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District guide
Buying Land in Ghazipur
A Ganga-plain district where the Purvanchal Expressway ends and a greenfield corridor to the Bihar border is opening in stages, with no sourced per-acre price series.
3,377 sq km
Area (district profile)
~36.2 lakh
Population (2011)
341 km, ends at Haidaria
Purvanchal Expressway
34 km, from 1 Oct 2026
Ballia corridor trial
*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 — Ghazipur
Rev. 2026 · Farmland India desk
State
Uttar Pradesh
Division
Varanasi
Key markets
Ghazipur city · Zamania · Mohammadabad · Jakhania
Demand anchors
Purvanchal Expressway terminus at Haidaria · Ghazipur–Ballia–Manjhighat corridor · Varanasi as the main city of the division
Area
3,377 sq km in the district industrial profile; the district portal text gives 3,384 sq km
Administration
5 tehsils and 16 blocks in the district industrial profile; the district portal lists 7 tehsils, so confirm the current list with the district office
Population (Census 2011)
About 36.2 lakh in the district portal and the industrial profile
Rivers
Ganga and Karmanasa (district industrial profile)
Climate and rain
Normal annual rainfall 976.7 mm, of which 927.7 mm falls from June to September (ICAR-CRIDA)
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.
Ghazipur — 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 The Code repealed the Zamindari Abolition and Land Reforms Act 1950 when it was enforced on 18 December 2015 (SCC Online, February 2016).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
Ghazipur — district-specific notes
The full Uttar Pradesh legal framework on the state page (ceiling, stamp duty, SC/ST land, NRI rules) applies to Ghazipur in full. The notes below are specific to this district and are not repeated from the state page.
⚠ A greenfield four-lane corridor from Hridaypur near Ghazipur to Manjhighat in Ballia is opening in stages. NHAI opened 34 km of Package-I for a trial run from 1 October 2026 (Swarajya, September 2026), and Patna Press gives the main corridor as 117.12 km plus a 17.27 km Buxar spur (Patna Press, October 2026). In 2022 UPEIDA was assigned to acquire the land for NHAI (Construction World, April 2022). We found no village-wise acquisition list. Ask UPEIDA or NHAI whether a village or survey number lies on or beside the alignment, and what was paid on neighbouring plots, before paying an advance.
⚠ Groundwater quality needs a test on every parcel. A TERI School of Advanced Studies study reported by Down To Earth named Ghazipur among seven worst-affected districts for arsenic (Down To Earth, May 2019). The CGWB 2024 state assessment does not list arsenic for Ghazipur but lists fluoride above 1.5 mg per litre, nitrate above 45 mg per litre, uranium above 30 ppb and sporadic high conductivity (CGWB, December 2024). The two sources differ, so test borewell water for all of these before building or growing food on it.
⚠ The Ganga and the Karmanasa drain the district (district industrial profile). The ICAR-CRIDA plan ticks drought, flood, cyclone, hailstorm, heat wave, cold wave, frost and pest outbreaks as hazards for Ghazipur (ICAR-CRIDA, 2012). We found no flood-hazard map, so riverside and low-lying parcels should be treated as flood-exposed until the revenue office says otherwise. Ask for the khatauni, ground level and local flood history.
⚠ 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.
- Ghazipur–Ballia Corridor
- Groundwater Quality
- Ganga Floodplain
- Section 80
- Haidaria
District overview
Ghazipur — a Ganga-side district at the end of the Purvanchal Expressway
Ghazipur is a district of eastern Uttar Pradesh on the Ganga, in the Varanasi division (district portal). The district portal gives about 36.2 lakh people at the 2011 Census. The district industrial profile gives 3,377 sq km, five tehsils (Sadar, Saidpur, Zamania, Muhammadabad and Jakhania) and 16 blocks, and counts 213 km of national highway and 193 km of rail line (district industrial profile). The portal lists seven tehsils, so treat the tehsil count as a figure to confirm with the district office.
The Purvanchal Expressway, 341 km from Chandsarai near Lucknow, ends at Haidaria village on NH-31 in Ghazipur district (Indian Infrastructure, November 2021). From there a greenfield corridor runs east towards the Bihar border: 34 km of it opened for a trial run on 1 October 2026 (Swarajya, September 2026), and the Buxar spur was reported 80 to 85% complete in October 2026 (Patna Press, October 2026). Reports give different corridor lengths, from 115 km in April 2022 (NBMCW, April 2022) to 117.12 km for the main line in 2026. We found no sourced road distance from Ghazipur to Varanasi.
On the land side Ghazipur is a rice and wheat district. ICAR-CRIDA's 2012 plan gives a cropping intensity of 161.45%, with rice on about 151,700 hectares and wheat on about 169,700 hectares (ICAR-CRIDA). We found no sourced per-acre price series, so this page quotes none. Read the UP land-rules guide and the Uttar Pradesh state page before shortlisting, and apply the corridor and water-quality notes above to any parcel.
- Ghazipur
- Zamania
- Mohammadabad
- Jakhania
- Saidpur
- Ganga River
- Purvanchal Expressway
Market & connectivity
What is moving prices in Ghazipur
Reported figures with the source of each named. Listing-site asking prices are not used.
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 Ghazipur. 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 report named districts where revision was ongoing or due and did not name Ghazipur; it said 37 others had finished without naming them. We cannot say what changed here, and we did not open the Ghazipur rate table, so no figure is given. Stamp duty follows the state page, which carries a CONFIRM flag.
The Ballia corridor
The corridor was put out for bids in 2022 at about Rs 3,200 crore plus Rs 1,100 crore for a bridge at Manjhi Ghat, with a length of 132.76 km (NBMCW, August 2022). The 2026 report gives 117.12 km for the main line (Patna Press, October 2026). We found no sourced price movement along it.
Purvanchal Expressway terminus
The expressway ends at Haidaria, with an estimated cost of Rs 224.96 billion (Indian Infrastructure, November 2021). We found no registered-deed price comparison near it, so treat any claim of an expressway premium as something to test against deeds along the same road.
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's quote before comparing.
Water quality
The CGWB 2024 assessment lists Ghazipur for fluoride, nitrate and uranium above limits and sporadic high conductivity (CGWB, December 2024). The document gives no sample counts, so it shows that exceedances occurred, not how widespread they are. Test borewell water on any parcel where people will live.
Connectivity
How Ghazipur connects — expressway, highways and rail
Ghazipur sits at the east end of the Purvanchal Expressway, with a new corridor continuing towards the Bihar border. No surveyed distances were sourced for this page, so check a live route.
🚗 By road
✈️ By air
🚆 By rail
🛣 Expressway terminus and the Ballia corridor
The Purvanchal Expressway ends at Haidaria on NH-31 (Indian Infrastructure, November 2021). The Package-I trial section has entry and exit points at Sarai Bandi on the Varanasi–Gorakhpur highway, the Ghazipur–Kasimabad road, the Yusufpur–Kasimabad road, the Parsa–Barachawar block road, near the Purvanchal Expressway flyover and via the Latoodeeh–Pradhanpur road, with no exit beyond chainage 34 (Swarajya, September 2026). See our UP land-rules guide for the rules that apply before buying.
Growth catalysts
Upcoming infrastructure & developments
Status labels maintained by the Farmland India research desk. Government-announced timelines — not guaranteed.
Purvanchal Expressway
The 341 km expressway runs from Chandsarai in Lucknow district to Haidaria in Ghazipur, six lanes expandable to eight, at an estimated Rs 224.96 billion, and was reported inaugurated on 16 November 2021 (Indian Infrastructure, November 2021).
Ghazipur–Ballia–Manjhighat corridor
NHAI opened 34 km of Package-I for a trial run from 1 October 2026 (Swarajya, September 2026). Patna Press reports a 117.12 km main corridor in three packages and a 17.27 km Buxar spur at 80 to 85% complete, aimed at December 2026 against an original deadline of 14 June 2025 (Patna Press, October 2026). Earlier reports gave 115 km and 132.76 km, so confirm the final length with NHAI.
Third Ganga bridge at Buxar
The same Patna Press report says a new three-lane bridge of about 3.2 km at Buxar is about 30% complete, begun in September 2025 with a target of February 2028 (Patna Press, October 2026). It is across the Bihar border and is a context item, not a Ghazipur approval.
Land-use declaration under section 80
A 2026 amendment treats a building or layout approval in notified development and industrial areas as the declaration of non-agricultural use (PRS; TeamLease RegTech). Confirm how it applies to a village before relying on it.
Agriculture & terrain
Soil, water & crops in Ghazipur
Ghazipur is flat Ganga-plain country where rice and wheat dominate, tubewells carry irrigation, and drought, flood and groundwater quality all need checking.
🌾 Cropped area
ICAR-CRIDA's 2012 district plan gives a net sown area of about 254,700 hectares, a gross cropped area of about 411,700 hectares and a cropping intensity of 161.45%. Rice covers about 151,700 hectares in kharif, wheat about 169,700 hectares in rabi and sugarcane about 7,400 hectares (ICAR-CRIDA). The Soil Health Card portal holds village-level data; we did not open it.
- Rice
- Wheat
- Sugarcane
💧 Water
Normal annual rainfall is 976.7 mm, of which 927.7 mm falls in the south-west monsoon (ICAR-CRIDA); the industrial profile gives a range of 800 to 1,034 mm. Gross irrigated area is about 350,300 hectares, of which tubewells irrigate about 167,900 hectares. The CGWB 2024 assessment lists fluoride, nitrate and uranium above limits for Ghazipur (CGWB, December 2024) and Down To Earth named it for arsenic in 2019 (Down To Earth, May 2019). We found no block-wise extraction figure for the district; ask for the block's current category and test borewell water.
🌱 Soil and terrain
The plan lists silt loam and silty clay loam on about 129,200 hectares, loam on about 79,600, clay loam on about 43,500 and sandy loam on about 13,700 hectares. The table's units look inconsistent with the district area, so read these as relative shares (ICAR-CRIDA). The plan ticks drought, flood, cyclone, hailstorm, heat wave, cold wave, frost and pest outbreaks as hazards.
- Silt loam
- Ganga plain
🌾 Mandi price reference
Wholesale prices for district mandis are published daily on the Agmarknet portal, and the India Meteorological Department publishes rainfall normals; we did not open either for this page. Rice and wheat income is modest next to land prices near towns, so price a parcel on location, access and water, not on crop yield.
At a glance
Ghazipur: price evidence at a glance
| Belt / locality | Price evidence (per acre) | Evidence |
|---|---|---|
| Ghazipur district | No sourced per-acre series | Village circle rates on IGRS UP; not opened for this page |
| Near the Purvanchal Expressway terminus | No sourced per-acre series | Expressway ends at Haidaria (Indian Infrastructure, November 2021) |
| Along the Ballia corridor | No sourced per-acre series | 34 km trial opening on 1 October 2026 (Swarajya, September 2026) |
| Zamania · Jakhania · Mohammadabad | No sourced per-acre series | Tehsils named in the district industrial profile; no price source |
*No per-acre price series was found for any row, so none is shown. The rows list the corridors and tehsils that touch each belt. Nothing here is a valuation.
Farmland India view
Why investors look at Ghazipur
Three reasons this desk includes Ghazipur, with a plain note that no price series was sourced and that water quality and land acquisition need checking.
Expressway terminus and an east link
The Purvanchal Expressway ends in the district and the Ballia corridor is opening in stages, so Ghazipur sits on a road line from Lucknow towards the Bihar border.
A productive Ganga plain
A cropping intensity of 161%, with rice on about 151,700 hectares and wheat on about 169,700 hectares, means farmland can earn from cultivation while a buyer holds it.
No price premium to rely on
We found no registered-deed or news price series, so we cannot say whether the roads have lifted values. Buy on today's access and test any asking price against registered deeds.
Confirm alignment status, borewell water quality and conversion status directly — these are not certified by Farmland India's review.
STRAIGHT TALK
Risks & challenges in Ghazipur
Read these before shortlisting in Ghazipur specifically.
Corridor acquisition
Land for the Ballia corridor was to be acquired by UPEIDA for NHAI (Construction World, April 2022). We found no village-wise list. Check whether a village or survey number is in the alignment.
Groundwater quality
Down To Earth named Ghazipur for arsenic in 2019 and CGWB 2024 lists fluoride, nitrate and uranium. Test borewell water before building or growing food on it.
Flood and drought
ICAR-CRIDA lists both as hazards. Check ground level, local flood history and the irrigation source.
No sourced price series
We found no official or news price series for farmland here. Collect registered deeds before negotiating.
Unit and conversion errors
Sellers quote local units whose size varies. Confirm the unit and check the area against the khatauni in hectares.
Corridor details differ
Reported lengths run from 115 km to 132.76 km, with 117.12 km in the latest report, and dates have slipped. Confirm with NHAI before pricing in an opening date.
Conversion rules in transition
The 2026 amendment to section 80 changes how conversion works in notified areas. Confirm what is in force for your village.
Standard UP checks still apply
The 12.5-acre purchase limit under section 89(2) of the Revenue Code (UP Revenue Code text, IGRS UP), SC/ST transfer rules and the NRI bar on agricultural land (RBI, updated September 2022) apply in full; see the state page.
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; confirm the tehsil first, because sources differ on the district's tehsil count. Land for the corridor was handled through the District Magistrate's office with NHAI and UPEIDA. 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.
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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 Ghazipur.
Visit full wiki01 of 04
What does land cost around Ghazipur?
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. District magistrates set circle rates each year (PTI via The Week, March 2025); check the village rate on IGRS UP and collect registered sale deeds for the same village.
02 of 04
Where does the Purvanchal Expressway end?
The 341 km expressway from Chandsarai near Lucknow ends at Haidaria village on NH-31 in Ghazipur district (Indian Infrastructure, November 2021).
03 of 04
What is the Ghazipur–Ballia corridor and is it open?
It is a greenfield four-lane road from Hridaypur near Ghazipur to Manjhighat in Ballia. NHAI opened 34 km of Package-I for a trial run on 1 October 2026 (Swarajya, September 2026); the Buxar spur was reported 80 to 85% complete in October 2026 (Patna Press). Reported lengths differ, so confirm with NHAI.
04 of 04
Is groundwater safe to use in Ghazipur?
Not without a test. Down To Earth (May 2019) named Ghazipur among seven worst-affected districts for arsenic, and CGWB 2024 lists fluoride, nitrate and uranium above limits for the district. Test borewell water before building or growing food on it.
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 (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
- Ghazipur district portal: demographic overview
- District Industrial Profile of Ghazipur, Ministry of MSME (area, tehsils, blocks, population, roads, rail)
- District agriculture contingency plan, Ghazipur, ICAR-CRIDA (2012)
- Dynamic Ground Water Resources and Ground Water Quality of Uttar Pradesh, 2024, Central Ground Water Board, December 2024
News
- Purvanchal Expressway inaugurated, Indian Infrastructure, November 2021
- NHAI to open 34 km Package-I of the Ghazipur-Ballia highway for trial run, Swarajya, 27 Sep 2026
- Buxar spur nears completion, Patna Press, 3 Oct 2026
- MoRTH invites bids for the Rs 3,200 crore Gazipur-Ballia highway, NBMCW, 12 Aug 2022
- NHAI unveils 115-km greenfield highway in UP, NBMCW, April 2022
- UPEIDA to acquire land for Ghazipur-Manjhighat highway, Construction World, April 2022
- High levels of arsenic found in groundwater in UP, Down To Earth, 30 May 2019
- 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
- District Industrial Profile, Ghazipur
- ICAR-CRIDA plan, Ghazipur
- Ghazipur-Ballia corridor and Buxar spur, October 2026
- Package-I trial run, September 2026
- Purvanchal Expressway, November 2021
- Ghazipur-Ballia bid notice, August 2022
- Arsenic in UP groundwater, May 2019
- Circle-rate revision, March 2025
- RBI on NRI purchases of immovable assets
Internal guides
Data-currency note: the industrial profile uses 2010-11 and 2011 figures and its counts differ from the district portal, ICAR-CRIDA crop areas are for 2012, and the CGWB assessment is a state-level document. 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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