Buying Land in Deoria

Deoria — 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.

Deoria — district-specific notes

⚠ Section 89(2) of the UP Revenue Code bars a purchase or gift that takes a person above 5.0586 hectares in Uttar Pradesh, about 12.5 acres by our conversion (Revenue Code text hosted by IGRS UP). The state page carries the other conditions (SC/ST land, NRI rules) with their CONFIRM flags, and they apply here in full. We found no Deoria-specific restriction. The district is dense, with 3,098,637 people on 2,538 sq km (district industrial profile), so expect small holdings and check the khatauni for joint names.

⚠ The conversion rule changed in 2026. Farmhouse, homestay or resort use on an agricultural holding needs the land declared non-agricultural under section 80 of the UP Revenue Code. The state cabinet cleared an ordinance amending that section 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). Which regime covers your village is a question for the tehsil.

⚠ The Gorakhpur–Siliguri Expressway is reported to cross Gorakhpur, Deoria and Kushinagar in Uttar Pradesh, about 84 km of its 519 km, with land acquisition begun in May 2022 and a 2028 target (The Metro Rail Guy, updated July 2024). A July 2025 report says more than 100 villages gave land in Uttar Pradesh (Tractor Junction, July 2025). We found no village list or notification for Deoria, so ask the tehsil and the NHAI project office whether any notification covers the khasra number before you pay an advance.

⚠ The Ghaghara, Rapti and Chhoti Gandak are the main rivers (district industrial profile), and ICAR-CRIDA marks flood as a contingency for the district (ICAR-CRIDA). We found no flood-hazard map for it. Ask for flood history and ground level before building.

Why there is no price table

Asking prices from listing sites were removed from this page because they cannot be traced to registered deals. We found no registered-rate, collector-rate or news series for farmland in Deoria. Collect registered sale deeds for the same village and read the village circle rate on IGRS UP before pricing an offer.

Circle rates

District magistrates set minimum land rates each year and can revise them mid-year (PTI via The Week, March 2025). That statewide report gives no Deoria figure and we did not open the Deoria rate table, so none is quoted. Stamp duty follows the state page, which carries a CONFIRM flag.

Expressway and airport

The Gorakhpur–Siliguri Expressway is reported at about Rs 32,000 crore with a 2028 target (The Metro Rail Guy), and the Uttar Pradesh packages were described in July 2025 as under tender or awaiting announcement (Tractor Junction). Kushinagar airport has had no scheduled flights since November 2023 (Business Today). We found no sourced price movement for either, so treat claims of one as unproven.

Small holdings, many owners

With about 1,220 people per sq km (our calculation from the Census figure), farm holdings are small and often shared, so assembling an acre or more can mean several sellers and several mutations. Budget time for title checks.

Units

UP land is quoted in several local units whose size differs from district to district, so this page quotes only in acres and square yards. Khatauni records show area in hectares or square metres; convert any seller quote before comparing.

Groundwater

CGWB put the district at 73.32% development on 2009 data with all 16 blocks safe (CGWB district profile), and a 2023 aquifer-mapping report says about 95% of net irrigated area depends on groundwater (CGWB, 2023). Ask for the block category before relying on a borewell.

Connectivity

How Deoria connects — road, rail and air

Deoria looks to Gorakhpur first, about 53 km by road. No surveyed journey times were opened for this page, so check a live route.

Growth catalysts

Upcoming infrastructure & developments

Status labels maintained by the Farmland India research desk. Government-announced timelines — not guaranteed.

No sourced price series

We found no official or news price series for farmland here. Collect registered deeds and circle rates before negotiating.

Flooding

The Ghaghara, Rapti and Chhoti Gandak cross the district. Inspect in the monsoon and ask about flood marks.

Expressway acquisition

The Gorakhpur–Siliguri alignment is reported through Deoria and neighbouring districts. Ask whether any notification covers your khasra number.

Fragmented holdings

High density means small, shared holdings and several sellers per acre. Budget for title checks and mutation.

Dated groundwater data

CGWB's block categories use 2009 data and its profile gives 1,128 mm of rain against 1,145 mm in ICAR-CRIDA. Check current block status.

Unused airport

Kushinagar airport had no scheduled flights in 2024 or 2025. Do not price land on air access.

Conversion rules and standard UP checks

The 2026 amendment to section 80 changes how conversion works in notified development and industrial areas. The 12.5-acre purchase limit under section 89(2), SC/ST transfer rules and the NRI bar on agricultural land (RBI, updated September 2022) apply in full; see the state page.