask the Talathi for the area on the 7/12 before comparing two offers.
Connectivity
How Osmanabad connects — road, rail and air
Only items with a source are listed; train services, road lengths 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.
01Open or inaugurated
02In progress or pending
Agriculture & terrain
Soil, crops & water in Osmanabad
A dry, pigeon-pea, sorghum and sugarcane district on mostly shallow soils, irrigated largely from dugwells and borewells, with groundwater use already moderate to high.
🌾 Soil and crops
The ICAR plan puts shallow soils on 66.14% of the area, deep black on 23.14% and medium-deep black on 10.72%, with a net sown area of 519.3 thousand hectares and a cropping intensity of 161%; kharif crops are pigeon pea (87.8 thousand hectares), sorghum (73.7), black gram (51.6), soybean (30.5) and sunflower (27.6), and rabi sorghum covers 243.7, with sugarcane at 25.1 (ICAR contingency plan, data from 2006 to 2010). Grape, mango and kagzi lime are the main fruits.
- Pigeon pea
- Sorghum
- Soybean
- Sugarcane
💧 Irrigation
The CGWB booklet records net irrigated area of 191,713 hectares in 2006-07, about 74.5% of it from groundwater, with 47,982 dugwells and 15,834 borewells (CGWB Osmanabad booklet); the ICAR plan gives a lower net irrigated area of 106.7 thousand hectares (15.6%), so the totals differ (ICAR contingency plan). Water access varies a lot by village.
- Dugwells
- Borewells
- Canals
- Lift schemes
🌊 Rivers and forest
The Manjra is the main river, with the Sina, Terna, Bori, Benitura and Banganga also draining the district; forest is only 50.53 sq km (2010-11) (CGWB Osmanabad booklet).
- Manjra
- Sina
- Terna
- Forest
💧 Rainfall & groundwater
Rainfall is 600 to 850 mm with a 2002-2011 average of 713 mm in the booklet, and a 842.4 mm normal in the ICAR plan. The stage of groundwater development is 53.33% in the booklet’s summary and 65.28% in its body text for 2007-08, from 47% in Bhoom to 84% in Osmanabad taluka (CGWB Osmanabad booklet); the figures conflict and are old. The 2024 state assessment is on the CGWB site (CGWB, 2024), but we did not find the Osmanabad block figures.
📐 Measurement units
Local units vary by taluka, so convert every quote before comparing offers (1 hectare = 2.47 acres; 1 acre = 40 gunthas). Price a parcel on location and permitted use, not on crop income; live mandi prices are on Agmarknet (not opened for this page).
At a glance
Osmanabad vs. its neighbours
| District / belt | Estimated land price* (per acre) | Basis |
|---|---|---|
| Osmanabad — Osmanabad and Tuljapur town fringe | ₹20–80 lakh* | Indicative estimate; wide band |
| Osmanabad — Omerga, Lohara, Paranda, Kallamb | ₹8–30 lakh* | Indicative estimate; wide band |
| Osmanabad — Bhoom and Washi rain-fed land | ₹3–12 lakh* | Indicative estimate; wide band |
| Latur | Not estimated here | See the Latur page |
| Beed | Not estimated here | See the Beed page |
| Solapur | Not estimated here | See the Solapur 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 Latur page and the Beed page for neighbouring Maharashtra districts. The Telangana and Karnataka border districts are not covered on this page.
Farmland India view
Why investors look at Osmanabad
Five reasoned points, with an honest note that the price evidence is thin and several catalysts are still pending.
A new rail line and an expressway on paper
The Solapur–Tuljapur–Osmanabad line was declared a special railway project and has an advance-compensation deposit (Lok Sabha, July 2023), and the Shaktipeeth notification names Dharashiv (Swarajya, June 2026). Neither is reported complete.
A temple-town anchor
The Tulja Bhavani Shaktipeeth is named in the expressway cabinet report (The Hitavada, June 2025); pilgrim traffic matters for land near Tuljapur, not for remote farm land.
Canal and well irrigation exists
Groundwater supplies about 74.5% of net irrigated area, and the ICAR plan shows 18.7 thousand hectares under canals (CGWB Osmanabad booklet; ICAR contingency plan), which separates assured-water land from rain-fed land in price.
Water is the constraint
Groundwater development was 53% to 65% in 2007-08 and reached 84% in Osmanabad taluka (CGWB Osmanabad booklet). That favours land with a proven water source.
A paperwork-led market
Farmer-only purchase, the standard plot area, acquisition notices, the ceiling and the name change in records are all parcel-specific. The return case rests on location and permitted use, not on 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 Osmanabad
Read these before shortlisting in Osmanabad specifically.
Acquisition on two alignments
The rail line is acquiring land under the Railway Act, 1989 (Lok Sabha, July 2023) and the Shaktipeeth Expressway has no published compensation rates (Swarajya, June 2026). Get the alignment status in writing.
Farmer-only purchase
Section 63 voids a sale to a non-agriculturist unless an exception or permission applies (Indian Kanoon text), and the Revenue Minister repeated the farmer-proof requirement in July 2026 (IANS, July 2026). A will does not get round it (LiveLaw, June 2020).
Minimum plot size
Below the standard area a sale needs regularisation, and the 2025 relief covers listed urban and planning zones only (Cyril Amarchand Mangaldas via Conventus Law; TeamLease RegTech).
Low rainfall and water stress
Rainfall is 600 to 850 mm and groundwater development already reached 84% in Osmanabad taluka in 2007-08 (CGWB Osmanabad booklet). Check borewell yield and the water source for each parcel.
Two names in the records
The district is officially Dharashiv (The Quint, February 2023) but deeds, maps and older documents may say Osmanabad; make sure the survey number, not the name, is what you check.
Data conflicts and no deed series
Groundwater stage (53.33% vs 65.28%) and net irrigated area (191,713 vs 106,656 hectares) differ between the sources read, and the bands on this page are indicative estimates*, not deal prices. Collect registered comparables in the same village before negotiating.
Who to contact
Local revenue, planning & forest offices
Mutation and record-of-rights matters go through the Tahsildar of the relevant taluka (the CGWB booklet lists Osmanabad, Tuljapur, Omerga, Lohara, Bhoom, Kallamb, Paranda and Washi), under the District Collector, Osmanabad (Dharashiv). Sale-deed registration is handled by the local Sub-Registrar under the Inspector General of Registration, planning-permission questions go to the planning authority for the area, and forest status goes to the Forest Department’s divisional office. Digital 7/12, 8A and ferfar extracts carry legal validity under a December 2025 government resolution (Free Press Journal, December 2025). Land-acquisition questions on the rail line go to the competent authority for land acquisition at Osmanabad, and on the expressway to the Collector’s office and the state road corporation. We did not open the Mahabhulekh portal, the district NIC portal or the IGR rate pages for this page, so check them directly.
COMMON QUESTIONS
Frequently asked questions
Everything buyers, NRIs and investors ask before their first reviewed farmland purchase in Osmanabad.
Visit full wiki01 of 04
What does farm land cost in Osmanabad?
Our estimate is about ₹3 lakh to ₹80 lakh per acre*, depending on the belt: roughly ₹20–80 lakh near Osmanabad and Tuljapur towns, ₹8–30 lakh on irrigated land in Omerga, Lohara, Paranda and Kallamb and ₹3–12 lakh on rain-fed Bhoom and Washi land. These are wide, rounded, indicative estimates, not a valuation or an offer. Prices vary by plot, road access and title, so check the Ready Reckoner rate with the Sub-Registrar.
02 of 04
Is Osmanabad now called Dharashiv?
Yes. The Centre approved renaming Osmanabad as Dharashiv on 24 February 2023, after a state cabinet decision of 29 June 2022, and the railway renamed Usmanabad station Dharashiv in May 2025. Older deeds, maps and records may still say Osmanabad, so check the survey number rather than the district name.
03 of 04
What is the status of the Solapur–Tuljapur–Osmanabad rail line?
It was declared a Special Railway Project on 16 September 2022, and the Railway Minister told the Lok Sabha on 26 July 2023 that ₹150 crore of advance compensation had been deposited at Osmanabad and ₹20 crore at Solapur. A Tuljapur–Osmanabad tender estimated at ₹544.68 crore had a bid date of 10 October 2023. We found no later report, so confirm progress with Central Railway.
04 of 04
Can a non-farmer buy farm land in Osmanabad?
Generally not without an exception or permission. Section 63 of the Maharashtra Tenancy and Agricultural Lands Act voids a sale to a non-agriculturist, and the Revenue Minister repeated in July 2026 that buyers must show proof of farmer status. Osmanabad is in Marathwada, where parallel Acts apply, so ask an advocate which wording governs the survey number.
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
- Cyril Amarchand Mangaldas via Conventus Law: amendments to the Fragmentation Act, 1947
- TeamLease RegTech: Fragmentation and Consolidation of Holdings (Amendment) Act, 2025
- Maharashtra Bill 94 of 2025 (Fragmentation Act amendment), PRS Legislative Research
- JSA Prism, March 2026: Maharashtra Land Revenue Code (Second Amendment) Act, 2025
- Khaitan and Co, 23 Feb 2026: Land Revenue Code amendment and the 10 Feb 2026 resolution
- Maharashtra Tenancy and Agricultural Lands Act, section 63-1A, Indian Kanoon text (tribal seller protections)
- Bombay Chartered Accountant Journal, April 2011: Agricultural Lands (Ceiling on Holdings) Act, 1961
- Maharashtra Stamp Act, 1958 (Article 25) reproduction amended to May 2019
- LiveLaw report on the 2020 Supreme Court judgment, June 2020
Government
- Ground water information booklet, Osmanabad district (2013), Central Ground Water Board
- Lok Sabha Unstarred Question 1126, 26 Jul 2023: Solapur-Osmanabad via Tuljapur new line
- District agriculture contingency plan, Osmanabad, ICAR
- RBI Master Direction FED 12/2015-16 (NRI and OCI acquisition of immovable assets)
- Maharashtra Stamp Act, 1958 as amended to 3 Jun 2022, Inspector General of Registration
- Inspector General of Registration and Controller of Stamps, Maharashtra (home page)
- IGR Maharashtra Citizen’s Charter
- Dynamic Ground Water Resources of Maharashtra, assessment 2024, Central Ground Water Board
- Maharashtra State Disaster Management Authority: state profile
News
- PTI via The Week, May 2025: Usmanabad station renamed Dharashiv
- The Quint, Feb 2023: Centre approves renaming to Dharashiv
- Swarajya, Jun 2026: Shaktipeeth Expressway final notification
- IANS via The Hawk, Jul 2026: Revenue Minister on farmer-only purchase
- IANS via Investment Guru India, Apr 2026: Ready Reckoner unchanged for 2026-27
- NBM and CW, 2023: tender for Solapur-Osmanabad new BG line
- Free Press Journal, May 2025: registration fee waived on agricultural partition documents
- Business Standard, Apr 2025: Ready Reckoner increase 2025-26
- Nation Press, May 2026: stamp-duty exemption report
- The Hitavada, Jun 2025: Shaktipeeth cabinet approval
- The Week, Jul 2025: Assembly land-law announcement (1 guntha about 1,089 sq ft)
- Free Press Journal, Dec 2025: legal validity of digital 7/12, 8A and ferfar extracts
Further reading
- JSA Prism, June 2026: Maharashtra Tenancy and Agricultural Lands Laws (Amendment) Act, 2026
- Vinodchandra Sakarlal Kapadia v. State of Gujarat, Supreme Court, 15 Jun 2020 (bequest to a non-agriculturist)
- Maharashtra Tenancy and Agricultural Lands Act as amended in 2016 and 2018, PRS Legislative Research
- Maharashtra Tenancy and Agricultural Lands Act, section 43, Indian Kanoon text
- Gundaji Satwaji Shinde v. Ramchandra Bhikaji Joshi, Supreme Court, Dec 1978 (Manupat case guide)
- The Week, Jun 2025: Samruddhi Mahamarg fully open
Data-currency note: area, tehsils, crops and groundwater come from CGWB and ICAR documents that conflict in places (2006 to 2013 data); infrastructure statuses were read in October 2026 and the rail line has no report after 2023 that we found; 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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