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District guide
Buying Land in Banda
A Bundelkhand district on the Ken River with the Bundelkhand Expressway open, the Ken-Betwa irrigation project ahead and no sourced per-acre price series.
4,460 sq km
Area (CGWB profile)
~15.0 lakh
Population (2001, CGWB)
296 km, open Jul 2022
Bundelkhand Expressway
36.71%, 8 blocks safe
Groundwater (CGWB, 2004)
*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.
IGRS UP — Registration & Land Records PortalDistrict land record — Banda
Rev. 2026 · Farmland India desk
State
Uttar Pradesh
Division
Chitrakoot division, headquartered at Banda (district portal)
Tehsils
Banda · Naraini · Baberu · Atarra · Pailani
Blocks
Eight in the CGWB profile: Baberu, Barokhar, Bisanda, Jaspura, Kamasin, Mahua, Naraini, Tindwari
Key markets
Banda · Atarra · Naraini · Baberu · Tindwari
Demand anchors
Bundelkhand Expressway · Kalinjar Fort visitors · Ken River belt
Area
4,460 sq km in the CGWB district profile; confirm with the district office
Population
1,501,610 at the 2001 Census in the CGWB profile; the 2011 count was not opened
Region
Bundelkhand, south of the Yamuna, with the Ken as its named river (district portal)
Rail
Not sourced; check the Indian Railways timetable for trains to Kanpur, Prayagraj and Jhansi
Nearest air access
No airport sourced in the district; Prayagraj, Kanpur and Lucknow are the usual options, so check routes
Land records portal
UP Bhulekh / IGRS UP
Land law is state law. These rules are maintained on the Uttar Pradesh page and apply to every district within it.
Banda — 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
Banda — district-specific notes
The full Uttar Pradesh legal framework on the state page (ceiling, stamp duty, SC/ST land, NRI rules) applies to Banda in full. The notes below are specific to this district and are not repeated from the state page.
⚠ The conversion rule changed in 2026. The state cabinet cleared an ordinance amending section 80 of the UP Revenue Code in March 2026 (Free Press Journal, March 2026). Ordinance No. 14 of 2026 treats a building, development or layout approval inside a notified development-authority or industrial-authority area as the section 80(2) declaration, with the entry recorded in the revenue records within 15 days (PRS, Ordinance 14 of 2026), and a compliance bulletin reports it notified as an Act on 13 August 2026 (TeamLease RegTech, August 2026). Outside such areas the section 80 route through the Sub-Divisional Officer applies, with a 45 working-day decision period (UP Revenue Code text, India Code). Separately, section 89(2) bars a buyer from acquiring by purchase or gift a holding that takes the total above 5.0586 hectares in Uttar Pradesh, about 12.5 acres (Code text hosted by IGRS UP). Which conversion regime covers your village is a question for the tehsil.
⚠ The Bundelkhand Expressway runs through Banda in two UPEIDA contracts of about 50.5 km and 50.3 km (UPEIDA), and the Ken-Betwa Link Project covers Banda among four Uttar Pradesh districts, with a 24 km canal in the state still to be tendered when The Statesman reported in December 2024 (The Statesman, December 2024). A parcel near either alignment may carry a right-of-way, a canal strip or an acquisition notice. Ask the tehsil in writing whether the khasra falls inside any notified alignment, and check the date of any notice.
⚠ Down To Earth reported in May 2019 that red-sand mining on the Ken River shapes daily life in Banda and alleged that a mining mafia profits from it (Down To Earth, May 2019). A riverbank parcel may sit beside a mining lease or a disputed ghat, and the access road may be a haul route. Visit in daylight, ask the District Mining Officer whether a lease covers the adjoining land, and confirm that the boundary pillars match the khatauni. We found no later report to update this.
- Revenue Code Section 80
- Bundelkhand Expressway
- Ken-Betwa Link
- Ken River
District overview
Banda — a Bundelkhand upland with an expressway and a water question
Banda became the headquarters of the southern Bundelkhand district in March 1819 and later of the Chitrakootdham commissionary, which covers Banda, Hamirpur, Mahoba and Chitrakoot (district portal). The CGWB district profile gives 4,460 sq km, 1,501,610 people at the 2001 Census, eight blocks and four tehsils, while the district portal names five tehsils, so the counts are figures to confirm with the district office (CGWB profile). The district lies south of the Yamuna, with the Ken as its named river. This is a drought-prone district where water, not distance, usually decides what a parcel is worth. ICAR-CRIDA lists drought as a regular contingency (ICAR-CRIDA).
The district portal lists five tehsils: Baberu, Banda, Atarra, Pailani and Naraini (district portal). ICAR-CRIDA's plan gives a net sown area of about 343,500 hectares and a cropping intensity near 125%, with wheat on 159,400 hectares and rabi pulses on 150,700 hectares in 2011-12, against 54,300 hectares of rice and 28,800 hectares of millets in kharif (ICAR-CRIDA). Kalinjar is a hill and fort that the portal describes as sacred, with a Shiva temple, and it is the best-known visitor site.
We found no sourced per-acre price series for Banda, so this page quotes none. Asking prices from listing sites were removed because they cannot be traced to registered deeds. A PTI report of March 2025 listed Banda among ten districts where circle-rate revision was under way (PTI via The Week, March 2025), so the village rate may have changed; read it on IGRS UP and collect registered sale deeds from the same village.
- Banda
- Atarra
- Naraini
- Baberu
- Kalinjar Fort
- Ken River
Market & connectivity
What is moving prices in Banda
Reported figures with the source of each named. Listing-site asking prices are not used.
No price series
Listing-site asking prices were removed from this page. We found no registered-rate, collector-rate or news series for farmland in Banda, and the sellers we could trace priced parcels case by case. Collect registered sale deeds for the same village before pricing an offer.
Circle rates
District magistrates set minimum land rates each year and can revise them mid-year; the March 2025 PTI report listed Banda as a district where revision was under way (PTI via The Week, March 2025). We did not open the Banda rate table, so no figure is given. Stamp duty follows the state page, which carries a CONFIRM flag.
Bundelkhand Expressway
UPEIDA lists two contracts in Banda: about 50.49 km from Gonda in Chitrakoot to Manokhar at Rs 1,268.60 crore, and about 50.3 km from Manokhar to Kaouhri toward Mahoba at Rs 1,245.63 crore (UPEIDA). We found no sourced price movement along the road.
Ken-Betwa Link Project
The Statesman reported in December 2024 that the project will irrigate 2.51 lakh hectares across Jhansi, Mahoba, Banda and Lalitpur, with a project office opened in Banda (The Statesman, December 2024). Benefits are future, and no price effect is sourced.
Water drives value
The CGWB profile gives depth to water of 2.75 to 26.95 m before the monsoon in May 2009, so two parcels a few kilometres apart can differ greatly in how deep a borewell must go (CGWB profile). Irrigated land beside the Ken is a different asset from rain-fed upland.
Units
Khatauni records show area in hectares or square metres. This page quotes only in acres and square yards; convert any seller's quote before comparing.
Connectivity
How Banda connects — road, rail, air and expressways
Prayagraj, Kanpur and Lucknow are the usual large-city anchors. No surveyed distances were opened for this page, so check a live route.
🚗 By road and expressway
✈️ By air
🚆 By rail
🛣 The Bundelkhand corridor
The Bundelkhand Expressway is a 296.07 km road through Chitrakoot, Banda, Mahoba, Hamirpur, Jalaun, Auraiya and Etawah, with four lanes expandable to six (UPEIDA). It is the district's link to the Agra–Lucknow system. Read the Uttar Pradesh land-rules guide for the rules that apply to a parcel along any of these roads.
Growth catalysts
Upcoming infrastructure & developments
Status labels maintained by the Farmland India research desk. Government-announced timelines — not guaranteed.
Bundelkhand Expressway
A 296.07 km road inaugurated on 16 July 2022 by the Prime Minister at Katheri in Jalaun, with four lanes expandable to six, passing through Chitrakoot, Banda, Mahoba, Hamirpur, Jalaun, Auraiya and Etawah. UPEIDA lists a 50.3 km contract from Manokhar in Banda toward Kaouhri, awarded at Rs 1,245.63 crore (UPEIDA). PTI reported potholes a week after opening at Chiriya Salempur in Jalaun, repaired immediately (Tribune, July 2022); we found no report of damage in Banda.
Ken-Betwa Link Project
The foundation stone was laid on 25 December 2024. The Statesman reports that the project will irrigate 2.51 lakh hectares across Jhansi, Mahoba, Banda and Lalitpur and supply drinking water to 21 lakh residents, with a 24 km canal in Uttar Pradesh yet to be tendered (The Statesman, December 2024). We found no completion date, so treat benefits as future.
Defence corridor and AIIMS
Down To Earth reported in May 2019 that a defence corridor and an AIIMS promised for the region had not materialised (Down To Earth, May 2019). We found no evidence of delivery since, so confirm status before a seller cites either as a price driver.
Rail
We did not open a station or timetable source for Banda. Check Indian Railways before relying on a rail link a seller cites.
Agriculture & terrain
Soil, water & drought in Banda
Banda is a dryland Bundelkhand district with clay and black cotton soils, a deep and variable water table, and a drought record that a buyer must read before an acre.
🌾 Soil and crops
ICAR-CRIDA lists Rakar, Parwa, Kabar and Maar soils. Net sown area is about 343,500 hectares and gross cropped area about 428,500 hectares, a cropping intensity near 125%. In 2011-12 wheat covered 159,400 hectares and rabi pulses 150,700 hectares, with rice on 54,300 hectares in kharif (ICAR-CRIDA). Village-level soil data sit on the Soil Health Card portal, which we did not open.
- Rakar and Kabar soils
- Rabi wheat and pulses
- Ken and Yamuna
💧 Water
ICAR-CRIDA gives a normal annual rainfall of 945.9 mm and the CGWB profile 902 mm. Canals supply 53.3% and bore wells 36.7% of irrigation in the plan (ICAR-CRIDA). The CGWB profile gives groundwater development as 36.71% on a 2004 assessment, with all eight blocks safe, pre-monsoon depths of 2.75 to 26.95 m in May 2009, and nitrate up to 306 mg per litre in the 2008 samples (CGWB profile). The CGWB 2024 state report still lists nitrate above 45 mg per litre at some Banda locations (CGWB, December 2024). Ask for the block's current category and test borewell water.
- Safe blocks
- Nitrate watch
🔥 Drought and heat
Down To Earth reported severe drought in 2016, stray cattle damaging crops and a parched Patha area about 68 km from Banda (Down To Earth, May 2019). ICAR-CRIDA lists drought as a regular contingency (ICAR-CRIDA). The Ken-Betwa project is meant to ease irrigation but is not yet delivering.
- Dryland
- Stray cattle
🌾 Mandi price reference
Wholesale prices for district mandis are published daily on the Agmarknet portal, which we did not open for this page. Crop income here swings with rainfall, so price a parcel on water access and legal clarity first and treat yields as secondary.
At a glance
Banda: groundwater and price evidence at a glance
| Belt | Groundwater stage (CGWB) | Rainfall (CGWB) | Price evidence read |
|---|---|---|---|
| Banda | 36.71% (2004 assessment); all eight blocks safe | 902 mm (CGWB); 945.9 mm normal (ICAR-CRIDA) | No sourced per-acre series |
| Chitrakoot (neighbouring district) | 72.14% (2009); Karvi block 97.08%, critical | 980.1 mm (CGWB, 1950-80 normal) | No sourced per-acre series |
| Bundelkhand Expressway contracts in Banda | Not assessed | Not assessed | No sourced per-acre series; contracts of about 50.5 km and 50.3 km |
Banda and Chitrakoot are both Bundelkhand districts on the same expressway. The table compares published groundwater and rainfall figures from older CGWB profiles (Banda, Chitrakoot); it is not a ranking and shows no price because none was sourced.
Farmland India view
Why investors look at Banda
Three reasons this desk includes Banda, with an honest note that this is a thin, dryland market.
A built expressway
The expressway is open and passes through Banda in two contracts, which is better evidence than an announced corridor. Whether it moves farmland prices is not shown in any series we found.
Water projects in progress
The Ken-Betwa project names Banda among its four Uttar Pradesh districts. If it delivers irrigation, rain-fed land could be re-rated, though no completion date was found.
A heritage and river setting
Kalinjar Fort and the Ken give the district a visitor angle. The CGWB profile classes all eight blocks as safe on a 2004 assessment, which suits a small orchard or farmhouse, but check the depth locally.
Confirm water depth, any alignment notice and sand-mining leases directly — these are not certified by Farmland India's review.
STRAIGHT TALK
Risks & challenges in Banda
Read these before shortlisting in Banda specifically.
Drought and water depth
Down To Earth documented severe drought in 2016, and CGWB depth to water varies from about 3 to 27 m below ground. Test a borewell location before paying for a farm plan.
Nitrate in groundwater
The CGWB profile reports nitrate up to 306 mg per litre in 2008 samples, and the 2024 state report lists nitrate above limits at some locations. Ask for a water test before relying on a borewell for drinking.
Alignment and canal notices
The Bundelkhand Expressway passes through the district and the Ken-Betwa canal is planned. Check the parcel against alignment and acquisition notices and their dates.
Sand mining on the Ken
Down To Earth reported illegal-mining allegations on the Ken in 2019. Riverbank parcels may adjoin mining leases or haul roads; ask the Mining Officer and walk the boundary.
Stray cattle and crop loss
Down To Earth reported stray cattle damaging crops in 2019. Budget for fencing and a caretaker if you plan to grow anything.
No usable price band
No per-acre series was found, so negotiate against registered sale deeds and the village circle rate, which we did not read.
NRI and OCI buyers
FEMA bars NRIs and OCIs from buying agricultural land, plantation land or a farm house (RBI Master Direction, updated September 2022). Families abroad should read the Uttar Pradesh page before shortlisting.
Who to contact
Local revenue & registration offices
Agricultural-to-non-agricultural declarations under section 80 of the UP Revenue Code, and mutation, route through the Tehsildar and Sub-Divisional Officer of the relevant tehsil (Banda, Naraini, Baberu, Atarra or Pailani). Mining-lease questions go to the District Mining Officer. Sale-deed registration is handled by the local Sub-Registrar, and records are on UP Bhulekh and IGRS UP; we did not open either portal for this page. Read the UP agricultural land rules guide before filing anything.
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Guides & research
- Bhu Naksha UP: Check Village Land Map Online (2026 Guide)Wiki · P02 Land Records & Documentation
- Khatauni Nakal UP: Get a Copy Online or at the Tehsil (2026 Guide)Wiki · P02 Land Records & Documentation
- Khasra Khatauni UP: How to Check and Read It Online (2026 Guide)Wiki · P02 Land Records & Documentation
- IGRS UP Encumbrance Certificate: Apply, Track and Download (2026 Guide)Wiki · P02 Land Records & Documentation
- Dakhil Kharij Status UP: Check Mutation Online (2026 Guide)Wiki · P02 Land Records & Documentation
- Circle Rate Uttar Pradesh: Check Land Rates Online (2026 Guide)Wiki · P02 Land Records & Documentation
- Property Tax for Land in Uttar Pradesh: Check and Pay Online (2026 Guide)Wiki · P02 Land Records & Documentation
- Bigha in Uttar Pradesh: District-wise VariationsWiki · P01 Land Measurement Units
COMMON QUESTIONS
Frequently asked questions
Everything buyers, NRIs and investors ask before their first reviewed farmland purchase in Banda.
Visit full wiki01 of 04
What does land cost around Banda?
We publish no per-acre band, because listing-site asking prices could not be traced to registered deeds and we found no official or news series. A PTI report of March 2025 listed Banda among districts where circle-rate revision was under way (The Week); check the village rate on IGRS UP and collect registered sale deeds from the same village.
02 of 04
Is the Bundelkhand Expressway open at Banda?
UPEIDA says the 296.07 km Bundelkhand Expressway was inaugurated on 16 July 2022 and passes through Chitrakoot, Banda, Mahoba, Hamirpur, Jalaun, Auraiya and Etawah, with two contracts of about 50.5 km and 50.3 km in Banda. PTI reported potholes in Jalaun a week after opening (Tribune, July 2022); we found no report for Banda.
03 of 04
How is groundwater in Banda?
The CGWB district brochure gives groundwater development as 36.71% on a 2004 assessment with all eight blocks safe, but pre-monsoon depths ranged from 2.75 to 26.95 m in May 2009. CGWB's 2024 state report lists nitrate above 45 mg per litre at some Banda locations.
04 of 04
Will the Ken-Betwa project help Banda?
The Statesman reported in December 2024 that the project will irrigate 2.51 lakh hectares across Jhansi, Mahoba, Banda and Lalitpur, with the foundation stone laid on 25 December 2024. The canal in Uttar Pradesh was still to be tendered in that report, so benefits are future.
Ready to look at what is available?
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Sources and references
Law and courts
- Uttar Pradesh Revenue Code 2006, section 80 (non-agricultural use), India Code
- Uttar Pradesh Revenue Code 2006, text hosted by IGRS UP (section 89(2) purchase limit)
- The Uttar Pradesh Revenue Code (Fourth Amendment) Ordinance 2026, Ordinance 14 of 2026, PRS Legislative Research
- Master Direction FED 12/2015-16 on immovable assets under FEMA, Reserve Bank of India, updated 1 Sep 2022
Government
- Banda district portal: history of the district
- Ground Water Brochure, Banda district, Central Ground Water Board (area, blocks, groundwater, nitrate; data 2004 to 2009)
- District agriculture contingency plan, Banda, ICAR-CRIDA (2011-12 crop data)
- Dynamic Ground Water Resources and Ground Water Quality of Uttar Pradesh, 2024, Central Ground Water Board, December 2024
- Bundelkhand Expressway, UP Expressways Industrial Development Authority (length, districts, Banda contracts)
News
- Ken-Betwa Link project set to transform Bundelkhand, The Statesman, 26 Dec 2024
- Drought-prone Banda district awaits poll promises, Down To Earth, 10 May 2019
- Portion of Bundelkhand Expressway develops potholes, Tribune (PTI), 22 Jul 2022
- Farrukhabad greenfield expressway approved, Indian Infrastructure, 29 Sep 2025
- UP Cabinet clears ordinance on land use conversion, Free Press Journal, 23 Mar 2026
- Uttar Pradesh Revenue Code (Amendment) Act 2026, TeamLease RegTech, Aug 2026
- UP govt to revise land circle rates, PTI via The Week, 10 Mar 2025
Further reading
- UP Revenue Code 2006 full text, India Code
- Section 80 amendment ordinance, May 2026
- CGWB Uttar Pradesh groundwater assessment 2024
- NITI Aayog, Macro and Fiscal Landscape of Uttar Pradesh, July 2025
- Down To Earth, groundwater and crops in Uttar Pradesh, January 2025
- Bundelkhand Expressway, UPEIDA
- Ken-Betwa Link project, December 2024
- CGWB Banda district brochure
- ICAR-CRIDA plan, Banda
- Circle-rate revision, March 2025
- RBI on NRI purchases of immovable assets
- State of UP v Suresh Chandra Tewari, Supreme Court, December 2024 (ceiling surplus land)
Internal guides
Data-currency note: the CGWB brochure mixes data from 2004 to 2009 and counts four tehsils where the district portal names five, ICAR-CRIDA crop areas are for 2011-12, and the 2011 Census population was not opened. Infrastructure items are as reported up to October 2026. No listing-site prices are used, and this is a general guide, not legal advice. Report inaccuracies to wiki@farmlandindia.com.
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