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District guide
Buying Land in Pratapgarh
A forest-edge southern Rajasthan district where the Section 42 bar on sales by ST khatedars, the Sita Mata eco-sensitive zone and falling groundwater matter more than any price series.
4,117 sq km
Area
8.68 lakh
Population (Census 2011)
67.6%
Rural ST households (SECC)
124.10%
Groundwater development
*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.
Apna Khata — Rajasthan Land Records PortalDistrict land record — Pratapgarh
Rev. 2026 · Farmland India desk
State
Rajasthan
Sub-divisions
5 tehsils (Pratapgarh, Arnod, Chhoti Sadri, Dhariawad, Peepalkhoont) and five development blocks of the same names (district industrial profile, 2016-17; CGWB district brochure). The district portal refused automated access, so the list was not checked against it
Key markets
Pratapgarh town · Chhoti Sadri · Dhariawad · Arnod · Peepalkhoont
Demand anchors
NH-113 bypass and upgrade works · forest and sanctuary landscape (29% of the district is forest) · no sourced city-scale demand driver
Rail
Not established. The district profile leaves its rail-length entry blank and we found no sourced station
Size and population
About 4,117 sq km (CGWB brochure) · 8,67,848 people, Census 2011 (district industrial profile)
Pricing unit
₹/acre or ₹/hectare (farmland) · ₹/sq yd (plots)
Local units
Vary by tehsil and village; ask the patwari to state the area in acres or hectares in writing
Land records portal
Revenue land-records portal (Apna Khata), not opened for this page; sale deeds register through ePanjiyan (NeGD listing)
Land law is state law. These rules are maintained on the Rajasthan page and apply to every district within it.
Pratapgarh — land purchase legal rules
In the Ceiling Act and the part of the Tenancy Act we read, no clause limits the purchase of agricultural land to farmers. The limits that do appear sit elsewhere: who may sell (Section 42), how much one family may hold, and how the land may be used once bought.
Who can buy agricultural land? We found no farmer-only clause in the Rajasthan Imposition of Ceiling on Agricultural Holding Act, 1973 or in the first 100,000 characters (of about 108,700) of the Tenancy Act, 1955, apart from the Section 42 bar described below. Clause (a) of Section 42 was omitted with effect from 11 November 1992. Whether any residency or farmer test applies to a particular parcel should be checked with the Sub-Registrar before an advance is paid.
Ceiling limits still apply: Section 4(1) of the Ceiling Act sets, for a family of up to five members, 18 acres of land under assured irrigation that can grow two crops a year and 27 acres where it can grow one crop. Unirrigated land is capped by zone: 48 acres in the fertile zone, 54 in the semi-fertile zone, 125 in the semi-desert zone and 175 in the desert zone (the hilly-zone figure is unclear in the printed text). The ceiling rises by one-fifth for each member beyond five, up to twice the base. Section 17(1) bars acquiring land that takes a holding past the ceiling, and Section 17(2) requires declarations from buyer and seller before the transfer document is registered. The India Code text records amendments up to 2020, so the current schedule needs checking.
SC/ST khatedar land, Section 42 of the Tenancy Act: under clause (b), a sale, gift or bequest of khatedari rights by a Scheduled Caste member to a person outside that community, or by a Scheduled Tribe member to a person outside that tribe, is void; clause (bb) adds the Saharia tribe (Tenancy Act). In State of Rajasthan v. Aanjaney Organic Herbal Pvt. Ltd., Civil Appeals 6741-6742 of 2012, the Supreme Court held on 20 September 2012 that a sale by an SC member to a company was void (Supreme Court, September 2012). In February 2025 the Rajasthan High Court held again that a non-SC/ST buyer cannot acquire khatedari rights by adverse possession (LiveLaw, February 2025). The seller's community should be read from the jamabandi before any money moves.
Conversion for non-agricultural use, Section 90A: Section 90A of the Rajasthan Land Revenue Act, 1956 requires permission before agricultural land is put to non-agricultural use, building included. The State Government decides after an inquiry, the holder pays urban assessment or a premium, and use without permission exposes the holder to ejectment under Section 91 or to a penalty (Indian Kanoon text of Section 90A; the India Code copy could not be opened). The Rajasthan High Court noted in February 2022 that the government may regularise unauthorised conversions (LiveLaw, February 2022). For rural land, the 2007 conversion rules name the deciding officer by use and size: the Tehsildar for a residential unit up to 2,500 sq m, the Sub-Divisional Officer, Collector or State Government for larger plots. A complete application is to be decided within 90 days, and the converted land used within five years (Rules 9(3) and 14(1), Revenue Department rules, 2019 compilation). Later amendments to the rules were not read.
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, in Rajasthan as elsewhere (RBI Master Direction, updated to 1 September 2022). The inheritance clauses carry no such exclusion, and residential or commercial plots are not on the excluded list.
- No farmer-only bar found
- Ceiling: 18–175 acres by class
- Tenancy Act §42
- Sec 90A conversion
- NRI agri: barred (FEMA)
- Land records portal
Pratapgarh — district-specific notes
The Rajasthan state page applies to Pratapgarh in full. The notes below are specific to this district. Law was read from Act texts on India Code, one Supreme Court judgment, a Ministry notification summary and Lok Sabha records; where an official page did not open, the note says so.
⚠ Rural Pratapgarh has a large Scheduled Tribe population: in the Socio Economic and Caste Census tables, 1,20,385 of 1,78,064 rural households (67.6%) are ST and 12,288 (6.9%) SC, and ST households are 93.4% in Peepalkhoont and 77.3% in Dhariawad (SECC rural tables; the page does not state the survey year). That makes the Section 42 bar a first-order check here. Section 42 of the Tenancy Act makes void a sale, gift or bequest of khatedari rights by a Scheduled Caste member to a person outside that community, or by a Scheduled Tribe member to a person outside that tribe (Tenancy Act, 1955). The Supreme Court applied the bar to a company buyer on 20 September 2012 (Supreme Court, September 2012), and the Rajasthan High Court held in February 2025 that adverse possession does not give such a buyer khatedari rights (LiveLaw, February 2025). Read the seller's community from the jamabandi before any money moves.
⚠ We found no source on whether any Pratapgarh tehsil or village lies in a Fifth Schedule Scheduled Area, which can add transfer restrictions of its own. Ask the Collector in writing before paying a deposit.
⚠ Part of the district sits in the Sita Mata Wildlife Sanctuary (422.94 sq km) and its eco-sensitive zone, notified on 17 April 2017 for 172.45 sq km across Chittorgarh, Pratapgarh and Udaipur districts (58 villages), extending 0.5 to 3 km from the boundary. The notification bars new commercial mining and stone quarrying (except for local domestic needs), polluting industries and brick kilns, restricts new commercial hotels and resorts within 1 km, and bars construction on steep or eroded slopes (Ministry summary). The Forest Department can say whether a khasra falls inside the zone.
⚠ Section 4(1) of the Ceiling Act, 1973 caps a family of up to five at 18 acres of land under assured irrigation growing two crops a year and 27 acres for one crop, with unirrigated limits of 48 to 175 acres by zone; section 17 requires declarations from buyer and seller before a transfer document is registered. We did not read the zone schedule for Pratapgarh, and the India Code text records amendments to 2020, so check the current schedule.
⚠ Section 90A of the Rajasthan Land Revenue Act, 1956 requires permission before agricultural land is put to non-agricultural use, and use without permission exposes the holder to ejectment or a penalty (Indian Kanoon text of Section 90A; the India Code copy could not be opened). For rural land, the 2007 conversion rules name the deciding officer by use and size (the Tehsildar for a residential unit up to 2,500 sq m, higher officers above that) and allow 90 days for a complete application (Rules 9(3) and 14(1), Revenue Department rules, 2019 compilation); later amendments were not read.
Read the full Rajasthan land buying guide for buyer eligibility, stamp duty and NRI rules.
- Tenancy Act s.42 · ST khatedars
- Sita Mata eco-sensitive zone
- Ceiling Act 1973
- Sec 90A conversion
District overview
Pratapgarh — a tribal-majority, forest-edge district with thin price evidence
Pratapgarh is a southern Rajasthan district of about 4,117 sq km with 8,67,848 people at Census 2011 (CGWB brochure; district industrial profile). It was created on 26 January 2008 as the state's 33rd district from parts of Udaipur, Banswara and Chittorgarh, and it keeps five tehsils: Pratapgarh, Arnod, Chhoti Sadri, Dhariawad and Peepalkhoont. Forest covers about 29.38% of the area, and the profile lists red ochre, soapstone, marble and limestone among the minerals worked.
We publish no per-acre price band for Pratapgarh. No registered-deal series, district collector (DLC) schedule or news report with a Pratapgarh rate was found, and listing-site asking prices cannot be traced to registered deals. Statewide, Patrika reported DLC rises of 5% to 49% in listed areas from 3 August 2026 (Patrika, August 2026); whether Pratapgarh was among them is not stated in what we read.
The district is farmland and forest rather than a corridor market. The CGWB brochure puts black soil on about 57% of the area, soybean and maize as the leading crops, and groundwater development at 124.10%, with three of five blocks over-exploited (CGWB brochure). Access depends on NH-113, where a Pratapgarh city bypass and a Pratapgarh–Padi upgrade were listed in the Lok Sabha in July 2024 (Lok Sabha, July 2024).
- Pratapgarh town
- Chhoti Sadri
- Dhariawad
- Arnod
- Peepalkhoont
- Sita Mata sanctuary
Transaction costs
Stamp duty & registration in Pratapgarh
Up to 20%
Surcharge on stamp duty
cow-protection surcharge, Section 3-B, Stamp Act 1998; cap raised from 10% in 2018
DLC
Valuation basis
Patrika reported in August 2026 that duty and fee follow DLC rates
Not traced
Base duty and fee
sale-deed rates could not be traced to an official page or a news report
The surcharge cap was raised from 10% to 20% by the Rajasthan Stamp (Amendment) Bill, 2018, effective 13 June 2018 (PRS, Bill 18 of 2018; The Tribune, September 2018). The rate notified today is not confirmed, and the base stamp duty and registration fee for a sale deed could not be traced to an official page or a news report, so none is quoted. Deeds are registered through the Registration and Stamps Department's ePanjiyan system (NeGD listing). Patrika reported statewide DLC rises of 5% to 49% in listed areas from 3 August 2026 (Patrika, August 2026) and gave one example in December 2024: on a Rs 50 lakh transaction in an area where the DLC rate rose 15%, the extra cost was Rs 66,000 in a man's name and Rs 56,250 in a woman's (Patrika, December 2024). We found no Pratapgarh-specific schedule. Since July 2024, Rule 57 of the Stamp Rules lets the registering officer inspect the land and value open land and structures separately (TeamLease RegTech, July 2024). Take the current schedule from the Sub-Registrar.
Know the belt
What is moving prices in Pratapgarh
There is no district price series. The cards below record what exists and what to check.
Statewide DLC revisions
Up to 50% (Dec 2024); 5% to 49% in listed areas (Aug 2026)
Patrika reported DLC rises of up to 50% on rural irrigated land in December 2024 and of 5% to 49% in listed areas from 3 August 2026 (Patrika, December 2024; Patrika, August 2026, Hindi-language report). Neither report, as read, gives a Pratapgarh figure.
Check: the DLC rate for the village and land class on the sale-deed date.
Asking prices
No sourced price series
Listing-site asking prices for Pratapgarh could not be traced to registered deals, so none are shown. The DLC rate is the only official reference and it is a registration floor, not what a seller will accept.
Check: registered sale deeds in the same revenue estate before negotiating.
Land inside the Sita Mata zone
172.45 sq km eco-sensitive zone
A parcel near the sanctuary can fall in the notified zone, where new commercial mining, brick kilns and new commercial hotels or resorts within 1 km are restricted (Ministry summary). The restrictions limit what a buyer can build, so they affect value more than soil does.
Check: the Forest Department, in writing, for the khasra.
Mineral belt
Red ochre, soapstone, marble
The district profile lists red ochre, soapstone, marble, limestone and masonry stone among minerals worked (district industrial profile). We found no lease map, so a parcel in a mining area may carry lease or access conditions.
Check: the Mines Department for lease status before paying a deposit.
Units
Rajasthan revenue records and local trade use units that vary by district, tehsil and village. We did not open a revenue manual for Pratapgarh, so convert every quote to acres or hectares and ask the patwari to confirm the area and the share of the khasra being sold.
Connectivity
How Pratapgarh connects — road, rail and air
Distances and journey times are not given because no official or news source was found for them.
By road
By air
By rail & metro
The practical question is the last leg from the highway to the parcel; ask for the access road in the revenue record. Full Rajasthan rules for buyers from outside the state: Rajasthan agricultural land rules.
Growth catalysts
Upcoming infrastructure & developments
Status labels reflect sources read in October 2026. The statuses below are from July 2024 and may be out of date; items marked confirm have a single or an older source.
00Open or inaugurated
02In progress or pending
Agriculture & terrain
Soil, crops & water in Pratapgarh
A black-soil, soybean-and-maize district with forest cover and over-exploited groundwater in three of five blocks.
🌾 Black-soil plains
The CGWB district brochure puts black soil on about 57% of the district, clayey loam on 38% and red soil on 4%, and lists soybean (about 101,124 hectares), maize (57,155), wheat (49,319) and gram (22,421) as the leading crops; the crop year was not read from the summary (CGWB brochure). The district profile also describes black cotton soil.
- Soybean
- Maize
- Wheat
- Gram
🌲 Forest and hills
Forest covers about 1,20,976 hectares, 29.38% of the district, and the Sita Mata sanctuary spans 423 sq km (district industrial profile). The geology is Deccan Trap basalt over much of the area, with granite, gneiss and schist in the southwest and north (CGWB brochure). Forest and zone status decide what can be built more than soil does.
- Sita Mata
- Forest cover
- Deccan Trap
💧 Irrigation
Of about 84,629 hectares net irrigated, roughly 56,099 are served by other wells, 18,585 by tubewells and about 7,166 by canals (CGWB brochure). The district profile gives a much smaller irrigated area of 12,823 hectares, so the two sources disagree; we use the CGWB figure.
- Wells
- Tubewells
- Canal
💧 Water & rainfall
Average annual rainfall is 856 mm and falls from south to north (CGWB brochure); the IMD Jaipur monsoon report gives state-level normals of 435.6 mm for June to September (IMD, 2025). The brochure puts groundwater development at 124.10%, with Arnod (140.51%), Chhoti Sadri (148.35%) and Pratapgarh (132.57%) over-exploited, Dhariawad critical (93.67%) and Peepalkhoont semi-critical (75.64%); the assessment year was not read, and the brochure contains internal inconsistencies. Statewide, CGWB 2024 puts extraction at 149.86% with 214 of 302 units over-exploited, and lists fluoride and nitrate quality concerns for Pratapgarh (CGWB, 2024). Check borewell yield and permission on site.
📐 Measurement units
Local units vary by district and tehsil. Convert every quote to acres or hectares before comparing two offers. Mandi prices are published on Agmarknet, which was not opened for this review, so none is quoted; crop income is modest next to land values, so price a parcel on its location, legal status and permitted use.
At a glance
Pratapgarh vs. its neighbours
| District / belt | Price band* (per acre) | Evidence |
|---|---|---|
| Pratapgarh | No sourced price series | Statewide DLC revisions reported (Patrika, Aug 2026); no district figure found |
| Chittorgarh | No sourced price series | No figure used on this page |
| Banswara | No sourced price series | No figure used on this page |
| Udaipur | No sourced price series | No figure used on this page |
*DLC rates are registration floors, not market prices. See the Chittorgarh page and the Banswara page for the two nearest neighbours in the state, and Udaipur for the nearest city market.
Farmland India view
Why investors look at Pratapgarh
Five reasoned points, with an honest note that the price evidence is thin and the legal overlays are heavy.
Legal clarity is the entry cost
With two-thirds of rural households ST and a Section 42 bar on sales to outsiders, a buyer who documents the seller's community and title is better placed than one relying on a broker summary.
Forest-edge landscape
About 29% of the district is forest and the Sita Mata sanctuary spans 423 sq km. The setting is a draw for low-density use, but the eco-sensitive zone limits what can be built near it.
Black-soil farmland
Soybean and maize lead the crop list and irrigation comes mostly from wells. Returns from crops are modest next to land values, so treat farming as holding income.
Highway works on NH-113
A city bypass and a Pratapgarh–Padi upgrade were listed in 2024. The progress figures are two years old, so confirm what is built before paying for access.
Thin comparables
No sourced price series exists. A buyer who collects registered deals for the revenue estate has the only real price evidence available.
Confirm Section 42 status, eco-sensitive zone and DLC status directly; these are not certified by Farmland India’s review.
STRAIGHT TALK
Risks & challenges in Pratapgarh
Read these before shortlisting in Pratapgarh specifically.
Section 42 and ST khatedar land
Most rural households are ST, so many parcels may be ST khatedar land. A sale to a non-ST buyer is void, and long possession does not cure it. Read the seller's community from the jamabandi.
Scheduled Area status unknown
We found no source on whether any Pratapgarh tehsil is a Scheduled Area. Ask the Collector in writing before paying a deposit.
Eco-sensitive zone and forest land
The Sita Mata zone covers 58 villages across three districts and restricts quarrying, brick kilns and new hotels. Ask the Forest Department for the khasra's status.
Over-exploited groundwater
Three of five blocks are over-exploited and the district stands at 124.10% (CGWB brochure, assessment year not read). Check borewell depth and any restriction before assuming irrigation.
DLC rate churn
Statewide DLC rises of up to 50% (Dec 2024) and 5% to 49% in listed areas (Aug 2026) were reported; no Pratapgarh figure was found. Check the rate in force on the sale-deed date.
Announced is not delivered
The NH-113 progress figures date from July 2024. Price on today's roads, not on the plan.
No sourced price series
We use no listing-site prices for Pratapgarh, and DLC rates are only a floor. Collect registered comparables before negotiating.
Who to contact
Local revenue, planning & forest offices
Mutation and revenue-record matters go through the Tehsildar of the relevant tehsil (Pratapgarh, Arnod, Chhoti Sadri, Dhariawad, Peepalkhoont), under the District Collector. Sale-deed registration is handled by the local Sub-Registrar through ePanjiyan (NeGD listing). The Forest Department's local office can say whether a khasra lies in the Sita Mata sanctuary or its eco-sensitive zone, and the Mines Department can state lease status. The district portal, the Apna Khata records portal and ePanjiyan refused automated access or were not opened, so check them directly. Office contacts are listed there; we do not publish phone numbers.
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Guides & research
- Stamp Duty Calculator Rajasthan: DLC Land Table (2026)Wiki · P11 Taxation, Stamp Duty & Registration
- DLC Rate Jodhpur: Lookup Table and Method (2026)Wiki · P11 Taxation, Stamp Duty & Registration
- DLC Rate Jaipur: Lookup Table and Method (2026)Wiki · P11 Taxation, Stamp Duty & Registration
- Acre to Bigha in Rajasthan: Pucca, Kachcha (2026)Wiki · P01 Land Measurement Units
- Stamp Duty Rajasthan: Land Registry Charges (2026)Wiki · P11 Taxation, Stamp Duty & Registration
- DLC Rate Lookup Rajasthan: Check Circle Rate (2026)Wiki · P02 Land Records & Documentation
- Girdawari Rajasthan: Crop Record Guide (2026)Wiki · P02 Land Records & Documentation
- Mutation Status Rajasthan: Check Online (2026)Wiki · P02 Land Records & Documentation
COMMON QUESTIONS
Frequently asked questions
Everything buyers, NRIs and investors ask before their first reviewed farmland purchase in Pratapgarh.
Visit full wiki01 of 04
What does agricultural land cost in Pratapgarh, Rajasthan?
We publish no per-acre band for Pratapgarh because no registered-deal series, DLC schedule or news report with a district rate was found, and listing-site asking prices cannot be traced to registered deals. Patrika reported statewide DLC rises of 5% to 49% in listed areas from 3 August 2026; whether Pratapgarh was among them is not stated. A DLC rate is a registration floor, not a market price.
02 of 04
Can I buy land held by an ST khatedar in Pratapgarh?
Not if you are outside that tribe. Under Section 42(b) of the Tenancy Act a sale, gift or bequest by an ST member to a non-ST person is void. In the Socio Economic and Caste Census tables, 67.6% of rural households in the district are ST, and 93.4% in Peepalkhoont, so the seller's community should be read from the jamabandi first.
03 of 04
Does the Sita Mata eco-sensitive zone affect land in Pratapgarh?
Yes, near the sanctuary. The zone notified on 17 April 2017 covers 172.45 sq km across Chittorgarh, Pratapgarh and Udaipur districts, extending 0.5 to 3 km from the boundary, and bars new commercial mining, brick kilns and polluting industries and restricts new commercial hotels within 1 km. Ask the Forest Department whether the khasra falls inside it.
04 of 04
Which infrastructure affects Pratapgarh?
The only sourced items are on NH-113: a two-lane Pratapgarh city bypass at 40% physical progress and a Pratapgarh–Padi upgrade at 91%, both as listed in the Lok Sabha on 25 July 2024. No rail or airport project was found, and the progress figures may be out of date.
Ready to look at what is available?
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Sources and references
Law and courts
- Rajasthan Tenancy Act, 1955 (ss. 42, 42B), India Code
- Rajasthan Imposition of Ceiling on Agricultural Holding Act, 1973 (ss. 4, 6, 17), India Code
- State of Rajasthan v. Aanjaney Organic Herbal Pvt. Ltd., Civil Appeals 6741-6742 of 2012, Supreme Court, 20 Sep 2012
- Anandi Lal v. Dalip Prajapat, Rajasthan High Court, LiveLaw, Feb 2025
- Section 90A, Rajasthan Land Revenue Act, 1956, Indian Kanoon text
- Bhanwar Singh v. State of Rajasthan, Rajasthan High Court, LiveLaw, Feb 2022
- Rajasthan Land Revenue (Conversion of Agricultural Land for Non-Agricultural Purposes in Rural Areas) Rules, 2007, Revenue Department (2019 compilation)
Government
- District industrial profile, Pratapgarh (2016-17), MSME Development Institute
- Ground water brochure, Pratapgarh district, Central Ground Water Board (assessment year not read)
- Eco-sensitive zone, Sita Mata Wildlife Sanctuary, Ministry of Environment, Forest and Climate Change (S.O. 1191(E), 17 Apr 2017)
- Lok Sabha Unstarred Question 665, answered 25 Jul 2024 (NH-113 works, annexure)
- Caste and tribe status of rural households, Pratapgarh (Rajasthan), Socio Economic and Caste Census
- Rajasthan listing, India Stack Local, NeGD (ePanjiyan and eDharti)
News
- Rajasthan DLC rates raised up to 50%, Patrika, 3 Dec 2024
- Rajasthan DLC rate hike, Patrika, 4 Aug 2026 (Hindi-language report)
- Rajasthan government scraps new districts and divisions, Scroll, 29 Dec 2024
- Rajasthan government annuls 9 districts and 3 divisions, Sentinel Assam, 29 Dec 2024
- Rajasthan Stamp (Amendment) Rules 2024, TeamLease RegTech, Jul 2024
Further reading
- Rajasthan Stamp (Amendment) Bill 2018 (Bill 18 of 2018), PRS Legislative Research
- Budget 2026-27 press note, Rajasthan Finance Department
- Geographic profile of Rajasthan, Resident Commissioner (Rajasthan)
- Master Direction FED 12/2015-16, Reserve Bank of India (updated to 1 Sep 2022)
- Agricultural Statistics of Rajasthan 2023-24, Directorate of Economics and Statistics
- Rajasthan Monsoon Report 2025, IMD Jaipur
- Dynamic Ground Water Resources and Ground Water Quality of Rajasthan 2024, Central Ground Water Board
- Rajasthan raises stamp duty surcharge from 10 to 20 for cow protection, The Tribune, Sep 2018
Data-currency note: population and area come from the 2016-17 district profile and an undated CGWB brochure; groundwater categories are from the CGWB brochure, not a current assessment; the NH-113 progress figures date from July 2024; the tribe and caste household shares come from the SECC rural tables, whose year the page does not state. 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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