.png){kind=logo}
District guide
Buying Land in Barabanki
A Lucknow-region district with Purvanchal Expressway access, an approved NH-927 link to Bahraich, heavily irrigated farmland and no sourced price series.
3,895 sq km
Area (CGWB)
32.6 lakh people
Census 2011 (CGWB)
86.9%
Net sown area irrigated
Purvanchal, through the district
Expressway
*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 — Barabanki
Rev. 2026 · Farmland India desk
State
Uttar Pradesh
Key markets
Barabanki city · Nawabganj · Ramnagar · Haidergarh · Fatehpur · Zaidpur · Satrikh · Dewa
Demand anchors
Lucknow commuter belt · Purvanchal Expressway · Lucknow State Capital Region · menthol farming
Area
3,895 sq km (CGWB, 2012-13 booklet); the State Capital Region notification lists 4,402 sq km (Business Today), so confirm
Tehsils
Not listed on an official page we opened; CGWB gives 17 blocks and 1,843 villages (CGWB)
Distance from Lucknow
Not sourced here; Barabanki is one of six districts in the Lucknow State Capital Region (Business Today, July 2024)
Population (Census 2011)
3,257,983, as quoted by CGWB from Census 2011
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.
Barabanki — 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 The Code repealed the Zamindari Abolition and Land Reforms Act 1950 when it was enforced on 18 December 2015 (SCC Online, February 2016).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
Barabanki — district-specific notes
The full Uttar Pradesh legal framework on the state page applies to Barabanki in full. The notes below are specific to this district and are not repeated from the state page.
⚠ Barabanki is one of six districts in the Lucknow State Capital Region, notified on 20 July 2024 (Business Today, July 2024). We read no regional land-use plan. Conversion runs through section 80 of the UP Revenue Code, 2006: the Sub-Divisional Officer decides within 45 working days (India Code), and a 2026 ordinance, in force from 8 April 2026, treats an approved layout or building permission inside a notified authority area as that declaration (Ordinance 14 of 2026, PRS; first reported by Free Press Journal, March 2026). A regulatory-news summary says an Amendment Act was notified on 13 August 2026 (TeamLease RegTech). Ask in writing whether a parcel lies inside a notified authority area, and confirm the Act text.
⚠ Highway and expressway alignments cross the district. The Purvanchal Expressway passes through Barabanki (UPEIDA), and the Cabinet approved a 101.515 km Barabanki–Bahraich four-lane access-controlled highway (NH-927) at Rs 6,969.04 crore in March 2026 (NBM&CW, March 2026). Land along a proposed alignment can be acquired, so ask the district revenue office whether a parcel falls on a notified or proposed route before paying an advance.
⚠ CGWB places the district in the Sai–Gomti doab (CGWB). Low land along a river can flood or carry a high water table, so ask for the khatauni and a local flood history for any river-side parcel, and check the plot's level against the nearest road.
- Lucknow Edge
- Purvanchal Expressway
- NH-927
- Sai–Gomti doab
- Gomti plain
District overview
Barabanki — Lucknow's eastern neighbour, with an expressway and a menthol belt
Barabanki covers about 3,895 sq km in the Sai–Gomti doab, with 17 blocks, 1,843 villages and 3,257,983 people at Census 2011 (CGWB, 2012-13 booklet). The Lucknow State Capital Region notification lists a different area, 4,402 sq km (Business Today), so confirm the figure with the district office. We did not open a page listing the tehsils.
The buyer geography is Lucknow. The district is one of six in the Lucknow State Capital Region (Business Today, July 2024), and the Purvanchal Expressway runs from Lucknow through Barabanki to Ghazipur (UPEIDA). Distances and journey times were not sourced for this page. For a Lucknow-based family the practical attraction is a weekend farmhouse or orchard plot within reach of the capital, rather than a distant speculative parcel.
On the land side, CGWB gives net sown area of 254,453 ha, of which 86.9% is irrigated, from 142,687 ha under tubewells and 78,382 ha under canals (CGWB). Business Standard reported in 2008 that a district officer put more than 80% of farmers on menthol (mentha) (Business Standard, 2008); the figure is old. We found no sourced farmland price series, so this page gives signposts, not a valuation.
Buyers coming from Lucknow should also compare the Uttar Pradesh state page for the ceiling, SC/ST land and NRI rules, and read our UP agricultural land rules guide before shortlisting a parcel.
- Barabanki
- Nawabganj
- Ramnagar
- Haidergarh
- Fatehpur
- Purvanchal Expressway
- Lucknow
Market & connectivity
What is moving prices in Barabanki
Reported figures with the source of each named. Listing-site asking prices are not used.
Why there is no price table
Listing-site asking prices were removed from this page because they cannot be traced to registered deeds. Collect registered sale deeds for the same village and treat any seller's figure as an opening position.
Circle rates
We found no report of a Barabanki circle-rate revision. In March 2025 the state said district magistrates set minimum rates each year, usually in August, and can revise them mid-year; Barabanki was not named in that report (PTI via The Week, March 2025). Check the current rate for the village on IGRS UP.
Plots
Plots are priced per square yard and are a different product from farmland. We found no sourced per-square-yard price and give none.
Units and records
Revenue records carry area in hectares or square metres. Ask for the khasra number and the recorded area before comparing two offers.
Highway pipeline
The Cabinet approved the 101.515 km Barabanki–Bahraich NH-927 project in March 2026, at Rs 6,969.04 crore under the hybrid annuity mode, as a cross-border trade route to Nepal via the Nepalganj border (NBM&CW, March 2026). The report gives no completion date, and a highway that is only approved has not yet changed what a farm plot is worth.
Stamp duty
Stamp duty and registration follow the state page, where the figures carry a confirm flag. No Barabanki circle rate was read for this page.
Connectivity
How Barabanki connects — Lucknow first, then the expressway
Barabanki's buyer base is Lucknow. Journey times vary with traffic and road works.
🚗 By road
✈️ By air
🚆 By rail
🛣 The expressway, in one line
The Purvanchal Expressway runs about 340.8 km from Lucknow through Barabanki and seven other districts to Ghazipur, with six lanes and structures built for eight (UPEIDA). It opened in November 2021 (Indian Infrastructure, 2021). See our UP land-rules guide before buying near an interchange.
Growth catalysts
Upcoming infrastructure & developments
Status labels maintained by the Farmland India research desk. Government-announced timelines — not guaranteed.
Purvanchal Expressway
Opened in November 2021: about 340.8 km from Lucknow to Ghazipur through Barabanki, six lanes with structures built for eight (UPEIDA; Indian Infrastructure). Interchange-adjacent land is where buyers should expect the most speculative asks.
Barabanki–Bahraich highway (NH-927)
A 101.515 km four-lane access-controlled highway approved by the Cabinet in March 2026 at Rs 6,969.04 crore, under the hybrid annuity mode (NBM&CW, March 2026). The report gives no completion date or land-acquisition cost.
Lucknow State Capital Region
Notified on 20 July 2024 with Barabanki among six districts (Business Today, July 2024). We read no regional land-use plan, so treat it as a planning frame and not as a price driver yet.
Simplified land-use conversion
A 2026 ordinance, in force from 8 April 2026, makes an approved layout or building permission count as conversion inside notified authority areas (PRS; Free Press Journal, March 2026). A regulatory-news summary says an Amendment Act followed on 13 August 2026 (TeamLease RegTech); confirm the Act text.
Agriculture & terrain
Soil, water & crops in Barabanki
Barabanki is flat alluvial plain with heavy irrigation, and its menthol crop is a distinct local specialty.
🌾 Cropped area
CGWB gives net sown area of 254,453 ha and gross sown area of 484,655 ha. About 86.9% of net sown area is irrigated, from 142,687 ha under tubewells and 78,382 ha under canals, and soils are clayey, loamy and sandy (CGWB, 2012-13 booklet). Crop data for a specific village should come from the district agriculture office.
- Clayey
- Loamy
- Sandy
💧 Water
CGWB gives normal rainfall of 1,056 mm. In its assessment on 2009 data the district's stage of groundwater development was 68.85% and all 17 blocks were classed Safe, with development between about 52% and 82.5%; pre-monsoon depth in May 2012 was 2.50 to 11.72 m. Water was generally good, with higher conductivity in parts of Sidhaur, Harakh, Dewa, Fatehpur, Suratganj and Ram Nagar blocks (CGWB). The CGWB 2024 state assessment lists Barabanki for arsenic above 10 ppb (CGWB, December 2024), and Down To Earth named it among the high-risk districts in 2019 (Down To Earth, May 2019). Ask for current block status and a water test.
🌿 Menthol (mentha)
Business Standard reported in 2008 that a district officer put more than 80% of Barabanki farmers on menthol, and quoted farmers and traders on profits (Business Standard, 2008). Those are statements, not audited figures, and the article is old. Treat menthol income as something to check with local growers, not as a yield to underwrite.
- Mentha
🌾 Mandi price reference
Wholesale prices for Barabanki-district mandis are published daily on the Agmarknet portal, and rainfall normals sit with IMD; we did not open either for this page. Farm income here is modest next to Lucknow-edge expectations, so price a parcel on location and use, not on crop yield.
At a glance
Barabanki: price points at a glance
| Belt / locality | Price evidence | Evidence |
|---|---|---|
| Barabanki district, circle rates | No sourced per-acre series | No revision report found; district magistrates set rates yearly (PTI via The Week) |
| Lucknow State Capital Region | No sourced per-acre series | Notified 20 July 2024; Barabanki is one of six districts (Business Today) |
| Purvanchal Expressway villages | No sourced per-acre series | Route passes through the district (UPEIDA) |
| NH-927 alignment to Bahraich | No sourced per-acre series | Approved March 2026; no completion date (NBM&CW) |
| Plots, per sq yd | No sourced price series | None found |
*No per-acre or per-sq-yd price series was found, so none is shown. The rows list the dated facts that touch each belt. Nothing here is a valuation.
Farmland India view
Why investors look at Barabanki
Three reasons this desk includes Barabanki, with an honest note that price evidence is thin.
Next to a state capital
Barabanki is one of six districts in the Lucknow State Capital Region (Business Today), and the Purvanchal Expressway runs from Lucknow through the district (UPEIDA), which suits a Lucknow family looking for a weekend farmhouse plot.
A real farming district
CGWB puts net sown area at 254,453 ha with 86.9% of it irrigated (CGWB), so the land can earn from cultivation while buyers wait.
Pipeline of road projects
The expressway is operating and the Barabanki–Bahraich highway has Cabinet approval (NBM&CW), though no completion date is given and it should be priced as a possibility.
Confirm development-authority status, expressway or highway alignment and flood exposure directly — these are not certified by Farmland India's review.
STRAIGHT TALK
Risks & challenges in Barabanki
Read these before shortlisting in Barabanki specifically.
Thin price evidence
No official or news price series was found. Do not anchor to a single number; collect registered comparables for the village.
Alignment and acquisition risk
Highway projects such as the approved NH-927 carry land-acquisition budgets, and a parcel on a route can be acquired (NBM&CW). Ask for the current alignment and notifications.
Flood and river-plain land
CGWB places the district in the Sai–Gomti doab, and low-lying parcels can flood or hold water. Check the khatauni, ground level and local flood history.
Lucknow-edge speculation
Interchange and city-edge asks include an expectation of future development. Price a farm plot on what it can lawfully be used for today.
Conversion rules in transition
The 2026 amendment changes how conversion works inside notified authority areas (PRS). Confirm what is in force for your village, and do not build on land that has no conversion record.
Standard UP checks still apply
The purchase cap under section 89(2) of the Revenue Code (5.0586 hectares, about 12.5 acres on our conversion), SC/ST permission and NRI restrictions on the state page apply in full. Check the khatauni, mutation trail and joint-holder consent.
Who to contact
Local revenue & registration offices
Mutation, land-use declarations and ceiling queries route through the tehsildar and Sub-Divisional Officer of the relevant tehsil. Within a development-authority area, plan approvals go through that authority; confirm which one governs the parcel. Sale-deed registration is handled by the local Sub-Registrar through IGRS UP, and records are on UP Bhulekh; we did not open either portal for this page.
KEEP EXPLORING
Explore more areas
Other districts in Uttar Pradesh
- Agra
- Aligarh
- Allahabad
- Ambedkar Nagar
- Amethi
- Auraiya
- Azamgarh
- Bagpat
- Bahraich
- Ballia
- Balrampur
- Banda
- Bareilly
- Basti
- Bijnor
- Budaun
- Bulandshahr
- Chandauli
- Chitrakoot
- Deoria
- Etah
- Etawah
- Faizabad
- Farrukhabad
- Fatehpur
- Firozabad
- Gautam Buddha NagarResidential (R-Zone) • 1 listing
- Ghaziabad
- Ghazipur
- Gonda
- Gorakhpur
- Hamirpur
- HapurResidential Plotted • 2 listings
- Hardoi
- Hathras
- Jalaun
- Jaunpur
- Jhansi
- Jyotiba Phule Nagar
- Kannauj
- Kanpur Dehat
- Kanpur Nagar
- Kasganj
- Kaushambi
- Kheri
- Kushinagar
- Lalitpur
- Lucknow
- Maharajganj
- Mahoba
- Mainpuri
- MathuraAgricultural Land • 1 listing
- Mau
- Meerut
- Mirzapur
- Moradabad
- Muzaffarnagar
- Pilibhit
- Pratapgarh
- Raebareli
- Rampur
- SaharanpurPremium Estate • 1 listing
- Sambhal
- Sant Kabir Nagar
- Sant Ravidas Nagar
- Shahjahanpur
- Shamli
- Shrawasti
- Siddharthnagar
- Sitapur
- Sonbhadra
- Sultanpur
- Unnao
- Varanasi
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 Barabanki.
Visit full wiki01 of 04
What does land cost around Barabanki?
We publish no per-acre band, because listing-site asking prices could not be traced to registered deeds and no official or news price series turned up. We also found no report of a Barabanki circle-rate revision; district magistrates set minimum rates each year (PTI via The Week, March 2025). Check the village rate on IGRS UP and collect registered deeds.
02 of 04
Is Barabanki part of the Lucknow region?
Yes. The Lucknow State Capital Region, notified on 20 July 2024, covers Lucknow, Hardoi, Sitapur, Unnao, Rae Bareli and Barabanki (Business Today, July 2024). We read no regional land-use plan, so membership alone does not tell you what a parcel can be used for.
03 of 04
Does the Purvanchal Expressway pass through Barabanki?
Yes. UPEIDA lists Barabanki among the districts on the route from Lucknow to Ghazipur, about 340.8 km with six lanes. A separate 101.515 km Barabanki–Bahraich highway (NH-927) was approved by the Cabinet in March 2026 at Rs 6,969.04 crore (NBM&CW).
04 of 04
Is groundwater a concern in Barabanki?
CGWB's assessment on 2009 data put development at 68.85% with all 17 blocks Safe, and about 86.9% of net sown area is irrigated. The 2024 state assessment lists the district for arsenic above 10 ppb, so test borewell water and check current block status.
Ready to look at what is available?
Browse reviewed listingsTransparency
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 (state-page source)
- Uttar Pradesh Revenue Code (Fourth Amendment) Ordinance, 2026 (Ordinance 14 of 2026), PRS Legislative Research, 23 May 2026
Government
- Ground water brochure, Barabanki district, Central Ground Water Board (2012-13, 2009 data)
- Dynamic Ground Water Resources and Ground Water Quality of Uttar Pradesh, 2024, CGWB, December 2024
- Purvanchal Expressway project history, UPEIDA
- Cabinet approves 4-lane Barabanki to Bahraich highway, Rs 6,969.04 crore, narendramodi.in, March 2026
News
- Cabinet approves Rs 6,969 crore Barabanki–Bahraich 4-lane highway on NH-927, NBM&CW, 19 Mar 2026
- UP constitutes Lucknow State Capital Region, Business Today, 20 Jul 2024
- UP govt to revise land circle rates across multiple districts, PTI via The Week, 10 Mar 2025
- UP district to emerge as menthol oil hub, Business Standard, 8 Sep 2008
- High levels of arsenic found in groundwater in UP, Down To Earth, 30 May 2019
- UP Cabinet clears ordinance simplifying land use conversion, Free Press Journal, 23 Mar 2026
- Uttar Pradesh Revenue Code (Amendment) Act, 2026, TeamLease RegTech, August 2026
- Purvanchal Expressway, Indian Infrastructure, 2021
Further reading
- UP Revenue Code 2006 full text, India Code
- CGWB Barabanki groundwater brochure
- CGWB Uttar Pradesh groundwater assessment 2024
- Purvanchal Expressway, UPEIDA
- Barabanki–Bahraich NH-927 approval, March 2026
- Lucknow State Capital Region notification, July 2024
- Circle-rate revision across districts, March 2025
- Menthol in Barabanki, Business Standard, 2008
- Arsenic in Uttar Pradesh groundwater, May 2019
- Section 80 ordinance text, PRS
Internal guides
- Uttar Pradesh legal framework (ceiling, SC/ST land, NRI rules, stamp duty): see the Uttar Pradesh state page and the Uttar Pradesh agricultural land rules guide
Data-currency note: the CGWB booklet is a 2012-13 document using 2009 groundwater data, and the menthol report dates from 2008. District area differs between CGWB and the State Capital Region notification. 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.
For developers
Ready to explore Barabanki farmland?
Browse reviewed projects and individual land parcels across Barabanki — or if you own land here, list it with platform review and reach serious buyers.