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Area guide
Kurali
Agricultural land at the Mohali–Kurali expressway end, estimated at ₹1.5–4.5 crore per acre*: exit limits, foothill court orders and Punjab land-law checks.
₹1.5–4.5 cr/acre*
Estimated price*
31.23 km
Expressway length
₹1,525.3 crore
Expressway cost
22 Dec 2025
Opened
*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.
PLRS — Punjab Land Records SocietyMicro-market record — Kurali
Rev. 2026 · Farmland India desk
District
Listed as a township of Mohali (SAS Nagar) district on the district portal; the town lies in the Mohali–Rupnagar area, so confirm the district, tehsil and Sub-Registrar office for each khasra
Corridor
Mohali–Kurali expressway (Package 2 of the 61.23 km Chandigarh–Ambala corridor): IT City Chowk to Kurali, 31.23 km, ₹1,525.3 crore, opened 22 Dec 2025 (The Tribune)
Rail
Not checked for this page
Terrain
Plain fields with the Shivalik foothills close by; the High Court order of July 2026 covers foothill villages such as Siswan
Access
Access-controlled expressway with a toll plaza at Bajheri; the road ends on the Kurali–Siswan road
Planning
Planning authority and zoning for Kurali not checked; GMADA and municipal coverage to be confirmed
Estimated land price*
₹1.5–4.5 crore per acre*
Land law is state law. These rules are maintained on the Punjab page and apply to every district within it.
Kurali — land purchase legal rules
The Act text we read limits how much land a family may hold, not who may buy. The main check is land classification: village common land (Shamlat Deh) vests in the Gram Panchayat, and a private seller cannot pass title to it.
Who can buy agricultural land? Section 4 of the Punjab Land Reforms Act, 1972 (Act No. 10 of 1973) caps what a person or family may hold. We found no clause in the text we read that limits the buyer by domicile or occupation; the copy is a 2005 printout, so a Punjab revenue lawyer should confirm there is no later restriction.
Ceiling limits: under Section 4(2) the permissible area is 7 hectares of two-crop irrigated land, 11 hectares of one-crop irrigated land and 20.5 hectares of barani land, with other classes capped at 21.8 hectares. A family of more than five gets one-fifth extra per additional member, for at most three members. Section 12 makes a transfer beyond the limit void (Act text, Punjab Land Records Society). A 2017 amending Bill took land bought for housing, industry, tourism and institutions outside the Act and asks the buyer to tell the Collector of the change of use within a year (Punjab Vidhan Sabha, Bill 33-PLA-2017).
Shamlat Deh — the parcel that cannot be sold: under the Punjab Village Common Lands (Regulation) Act, 1961 this land vests in the Gram Panchayat, which may dispose of it only for the benefit of villagers and, under the rules, with prior government approval; the Collector decides disputes over its status. A private seller therefore cannot give a buyer title to it. Match every khasra number against the seller's current Jamabandi before paying any advance; the state reported in Tribune, June 2025 that its Easy Jamabandi portal issues free digitally signed copies with a QR code.
NRI Power of Attorney: a power-of-attorney sale does not transfer title; in Suraj Lamp & Industries v State of Haryana (Supreme Court, 2011) the Court held that only a registered deed of conveyance does, though an attorney may sign that registered deed for the owner. If the seller is abroad, read the PoA for an express power to sell and for its registration.
NRI & OCI buyers: the Reserve Bank's Master Direction under FEMA 1999 lets NRIs and OCIs buy immovable property other than agricultural land, plantation property or a farm house. That applies across India, Punjab included.
- Ceiling, not buyer class
- Ceiling: 7 / 11 / 20.5 ha
- Shamlat Deh: Panchayat land
- NRI PoA: registered deed
- NRI agri: barred (FEMA)
- Jamabandi check
Sub-area overview
Kurali — an expressway end-point with exit and foothill-order checks
Kurali is where the Mohali–Kurali expressway ends. The Tribune reported the 31.23 km road open to traffic on Monday 22 December 2025: it runs from IT City Chowk in Mohali to Kurali via the Kurali–Siswan road, cost ₹1,525.3 crore, was built over 215 hectares and skirts the congested stretches of Mohali, Kharar and Kurali. Agricultural land near the end point is priced on access and future use rather than farm income, and our estimate is ₹1.5–4.5 crore per acre*, indicative only. The Mohali district portal lists Kurali among the district's townships (Kharar, Kurali, Mohali, Zirakpur and Dera Bassi) and gives 383 villages and a population of 9,94,628; it does not give a census year.
Access is the first question. The expressway is access-controlled, with a toll plaza at Bajheri village. Villagers there blocked the toll lanes from 24 November 2025 to demand an entry and exit, and NHAI called that not feasible on an access-controlled road; by the opening report it had agreed to review a service-road link. Swarajya reported in August 2025 that officials saw real estate growth under way around Kurali, IT City Mohali, New Chandigarh and Kharar, which is an official view and not a price series. We found no dated price for Kurali land.
Kurali is also close to land under a court freeze: on 24 July 2026 the Punjab and Haryana High Court halted construction and transfers, including by power of attorney, in 16 foothill villages that include Siswan, Karoran and Sultanpur. Kurali is not named in that order, but check every khasra against it. Read the Mohali district page, the Rupnagar district page and the state-wise land laws guide first. Our estimate for Kurali agricultural land is ₹1.5–4.5 crore per acre*; rely on registered sale deeds and the collector rate.
- Expressway end
- Access-controlled road
- Foothill orders
- Thin price data
- NRI barred
Connectivity
How Kurali connects
Kurali is the end of the Mohali–Kurali expressway. Distances are not route-checked.
By road and rail
Read this before relying on distances
The expressway is access-controlled, so land next to the road is not necessarily near an exit. The Bajheri blockade began over exactly this point, and NHAI has only agreed to review a service-road link. A plot beside the embankment with no legal access road is a different asset from one with a registered approach. Ask where the nearest entry actually is and who owns the road to the khasra.
Growth catalysts
Upcoming infrastructure & developments
Status labels maintained by the Farmland India research desk. Government-announced timelines — not guaranteed.
01Expressway
Operational
03Pending or contested
Confirm status
Agriculture & terrain
Soil, crops & water in Kurali
Kurali is plain farmland near the Shivalik foothills. We found no village-level crop or water data.
Soil & crops
We found no sourced crop mix or soil data for Kurali. Check the land-use entry in the revenue record and a Soil Health Card report for the plot. Data: Soil Health Card site.
- Jamabandi
- Girdawari
- Soil test
- Water test
Water
The Central Ground Water Board's 2024 assessment of Punjab (December 2024) put the state's stage of extraction at 156.87%, with 115 of 153 assessment units over-exploited (carried from our Punjab research; the Kurali block category was not found, so confirm it). The Ghaggar and the Sukhna choe overflowed at points around Mohali and Zirakpur on 29 August 2025 (The Tribune); that report does not mention Kurali, so ask for the plot's own flood history. Groundwater categories: CGWB.
Mandi price reference
Wholesale prices for the nearest regulated market are published on Agmarknet; we have not confirmed which mandi serves Kurali best. Live prices: Agmarknet.
Farmland India view
Why buyers look at Kurali
Reasons buyers look at this micro-market, stated with the evidence we have. Not a price forecast.
An expressway that is already open
Package 2 has carried traffic since 22 December 2025, so access is delivered, not announced. Check the exit, not just the road.
A longer link still pending
If Package 1 opens, the corridor will run to Ambala. Its dates have moved at least three times, so do not price it in as certain.
Official interest in the belt
Officials described real estate growth around Kurali, IT City Mohali, New Chandigarh and Kharar (Swarajya, Aug 2025). That is a statement, not a price record.
A lower estimate than the Mohali belt
Our estimate of ₹1.5–4.5 crore per acre* sits below our Kharar and Mullanpur estimates. It is a judgement with no price series behind it, so test it against registered deeds.
Listing data is not legal advice. Confirm title, land use and eligibility with the Sub-Registrar.
STRAIGHT TALK
Risks & challenges specific to Kurali
Specific to this micro-market, beyond the Mohali and Punjab-wide points.
Access-controlled road, limited exits
Land beside the expressway may have no direct entry. The Bajheri toll-plaza demand was refused and only a service-road review was agreed. Ask for the legal approach road, who owns it and whether any service road is approved.
Acquisition, shamlat and title
Package 2 took about 215 hectares, so ask whether any part of the khasra was acquired or is in a pending service-road or widening alignment. Land of the Shamlat Deh class vests in the gram panchayat under the Punjab Village Common Lands (Regulation) Act, 1961, so a private seller cannot give title to it. A power-of-attorney sale does not pass title (Supreme Court, 2011).
Foothill forest and court orders
The High Court froze transfers and construction in 16 foothill villages on 24 July 2026 pending forest-land demarcation. Kurali is not named, but a neighbouring village can be. Ask the Forest Department in writing whether the khasra is in a PLPA-notified area, and check the court status before paying a token.
Farmhouse and periphery rules
Punjab's Cabinet cleared a farmhouse policy on 16 November 2025 for the kandi belt from Mohali to Pathankot: plots of at least one acre (4,000 sq yd), ground plus one floor and a Forest Department NOC; The Tribune said fees and detailed controls had not been disclosed. We did not read the notification. The Punjab New Capital (Periphery) Control Act, 1952 covers land within ten miles (about 16 km) of the capital's boundary; we did not check whether Kurali lies inside it.
Prices and duty
We found no dated price for Kurali. Our estimate of ₹1.5–4.5 crore per acre* is indicative, so rely on the collector rate and registered deeds nearby. We did not open an official Punjab stamp-duty or collector-rate page, so ask the Sub-Registrar for the rate that applies to the village.
Groundwater
Punjab has most assessment units over-exploited (CGWB, December 2024). Ask for the water source and a borewell report, and check the block category.
Who can buy
Punjab's Land Reforms Act, 1972 limits how much land a family may hold (section 4: for example 7 hectares of two-crop irrigated land); we found no clause limiting who may buy, which is not settled law, so confirm with a Punjab revenue lawyer. NRIs and OCIs cannot buy agricultural land, plantation land or a farmhouse under FEMA, so this page is not a route for them.
KEEP EXPLORING
Explore more areas
Other areas in Mohali
Guides & research
- Kanal and Marla in Haryana and Punjab — Conversion GuideWiki · P01 Land Measurement Units
- Punjab Agricultural Land RulesWiki · P04 State-wise Land Laws
- Marla, Kanal and Killa in Punjab — What They MeanWiki · P01 Land Measurement Units
- Farmhouse Rules in Punjab (2026): Mohali and PAPRAWiki · P17 Farmhouse & Lifestyle Land
- Stamp Duty Calculator Punjab: Land Cost Method (2026)Wiki · P11 Taxation, Stamp Duty & Registration
- Bhu Naksha Punjab: Village Land Map Guide (2026)Wiki · P02 Land Records & Documentation
- Stamp Duty Punjab: Land Registry Charges (2026)Wiki · P11 Taxation, Stamp Duty & Registration
- Punjab CLU: Change of Land Use Explained (2026)Wiki · P06 Land Use, CLU & NA Conversion
COMMON QUESTIONS
Frequently asked questions
Everything buyers, NRIs and investors ask before their first reviewed farmland purchase in Kurali.
Visit full wiki01 of 04
What does agricultural land in Kurali cost?
Our estimate for agricultural land in Kurali is ₹1.5–4.5 crore per acre*, indicative only. We found no dated price series, so check registered sale deeds nearby and the collector rate with the Sub-Registrar.
02 of 04
Is the Mohali–Kurali expressway open?
Yes. The Tribune reported the 31.23 km Package 2 open to traffic on 22 December 2025. Package 1 toward Ambala was reported 80% complete in May 2026 and we found no opening report.
03 of 04
Can I get an entry or exit near my plot?
Not automatically. The road is access-controlled, NHAI called an entry at the Bajheri toll plaza not feasible and agreed only to review a service-road link. Ask for the nearest legal access in writing.
04 of 04
Can an NRI buy land in Kurali?
An NRI or OCI cannot buy agricultural land, plantation land or a farmhouse under FEMA. Residential and commercial land in approved areas is a separate question for a lawyer.
Transparency
Sources for this page
- Expressway, corridor and Bajheri dispute — The Tribune, 3 Dec 2025 and 22 Dec 2025; Package 1 progress — Swarajya, 12 Aug 2025 and The Tribune, 19 May 2026
- High Court order on 16 villages — LiveLaw, 24 Jul 2026, and The Tribune, 23 Jul 2026
- District township list, tehsils and villages — SAS Nagar district portal, opened Oct 2026 (census year not stated)
- Farmhouse policy — The Tribune, 16 Nov 2025 (policy text not read)
- Punjab land law (Land Reforms Act 1972, Village Common Lands Act 1961, Periphery Act 1952), groundwater (CGWB Dec 2024) and NRI rule (RBI Master Direction) — carried from our Punjab and Mohali research, not re-opened for this page
- Prices — Farmland India estimate*; collector rate to be obtained from the Sub-Registrar
- Full district and state sourcing: see the Mohali page, the Rupnagar page and the Punjab page. Sources read October 2026.
General information, not legal advice. Report inaccuracies to wiki@farmlandindia.com.
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