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District guide
Buying Land in Bareilly
A Ramganga-plain district with a civil airport at an Air Force station, two reported highway corridors, 2004 groundwater data and no sourced per-acre price series.
4,120 sq km
Area
44.48 lakh
Population (Census 2011)
15
Blocks
Bareilly (BEK), civil enclave
Airport
*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 — Bareilly
Rev. 2026 · Farmland India desk
State
Uttar Pradesh
Blocks and villages
15 blocks, 2,070 villages, 1 municipal corporation and 20 municipalities (district portal)
Tehsils
Aonla · Baheri · Bareilly (Sadar) · Faridpur · Meerganj · Nawabganj (CGWB district profile)
Area
4,120 sq km (district portal)
Population (Census 2011)
4,448,359 (district portal)
Distance to Delhi
About 250 km by road to New Delhi, as given in Network Thoughts, July 2021
Airport
Bareilly (BEK), a civil enclave at a front-line Air Force station (Network Thoughts, July 2021); current schedule not confirmed
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.
Bareilly — 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 The Code repealed the Zamindari Abolition and Land Reforms Act 1950 when it was enforced on 18 December 2015 (SCC Online, February 2016).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
Bareilly — district-specific notes
The Uttar Pradesh rules on the state page apply here in full. One Bareilly link: the Supreme Court ruling in Oswal Fats and Oils, April 2010 arose from an order of the Additional Commissioner at Bareilly and treated a company as a person for the old 12.5-acre limit; the limit now sits in section 89(2) of the Revenue Code 2006. The notes below are specific to this district.
⚠ Bareilly Airport is a civil enclave at a front-line Air Force station (Network Thoughts, July 2021). We found no published height limit or no-objection rule for land near the base or its approach path. For a parcel in that area, ask the district administration and the Air Force in writing before any advance is paid.
⚠ Parcels at the edge of Bareilly city may sit inside a development-authority area, a municipal limit or plain gram-panchayat land, and the building and conversion rules differ between the three. Ask which one governs the parcel and get the khatauni from UP Bhulekh before comparing it with an interior farm.
⚠ Two highway corridors are reported through the district (see the infrastructure section), and a parcel on a proposed alignment can be partly or wholly acquired. Patrika, December 2025 says NHAI has sent a village list to the Special Land Acquisition Officer for the Shamli-Gorakhpur link. Ask for the status of the specific khasra number, not a broker's map.
- IAF Air Funnel
- Air Force station
- Bareilly Airport
District overview
Bareilly — a Ramganga-plain district with a civil airport at an Air Force station
Bareilly district covers 4,120 sq km and counted 4,448,359 people at the 2011 Census, in six tehsils (Aonla, Baheri, Bareilly, Faridpur, Meerganj, Nawabganj), 15 blocks and 2,070 villages (Bareilly district portal; CGWB district profile). The Ramganga is the main river and divides the district into two unequal parts. New Delhi is about 250 km away by road (Network Thoughts, July 2021).
There is no sourced price series for Bareilly farmland. We found no dated registered-rate or collector-rate figure for the district, and the March 2025 list of districts due for a collector-rate revision does not name Bareilly (The Week, March 2025). Two highway corridors, the Bareilly-Ludhiana corridor and the Shamli-Gorakhpur link, are reported for the area, and neither should be priced as built.
The Ganga Expressway, inaugurated on 29 April 2026, does not run through Bareilly; it passes through Budaun and Shahjahanpur among twelve districts (All India Radio, April 2026). For the legal rules that decide who can buy, read the Uttar Pradesh state page first; the district notes add only what is local.
- Rohilkhand
- Ramganga
- Air Force station
- Bareilly Airport
- Aonla
- Baheri
- Meerganj
Market & connectivity
What is moving prices in Bareilly
Reported facts with the source and month of each. None of them is a land price.
No sourced price series
We read no dated, official or news figure for what farmland sells for in Aonla, Baheri, Faridpur or the other tehsils, and we do not publish listing-site asking prices because they could not be traced to registered deals. Ask a seller for registered deeds from the same village and for the area in acres or square metres.
Collector rates
In March 2025 the state said collector-rate revisions would start soon in 23 districts and were already under way in ten more; Bareilly is in neither list, and 37 unnamed districts had been revised since January 2024 (The Week, March 2025). So the position for Bareilly is unknown from our sources; ask the Sub-Registrar for the current village rate.
Shamli-Gorakhpur land survey
In December 2025 Patrika reported that the alignment was approved, land surveys had begun in Bareilly district and acquisition would follow verification of the village list (Patrika, December 2025). The report names Nawabganj and Faridpur among the tehsils and gives no compensation rate.
Units and area
Land in Uttar Pradesh is often quoted in local units whose size varies by seller. Khatauni records use hectares or square metres, so convert any quote to acres before comparing.
Airport and Air Force base
IndiGo began Mumbai and Bengaluru flights from Bareilly in August 2021, and the report calls the airport a civil enclave at a front-line Air Force station (Network Thoughts, July 2021). We did not find the current route list, so check the airline before planning a visit.
Stamp duty and circle rates
The state page quotes stamp duty of 7% (men) and 6% (a sole woman buyer) plus 1% registration, and marks those figures as not confirmed from the Stamp Department. No Bareilly circle rate was read for this page.
Connectivity
How Bareilly connects — road, rail and air
Only the distance to Delhi and the airport are sourced here. Check journey times and train timings yourself.
🚗 By road
✈️ By air
🚆 By rail
🛣 National highways at Bareilly
National highway numbers for the city were not sourced for this page, so none are listed. The Ganga Expressway does not pass through Bareilly district; its route is given in the infrastructure section. Read the Uttar Pradesh land rules guide linked from the state page before buying.
Growth catalysts
Upcoming infrastructure & developments
Status as reported in the sources named in each card. Announced timelines are not guaranteed.
Ganga Expressway (Meerut–Prayagraj)
The 594 km expressway was inaugurated on 29 April 2026 and passes through twelve districts, including Budaun and Shahjahanpur; Bareilly is not among them (All India Radio, April 2026). Any benefit to Bareilly is indirect.
Bareilly–Ludhiana Economic Corridor
A tracker last updated in July 2024 describes a 450 km corridor from Bareilly to Ludhiana, with a 220 km greenfield Bareilly-Shamli section, listed as under bidding and land acquisition with a March 2026 target (The Metro Rail Guy, July 2024). That date has passed and we found no later report, so confirm the status with NHAI.
Shamli–Gorakhpur link expressway
Patrika (December 2025) reports an alignment approved by NHAI for a greenfield link of about 700 km, first phase about 350 km from Shamli to Puvayan in Shahjahanpur, with surveys under way in Bareilly (Patrika, December 2025). Swarajya (December 2025) gives 750 km across 22 districts and says land acquisition has begun (Swarajya, December 2025). The reports differ on length, so treat the corridor as a proposal.
Bareilly Airport civil enclave
Commercial flights began in August 2021 from a civil enclave at an Air Force station (Network Thoughts, July 2021). The current route list was not confirmed. An airport is not by itself a reason to pay a premium for land.
Agriculture & terrain
Soil, crops & water in Bareilly
A canal-and-tubewell plain on the Ramganga, where the groundwater data in the district profile dates from 2004.
🌾 Cropped area
The CGWB district profile gives a net sown area of 329,578 hectares out of 406,915 cultivable hectares (CGWB, Bareilly district profile). It does not give a crop-wise split that we could confirm, so ask the district agriculture office for current crop data.
- Net sown area
- Cultivable area
- Ramganga plain
💧 Water
The profile gives average annual rainfall of 1,087.9 mm, with Baheri the wettest block area (1,236.8 mm) and Aonla the driest (979.1 mm). Net irrigated area is 315,331 hectares, of which canals cover 43,915 hectares served by about 1,360 km of canal, and the rest is mostly tubewells and wells. In the 2004 categories Alampur Jafrabad was over-exploited (109.11%), Meerganj critical (99.04%), seven blocks semi-critical and six safe. That table is old; the 2024 state report lists Bareilly for uranium and arsenic above limits at sporadic locations. Test a borewell before relying on it.
- Ramganga
- Tubewell
- Canal
🏞 Rivers and floodplain
The Ramganga is the main river and divides the district in two; the profile also names the Bahagul, Kiccha, Sonka, Deorania, Naktia and Deshara as drainages (CGWB). Parcels near a river can have good water access and seasonal flooding risk; ask the village for flood history and check the khatauni for river-bed entries.
- Ramganga
- Drainages
🌾 Mandi price reference
Live mandi prices are published on Agmarknet; we did not open it for this page and give no price. Farm income is modest next to the value of land near the city, so judge a parcel on its location and use.
🔎 Government sources to check
Where to check: Agmarknet for prices, ICAR for crop science, CGWB for groundwater category, IMD for rainfall, Census of India for population tables, UP Bhulekh for khatauni, khasra and mutation records, and IGRS UP for registration and rates. We did not open these portals for this page.
At a glance
Bareilly: reported figures at a glance
| Item | Figure | Source |
|---|---|---|
| District area | 4,120 sq km | Bareilly district portal |
| Net sown area | 329,578 ha of 406,915 ha cultivable | CGWB district profile |
| Groundwater, 2004 | 1 over-exploited, 1 critical, 7 semi-critical, 6 safe blocks | CGWB district profile (old data) |
| Collector-rate revision | Bareilly not named in the March 2025 list | The Week, March 2025 |
| Per-acre price | No sourced price series | None found |
No per-acre figure is shown because none could be traced to an official or news source.
Farmland India view
Why investors look at Bareilly
Three reasons this desk looks at Bareilly, with a note that no price series is sourced.
A civil airport in the district
Commercial flights began in August 2021 from a civil enclave at an Air Force station (Network Thoughts, July 2021), so access does not rest on road alone. Check the current routes.
Documented farm land
The CGWB profile records 329,578 hectares net sown and 315,331 hectares net irrigated, so farming here is established. Its groundwater table is from 2004 and needs a current check.
Highway proposals are a watch-list, not a promise
Two corridors are reported around Bareilly and neither is confirmed as under construction here. Buy on today's fundamentals and treat a built corridor as upside.
Confirm Air Force height rules, development-authority and ceiling status directly; these are not certified by Farmland India's review.
Before you shortlist a parcel, read the Uttar Pradesh agricultural land rules guide.
STRAIGHT TALK
Risks & challenges in Bareilly
Read alongside the Uttar Pradesh state-wide risks — these are specific to Bareilly.
Air Force height rules
No published height limit was found for land near the base. Get written clarity before building near it.
No sourced price series
There is no official or news price series for the district. Collect registered deeds from the same village before negotiating.
Old groundwater data
The block categories in the CGWB profile date from 2004, when one block was over-exploited and one critical. Check the current category and borewell depth.
Announced corridors not yet built
The Bareilly-Ludhiana and Shamli-Gorakhpur links are at bidding, survey or planning stages, and the sources differ on length and status. Price on today's access.
Floodplain and canal land
Parcels near the Ramganga and the other drainages can flood in the monsoon. Ask local farmers and check the khatauni for river-bed entries.
Water quality
The 2024 CGWB state report lists Bareilly for uranium and arsenic above limits at sporadic locations (CGWB, December 2024). Test water before building or planting.
Standard UP due diligence still applies
The section 89(2) purchase limit, khatauni review and Scheduled Caste and Scheduled Tribe land checks apply exactly as elsewhere in the state; see the state page.
Who to contact
Local revenue & registration offices
Mutation and conversion applications route through the Tehsildar and SDM of the relevant tehsil (Bareilly, Aonla, Baheri, Faridpur, Meerganj or Nawabganj). Inside a development-authority area, plan approvals follow that authority. Sale deeds are registered by the local Sub-Registrar through IGRS UP, and khatauni records are on UP Bhulekh; we did not open either portal for this page. Scheduled Caste and Scheduled Tribe land permissions are explained on the state page.
KEEP EXPLORING
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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 Bareilly.
Visit full wiki01 of 04
Can an outsider buy farmland in Bareilly?
On the sections we read, yes. The UP Revenue Code limits a purchase or gift to a total holding of 5.0586 hectares (about 12.5 acres) in the state and has special rules for Scheduled Caste and Scheduled Tribe land, but none asks the buyer to be a farmer or a resident. We did not read the whole tenure chapter. NRIs and OCIs cannot buy agricultural land under the RBI's FEMA Master Direction.
02 of 04
What does land cost around Bareilly?
We publish no per-acre figure, because we found no official or news price series for the district and listing-site asking prices could not be traced to registered deals. The March 2025 list of districts due for a collector-rate revision does not name Bareilly (The Week). Ask the Sub-Registrar for the village rate and ask sellers for registered deeds from the same village.
03 of 04
Does the air force base affect land in Bareilly?
Bareilly Airport is a civil enclave at a front-line Air Force station (Network Thoughts, July 2021). We found no published height limit or no-objection rule for land near the base, so get written clarity from the district administration and the Air Force before paying an advance on a parcel nearby.
04 of 04
Which highways are planned around Bareilly?
The Ganga Expressway, inaugurated on 29 April 2026, does not pass through the district. A tracker last updated in July 2024 lists the Bareilly-Ludhiana corridor under bidding and land acquisition, and Patrika reported in December 2025 that surveys had begun in Bareilly for the Shamli-Gorakhpur link. The sources differ on length and status, so confirm with NHAI.
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Sources and references
Law and courts
- Uttar Pradesh Revenue Code 2006 (sections 80, 89), text hosted by IGRS UP
- Oswal Fats and Oils v Additional Commissioner, Bareilly, Supreme Court, 1 Apr 2010
- Master Direction FED 12/2015-16 on immovable assets under FEMA 1999, Reserve Bank of India, updated to 1 Sep 2022
Government
- Bareilly at a glance (area, population, blocks, villages), Bareilly district portal
- Demography, Bareilly district portal
- Ground water information booklet, Bareilly district, Central Ground Water Board (block categories as on 31 Mar 2004)
- Dynamic Ground Water Resources and Ground Water Quality of Uttar Pradesh 2024, Central Ground Water Board, Dec 2024
- UP govt to revise land circle rates across multiple districts, The Week (PTI), 10 Mar 2025
News
- PM Modi inaugurates 594-km long Ganga Expressway, All India Radio, 29 Apr 2026
- IndiGo to launch flight services from Bareilly, Network Thoughts, 30 Jul 2021
- New six-lane highway to connect Bareilly with Gorakhpur and Shamli, Patrika, 19 Dec 2025
- New 750-km expressway to reshape UP travel: Shamli-Gorakhpur corridor, Swarajya, 28 Dec 2025
- Bareilly-Ludhiana Economic Corridor: information and status, The Metro Rail Guy (tracker, last updated 4 Jul 2024)
Further reading
- Ceiling Act 1960 text on India Code
- Groundwater quality by district, CGWB 2024
- Shamli-Gorakhpur link, Patrika, Dec 2025
- Shamli-Gorakhpur corridor, Swarajya, Dec 2025
- Ganga Expressway route, All India Radio, Apr 2026
- Collector-rate revisions by district, The Week, Mar 2025
- Bareilly groundwater booklet, CGWB
- Bareilly-Ludhiana corridor tracker, Jul 2024
- Land limit ruling from Bareilly, Supreme Court, 2010
Data-currency note: census figures reflect 2011. The CGWB district profile uses 2004 groundwater data, and the Bareilly-Ludhiana tracker was last updated in July 2024. We could not open the Stamp Department rate schedule, UP Bhulekh, IGRS UP or NHAI pages, so stamp duty, circle rates and corridor status are unconfirmed. No per-acre price series is shown. This is a general guide, not legal advice. Report inaccuracies to wiki@farmlandindia.com.
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