Buying Land in Etah

Etah — 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.

Etah — district-specific notes

⚠ Etah lies inside the Taj Trapezium Zone, a protected area of about 10,400 sq km that LiveLaw's account of the case also lists as covering Agra, Mathura, Hathras and Firozabad (LiveLaw, August 2019). The Supreme Court's December 1996 judgment ordered 299 Agra industries to switch to natural gas or relocate. On 23 July 2026 the Court let the TTZ Authority process about 410 pending industry applications, mostly small enterprises, but only with a Court-appointed CEC expert and a NEERI expert present and in agreement, and with disputes going back to the Court (LiveLaw, July 2026). A buyer planning a processing, brick or storage unit should ask the TTZ Authority whether the use is allowed.

⚠ The tree-felling rule also applies. In March 2025 the Supreme Court recalled its December 2019 order that had allowed felling on non-forest and private land, so the 8 May 2015 direction, which bars felling in the zone without the Court's prior permission, applies again (LiveLaw, March 2025). Check this before clearing an orchard or shelterbelt.

⚠ 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). Which regime covers your village is a question for the tehsil. Etah's boundaries have also changed, since Kasganj was separated from it in 2007 (district court page), so confirm which tehsil and sub-registrar a parcel falls under.

No priced farmland found

Asking prices from listing sites were removed from this page because they cannot be traced to registered deals, and we found no registered-rate, collector-rate or news series for Etah farmland. Prices for other districts should not be applied here. Collect registered sale deeds for the exact village.

Circle rates

District magistrates set minimum land rates each year and can revise them mid-year (PTI via The Week, March 2025). We did not open the Etah rate table on IGRS UP, so no figure is given. Stamp duty follows the state page, which carries a CONFIRM flag.

Taj Trapezium Zone

Zone rules limit polluting industry and tree felling (LiveLaw, July 2026; LiveLaw, March 2025). Land bought for a factory, brick kiln or storage unit is a different product from farmland and needs the TTZ Authority's view first.

Power project and medical college

A 2022 report put the Etah thermal project at Rs 12,300 crore and said a medical college with a hospital would follow (NBM&CW, October 2022). The power units are listed as operating since 2024 by a project tracker (Global Energy Monitor). We found no current report on the medical college and no sourced effect on land prices.

Water quality

The CGWB 2024 assessment lists Etah among districts with nitrate above 45 mg per litre in some samples (CGWB, December 2024). It gives no sample counts. Test borewell water on any parcel where people will live.

Units

Khatauni records show area in hectares or square metres, and sellers may quote in other units. This page uses acres and square yards only; convert any quote before comparing offers.

Connectivity

How Etah connects — what was and was not sourced

No surveyed distances or timetables were opened for this page, so check a live route and the railway's own enquiry service.

Growth catalysts

Upcoming infrastructure & developments

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

No sourced price evidence

No official or news price series was found. Collect registered comparables and the village circle rate before negotiating.

Taj Trapezium Zone limits

Industry and tree felling fall under Supreme Court oversight. Check allowed use before paying an advance.

Boundary and data conflicts

Kasganj was separated from Etah in 2007, and area, population and division differ between sources. Confirm the tehsil, sub-registrar and revenue division for your parcel.

Groundwater and water quality

Tubewells supply 87.7% of irrigation, the plan lists one over-exploited block in dated data, and CGWB lists Etah for nitrate. Test borewell water before relying on it.

Saline-alkaline pockets

Saline-alkaline soil covers about 10% of the mapped area. A soil test for the exact parcel matters more than the district average.

Conversion rules in transition

The 2026 amendment to section 80 changes how conversion works in notified development and industrial areas. Confirm what is in force for your village.

Thin infrastructure story

No expressway or airport was sourced in the district, and the medical college has no current status report. Price on today's fundamentals. 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.