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Owner listed
Ganga County Garhmukteshwar
Hapur, Uttar Pradesh
₹15034.30 AcreView
State guide
Buying Land in Uttar Pradesh
A large state where a hectare-based purchase limit, protected Scheduled Caste and Scheduled Tribe land and an unclear registry position in the Noida investment region matter as much as the airport headlines.
2,40,928 sq km
Area
16.5%
Share of India's population (Census 2011)
5.0586 ha (about 12.5 acres)
Purchase limit (section 89)
59 of 836
Groundwater blocks over-exploited (2024)
State land record — Uttar Pradesh
Rev. 2026 · Farmland India desk
Divisions
18 (as commonly listed)
Total districts
75 (as commonly listed)
State area
2,40,928 sq km (NITI Aayog)
Population share
16.5% of India (Census 2011)
Land records portal
UP Bhulekh / IGRS UP
Governing acts
UP Revenue Code 2006 · Ceiling Act 1960
Stamp duty (agri, M/F)
7% / 6% + 1% reg (as quoted, unconfirmed)
DNGIR villages
84 notified; registry position to confirm
Uttar Pradesh — land purchase legal rules
⚠ Two checks come before any advance in Uttar Pradesh: the Revenue Code limit of 5.0586 hectares (about 12.5 acres) on what one person can acquire by purchase or gift, and the registry position in the DNGIR villages near Noida, where a purchase halt was reported in January 2024 and no later word was found. UP Revenue Code 2006, section 89; Sakshi Post, January 2024.
Who can buy agricultural land? The Revenue Code sections we read set a size limit (section 89) and special rules for land held by Scheduled Caste and Scheduled Tribe members (sections 98 and 99). None asks the buyer to be a farmer or to live in the state (UP Revenue Code 2006, IGRS UP). We did not read the whole tenure chapter, so ask the Sub-Registrar whether anything further applies. The Code repealed the Zamindari Abolition and Land Reforms Act 1950 when it was enforced on 18 December 2015 (SCC Online, February 2016).
Holding limit: section 89(2) of the Code bars a purchase or gift that would take the buyer's total holding in Uttar Pradesh above 5.0586 hectares, about 12.5 acres on our conversion (UP Revenue Code 2006). Under the earlier Act the Supreme Court read a company as a person for this limit and let the excess vest in the State (Oswal Fats and Oils, April 2010). The separate 1960 Ceiling Act caps total holdings; the India Code text gives 7.30 hectares of irrigated land for a family of five or fewer, with additions for larger families, and the text mixes acres and hectares, so the current schedule needs checking (India Code).
DNGIR villages: the Dadri-Noida-Ghaziabad Investment Region covers 84 notified villages, 63 in Bulandshahr and 21 in Gautam Buddh Nagar, notified in October 2024 (Swarajya, July 2026). In January 2024 a Noida Authority letter to the Stamp Department halted purchase and sale in the proposed villages, with registration of agricultural land needing the Authority's consent (Sakshi Post, January 2024). Two July 2026 reports on acquisition by mutual consent do not mention the halt (Millennium Post, July 2026), so ask the Noida Authority or the District Magistrate's office whether it still applies to a given village.
Scheduled Caste and Scheduled Tribe land: a Scheduled Caste bhumidhar needs the Collector's previous written permission to transfer land to a non-Scheduled Caste buyer (section 98), and a Scheduled Tribe bhumidhar may not transfer to a non-Scheduled Tribe buyer (section 99) (UP Revenue Code 2006). The Allahabad High Court described a transfer without the permission as void in Omwati v District Collector, Pilibhit, November 2022.
NRI & OCI buyers: the Reserve Bank's Master Direction under FEMA 1999 excludes agricultural land, plantation land and a farm house from what NRIs and OCIs may buy or receive as a gift (paragraphs 3.1.1 and 3.1.2). Inheritance is covered separately in paragraphs 3.1.3 and 3.1.4, without that exclusion (Reserve Bank of India Master Direction FED 12/2015-16).
- Revenue Code 2006
- Purchase limit: 5.0586 ha
- DNGIR: 84 villages
- SC land: Collector permission
- NRI agri: barred (FEMA)
- Ceiling Act 1960
State overview
Uttar Pradesh — the western belt and the Yamuna Expressway
Uttar Pradesh covers 2,40,928 sq km and held 16.5% of India's population at the 2011 Census (NITI Aayog, July 2025). It is commonly listed as 75 districts in 18 divisions; we did not open a state list to confirm that. This page concentrates on the western belt around Gautam Buddha Nagar (Noida, Greater Noida, Jewar), Hapur, Ghaziabad and Meerut.
Noida International Airport began commercial flights on 15 June 2026 (Noida International Airport, May 2026; Indian Infrastructure, June 2026), and the 165 km Yamuna Expressway links Greater Noida with Agra (NBMCW, January 2023). The Dadri-Noida-Ghaziabad Investment Region is a separate project: 84 villages in Bulandshahr and Gautam Buddh Nagar where acquisition by mutual consent was reported in July 2026 to be about to start (Swarajya, July 2026).
Further east, the Ganga Expressway from Meerut to Prayagraj was inaugurated on 29 April 2026 (All India Radio, April 2026). Cane is the main crop in the mill regions around Meerut and Saharanpur; The Statesman reported about 70 lakh acres under cane in the state when the 2025-26 crushing season opened (The Statesman, November 2025).
- Yamuna Expressway
- Jewar Airport
- DNGIR
- Gautam Buddha Nagar
- Hapur
- Ganga Expressway
Market bands
Price evidence — Uttar Pradesh
No dated per-acre price series or official circle-rate figure was sourced for Uttar Pradesh farmland, so the table lists what the sources do say. Treat it as context, not a price.
| District | Belt / basis | Reference | Land type |
|---|---|---|---|
| Gautam Buddha Nagar | Yamuna Expressway / Jewar | Airport open since 15 June 2026; no per-acre figure sourced | Agricultural and peri-urban |
| Gautam Buddha Nagar and Bulandshahr | DNGIR villages | Acquisition by mutual consent reported to start July 2026; the two reports give different compensation rates, so none is shown | Notified villages |
| Ghaziabad | NCR periphery | No figure sourced | Agricultural / peri-urban |
| Meerut | Sugarcane belt | No figure sourced | Agricultural |
| Agra | Southern end of Yamuna Expressway | No figure sourced | Agricultural |
A circle rate is the valuation floor used for duty, not an asking price. In September 2024 the Allahabad High Court held that duty on a sale deed for agricultural or residential land cannot be raised on its future commercial potential (India Legal, September 2024). Ask the Sub-Registrar's office for the current circle rate of the village before pricing an offer. Sources for the project status: Swarajya, July 2026, Millennium Post, July 2026 and Indian Infrastructure, June 2026. Past movement is not a forecast.
Transaction costs
Stamp duty & registration in Uttar Pradesh
7%
Stamp duty, as quoted
male buyer; rate and valuation base not confirmed from the Stamp Department
6%
Stamp duty, sole woman, as quoted
1% concession; a May 2025 report says the value cap rose from ₹10 lakh to ₹1 crore (Deccan Herald, May 2025)
1%
Registration fee, as quoted
not confirmed from the Stamp Department
We could not open the Stamp and Registration Department's rate schedule, so the 7%, 6% and 1% figures are as commonly quoted and not confirmed. Deccan Herald reported on 9 May 2025 that women would get a 1% duty cut on registrations worth up to ₹1 crore, against a previous limit of ₹10 lakh, without saying whether it had been notified (Deccan Herald, May 2025). Outlook Money described the change as a proposal and reported a second proposal to cap stamp duty and registration at ₹5,000 each when ancestral land is divided within a family (Outlook Money, May 2025). Neither report says whether agricultural land is covered. Ask the Sub-Registrar for the schedule in force before you budget. The Allahabad High Court held in September 2024 that duty cannot be levied on a sale deed for agricultural land by reference to its future commercial potential (India Legal, September 2024).
Connectivity
How Uttar Pradesh connects — road, rail, air and the corridor itself
Western Uttar Pradesh sits in the Delhi-NCR market. Journey times are not sourced here and vary with traffic and works, so use a live route planner.
🚗 By road
Yamuna Expressway165 km, Greater Noida to Agra, six lanes
Yamuna Expressway wideningEight-lane report ordered Jan 2023; no approval found
Ganga Expressway594 km, Meerut to Prayagraj, opened 29 Apr 2026
HapurOne of 12 Ganga Expressway districts
Road journey timesNot sourced; use a live planner
✈️ By air
IGI DelhiDrive times not sourced
Noida International (Jewar)Commercial flights since 15 Jun 2026; international start date not confirmed
🚆 By rail & metro
Delhi-Meerut Namo Bharat82 km corridor dedicated 22 Feb 2026
Meerut MetroMeerut South to Modipuram running since Feb 2026
🛣 The corridor itself
The Yamuna Expressway and the airport are the main access change in the belt. Dates and routes below come from the linked reports (Indian Infrastructure, June 2026; Outlook Traveller, June 2026; All India Radio, February 2026), and our Jewar Airport land guide carries the land-side detail.
Growth catalysts
Upcoming infrastructure & developments
Status labels follow the linked reports and press releases. Announced timelines can move.
Operating · domestic flights
Noida International Airport (Jewar)
Commercial operations began on 15 June 2026 with IndiGo flights from Lucknow and to Bengaluru; phase 1 handles up to 12 million passengers a year (Noida International Airport, May 2026; Indian Infrastructure, June 2026). International flights were described as expected in the coming months, with Zurich, Dubai and Singapore reported as first routes and no confirmed date (Outlook Traveller, June 2026).
Full Jewar Airport land guide →
Operational
Yamuna Expressway
A 165 km six-lane link between Greater Noida and Agra. YEIDA ordered the toll operator to prepare a report on widening to eight lanes in January 2023 (NBMCW, January 2023); we found no later approval.
Acquisition reported to start
Dadri-Noida-Ghaziabad Investment Region (DNGIR)
A planned investment region of 84 villages in Bulandshahr and Gautam Buddh Nagar, notified in October 2024, to be developed in four phases to 2041 (Swarajya, July 2026; Millennium Post, July 2026). A purchase halt in the proposed villages was reported in January 2024 (Sakshi Post, January 2024); its present status is unconfirmed.
Agriculture & terrain
Soil, crops & water across Uttar Pradesh
Western UP mixes cane districts with peri-urban land near Delhi. Groundwater is the one agronomic figure we could source.
🌾 Meerut-Muzaffarnagar sugarcane belt
Cane is the main crop in the mill regions of Meerut and Saharanpur. The Statesman reported about 70 lakh acres under cane in the state, with 8 of 16 Meerut-region mills crushing by 4 November 2025 (The Statesman, November 2025). We did not open the Soil Health Card portal, so soil data is not given.
- Sugarcane
- Mill regions
🟫 NCR periphery (GBN, Ghaziabad, Hapur)
Land near Noida, Ghaziabad and Hapur is discussed mostly in terms of expressway and airport access. We found no sourced crop or soil data for it.
- Crop data not sourced
- Access-led
🕌 Agra-Mathura belt
The Yamuna Expressway ends at Agra. We found no sourced crop or soil data for this belt.
- Crop data not sourced
🌾 Mandi price reference
Wholesale prices for wheat and mustard in the state's regulated markets are published on Agmarknet, the national agricultural marketing portal, which we did not open for this page. For the cane belt, ask the Meerut or Muzaffarnagar mandi directly.
💧 Groundwater
The Central Ground Water Board's 2024 assessment rated 566 of 836 blocks in the state safe, 165 semi-critical, 46 critical and 59 over-exploited, with 70.45% of the annual extractable resource drawn (CGWB, December 2024). It lists fluoride, nitrate and uranium above permissible limits in parts of Gautam Buddha Nagar and Meerut, and nitrate and uranium in Ghaziabad. Down To Earth reported that Saharanpur draws more than 100% of its available groundwater (Down To Earth, January 2025). Check borewell yield and canal access for the parcel itself.
📐 Measurement units
Listings in the state mix local units with acres and hectares, while the Revenue Code states its limits in hectares (5.0586 ha for purchases). Ask for the area in hectares or square metres from the land record before comparing offers.
At a glance
Gautam Buddha Nagar vs. its NCR neighbours
| District | Main project | Land character | Source |
|---|---|---|---|
| Gautam Buddha Nagar | Noida International Airport; Yamuna Expressway; 21 DNGIR villages | Peri-urban and agricultural | Indian Infrastructure, June 2026 |
| Ghaziabad | Delhi-Meerut Namo Bharat corridor, 82 km | Peri-urban | All India Radio, February 2026 |
| Hapur | On the Ganga Expressway route | Agricultural | All India Radio, April 2026 |
Prices are not compared: we hold no dated price series for any of these districts, and circle rates are a duty floor rather than a market price.
Farmland India view
What buyers weigh in Uttar Pradesh
Four things this desk weighs in western Uttar Pradesh.
The airport is open
Flights began on 15 June 2026. What remains reported rather than settled is the international schedule (Indian Infrastructure, June 2026).
No farmer test in the sections read
The Revenue Code sections we read limit size and protect Scheduled Caste and Scheduled Tribe land, but do not ask the buyer to be a farmer (IGRS UP).
Cane gives a farming test
Around Meerut and Saharanpur the mills are active (The Statesman, November 2025), so land there can be judged on farm use rather than expressway access.
Most of the state is outside the NCR story
The Ganga Expressway, open since 29 April 2026, crosses 12 districts from Meerut to Prayagraj (All India Radio, April 2026); the tenure and groundwater checks above apply there too.
Browse reviewed land
Confirm any DNGIR halt and Scheduled Caste or Scheduled Tribe permission directly; they are not certified by Farmland India's listing review.
STRAIGHT TALK
Risks & challenges in Uttar Pradesh
Read these before shortlisting. The DNGIR registry position is the one most likely to change.
DNGIR registry halt
In January 2024 Sakshi Post reported a Noida Authority letter halting purchase and sale in the proposed villages (Sakshi Post, January 2024). We found no report on whether it still applies. Confirm a village's position before paying any advance.
Holding-limit risk on aggregation
Section 89(2) of the Revenue Code bars a purchase that takes the buyer above 5.0586 hectares in the state (UP Revenue Code 2006). Count what you already hold, including through a company: the Supreme Court treated a company as a person under the earlier Act (Oswal Fats and Oils, April 2010).
Scheduled Caste and Scheduled Tribe land
Scheduled Caste land needs the Collector's written permission before sale to a non-Scheduled Caste buyer (section 98), and Scheduled Tribe land cannot go to a non-Scheduled Tribe buyer (section 99). Check the holder's category in the land record (UP Revenue Code 2006).
Speculative pricing ahead of delivery
The airport is open, but international flights and the Yamuna Expressway widening were reported as plans, not finished works (Outlook Traveller, June 2026; NBMCW, January 2023). A price that assumes both carries that risk.
Fragmented and multi-generational holdings
Joint family holdings with unclear mutation trails are common. Insist on a current land record extract and an unbroken chain of mutations.
Valuation and duty disputes
The Allahabad High Court held in September 2024 that duty on agricultural land cannot be raised for future commercial potential (India Legal, September 2024). Keep the deed value and any valuation order on file.
Who to contact
Local revenue & registration offices
The purchase-halt position in the DNGIR villages sits with the Noida Authority and the District Magistrate's office. Permission to transfer Scheduled Caste land is granted by the Collector under section 98 of the UP Revenue Code 2006. Sale deeds are registered by the local Sub-Registrar under the Stamp and Registration Department (IGRS UP), whose own site we could not open for this review.
DEVELOPER PROJECTS · TRUST SCORE
Reviewed projects in Uttar Pradesh
Developer projects carry the platform Trust Score and a reviewed document set.
Reviewed projects have completed Farmland India's document and site review. Individual land parcels are listed by their owners and are not reviewed to the same standard. Always complete your own legal due diligence.
INDIVIDUAL LAND · LAND VERIFICATION SCORE
Individual land parcels in Uttar Pradesh
Individual listings carry the auto-calculated Land Verification Score (LVS).
- ✓ Reviewed
National Highway Front land in Chhata, Kosi Kalan on NH 44, Delhi-Mathura Highway
Chhata, Mathura, Uttar Pradesh
108000000015.44 AcreView - ✓ Reviewed
12-Acre Sports City Land Parcel, Sector 150, Noida
Sector 150 Noida, Greater Noida, Gautam Buddha Nagar, Uttar Pradesh
600000000012.00 AcreView - ✓ Reviewed
25 acres highway access parcel ideal for residential project on NH9
Sikhauda Muradabad, Hapur, Uttar Pradesh
121000000025.00 AcreView
Reviewed projects have completed Farmland India's document and site review. Individual land parcels are listed by their owners and are not reviewed to the same standard. Always complete your own legal due diligence.
KEEP EXPLORING
Districts & guides in Uttar Pradesh
Districts
- Agra
- Aligarh
- Allahabad
- Azamgarh
- Bagpat
- Bahraich
- Ballia
- Barabanki
- Bareilly
- Basti
- Bijnor
- Budaun
- Bulandshahr
- Deoria
- Etah
- Etawah
- Faizabad
- Firozabad
- Gautam Buddha NagarResidential (R-Zone) • 1 listing
- Ghaziabad
- Ghazipur
- Gonda
- Gorakhpur
- HapurResidential Plotted • 2 listings
- Hardoi
- Hathras
- Jaunpur
- Jhansi
- Kanpur Nagar
- Kheri
- Kushinagar
- Lucknow
- Maharajganj
- Mainpuri
- Meerut
- Mirzapur
- Moradabad
- Muzaffarnagar
- Pilibhit
- Pratapgarh
- Raebareli
- Rampur
- Saharanpur
- Sambhal
- Shahjahanpur
- Shamli
- Sitapur
- Sultanpur
- Unnao
- Varanasi
COMMON QUESTIONS
Frequently asked questions
Everything buyers, NRIs and investors ask before their first reviewed farmland purchase in Uttar Pradesh.
Visit full wiki01 of 04
Can anyone buy agricultural land in Uttar Pradesh?
The sections of the UP Revenue Code 2006 we read set a size limit and protect land held by Scheduled Caste and Scheduled Tribe members, but none asks the buyer to be a farmer or a resident of the state (UP Revenue Code, IGRS UP). We did not read the whole tenure chapter, so ask the Sub-Registrar whether any further rule applies.
02 of 04
Is there a limit on how much agricultural land I can buy in Uttar Pradesh?
Section 89(2) of the Revenue Code bars a purchase or gift that would take the buyer's total holding in the state above 5.0586 hectares, about 12.5 acres on our conversion. The separate 1960 Ceiling Act caps total holdings; its India Code text gives 7.30 hectares of irrigated land for a family of five or fewer, and the current schedule should be checked.
03 of 04
Can NRIs buy farmland in Uttar Pradesh?
No. The Reserve Bank's Master Direction under FEMA 1999 excludes agricultural land, plantation land and a farm house from what NRIs and OCIs may buy or receive as a gift, here as elsewhere in India. Inheritance is dealt with separately in paragraphs 3.1.3 and 3.1.4, and other immovable property can be bought.
04 of 04
Can I register a purchase in the DNGIR villages near Noida?
Check first. The investment region covers 84 notified villages in Bulandshahr and Gautam Buddh Nagar (Swarajya, July 2026). Sakshi Post reported in January 2024 that the Noida Authority had halted purchase and sale in the proposed villages, with agricultural registries needing its consent. We found no report on whether the halt still applies, so ask the Noida Authority or the District Magistrate's office.
Ready to look at what is available?
Browse reviewed listingsTransparency
Sources and references
Law and courts
- Uttar Pradesh Revenue Code 2006 (sections 89, 98, 99), text hosted by IGRS UP
- Uttar Pradesh ushers in reform in land and revenue laws, SCC Online, 13 Feb 2016: Code enforced 18 Dec 2015, ZALR Act repealed
- Uttar Pradesh Imposition of Ceiling on Land Holdings Act 1960, India Code text
- Oswal Fats and Oils v Additional Commissioner, Bareilly, Supreme Court, 1 Apr 2010: 12.5-acre limit under the earlier Act
- Additional Commissioner Revenue v Akhalaq Hussain, Supreme Court, 3 Mar 2020: transfers of Scheduled Caste and Scheduled Tribe land under the earlier Act
- Omwati v District Collector, Pilibhit, Allahabad High Court, 10 Nov 2022, SCC Online blog 19 Nov 2022: section 98 permission
- State of Uttar Pradesh v Suresh Chandra Tewari, 2024 INSC 989, Supreme Court, 17 Dec 2024: surplus land under the 1960 Act
Government
- Master Direction FED 12/2015-16 on immovable assets under FEMA 1999, Reserve Bank of India, updated to 1 Sep 2022
- Dynamic Ground Water Resources and Ground Water Quality of Uttar Pradesh 2024, Central Ground Water Board, Dec 2024
- Dynamic Ground Water Resources 2023: Uttar Pradesh, Central Ground Water Board, Jan 2024
- Macro and Fiscal Landscape of the State of Uttar Pradesh, NITI Aayog, Jul 2025
- Country's population reaches 1210 million as per Census 2011, Press Information Bureau, 31 Mar 2011
- Noida International Airport to welcome passengers from 15 June 2026, Noida International Airport press release, 1 May 2026
News
- UP govt stops purchase, sale of land in proposed villages to develop New Noida, Sakshi Post, Jan 2024
- Uttar Pradesh's ambitious New Noida plan takes off, Swarajya, 30 Jul 2026
- New Noida: land acquisition process to start within ten days, Millennium Post, Jul 2026
- Noida International Airport commences commercial operations, Indian Infrastructure, 16 Jun 2026
- Noida airport flight network: current routes and upcoming international destinations, Outlook Traveller, updated 23 Jun 2026
- YEIDA unveils 165-km long Yamuna Expressway widening, NBMCW, 16 Jan 2023
- PM Modi inaugurates 594-km long Ganga Expressway, All India Radio, 29 Apr 2026
- PM Modi flags off Meerut Metro, Namo Bharat train, All India Radio, 22 Feb 2026
- UP women to get 1% stamp duty cut on registrations worth up to Rs 1 crore, Deccan Herald, 9 May 2025
- UP CM proposes higher registration fee rebate for women, Outlook Money, 12 May 2025
- Allahabad High Court says stamp duty on sale of agricultural land cannot be decided over commercial potential, India Legal, 14 Sep 2024
- Sugarcane crushing season commences in UP with 21 sugar mills, The Statesman, 4 Nov 2025
Further reading
- Water-guzzling crops push Uttar Pradesh to the brink of a groundwater crisis, Down To Earth, 29 Jan 2025
- Groundwater assessment 2023 for comparison with 2024, Central Ground Water Board
- Surplus land and partition under the 1960 Ceiling Act: Tewari, Supreme Court, Dec 2024
- Void transfers and vesting: Akhalaq Hussain, Supreme Court, Mar 2020
- State economy and land use context, NITI Aayog, Jul 2025
- 1960 Ceiling Act text on India Code
- Delhi-Meerut Namo Bharat corridor and Meerut Metro, All India Radio, Feb 2026
- Noida airport routes and international plans, Outlook Traveller, Jun 2026
Data-currency note: Census figures reflect 2011. We could not open the Stamp and Registration Department's rate schedule, the UP Bhulekh portal or the Revenue Council site, so stamp duty rates, the district and division counts and any DNGIR registry position are unconfirmed. Report inaccuracies to wiki@farmlandindia.com.
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