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District guide
Buying Land in Jhansi
A Bundelkhand district where a state industrial authority is acquiring land around the city, a link expressway is only approved and no per-acre price series could be sourced.
5,024 km²
Area
~20 lakh
Population (Census 2011)
33
BIDA villages
25,706 acres
BIDA land acquired (Jun 2026)
*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 — Jhansi
Rev. 2026 · Farmland India desk
State
Uttar Pradesh
Division
Jhansi (Bundelkhand)
Headquarters & tehsils
Jhansi · Mauranipur · Moth · Tehroli · Garautha (five tehsils, Jhansi district portal; press reports spell Tehroli as Tahrauli)
Key markets
Jhansi city · Mauranipur · Babina · Garautha · Moth
Demand anchors
Bundelkhand Industrial Development Authority · UP Defence Industrial Corridor node · Rajghat canal project
Airport
No civil airport source opened; check the BIDA master plan and the district office
Size & people
5,024 km² · 2,000,755 people (Census 2011, per the district industrial profile)
Land units
Local units vary; confirm the sq yd or sq m equivalent in every quote
Land records portal
UP Bhulekh (records) · IGRS UP (circle rates, registration)
Land law is state law. These rules are maintained on the Uttar Pradesh page and apply to every district within it.
Jhansi — 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 The Code repealed the Zamindari Abolition and Land Reforms Act 1950 when it was enforced on 18 December 2015 (SCC Online, February 2016).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
Jhansi — district-specific notes
The full Uttar Pradesh legal framework above (inherited from the state record) applies to Jhansi in full. The notes below are specific to this district and are not repeated from the state page. Law was read in October 2026 from the Revenue Code text on IGRS UP and the 1960 Act on India Code; where an official page did not open, the note says so.
⚠ Part of the district is inside a state land-acquisition area. The state cabinet approved the Bundelkhand Industrial Development Authority (BIDA) in September 2023 (Organiser, September 2023, headline only). Its greenfield industrial city covers 33 villages in Jhansi tehsil and 253.33 km² (62,599 acres) under the environmental clearance reported by NBM&CW in June 2026, which put acquisition at 25,706 acres. Business Standard, March 2026 reported 24,201 acres acquired against a first-phase target of 35,298 acres and 56,662 acres in two phases. Before paying any advance, ask for the village's BIDA status in writing and check the acquisition list. Neither report mentions a purchase freeze, and we opened no notification that says one exists; confirm with the tehsil.
⚠ A Jhansi Link Expressway is planned to connect Jhansi with the Bundelkhand Expressway. Swarajya, July 2025 reported a four-lane road of about 115 km through 63 villages in the Garautha, Tahrauli, Moth and Jhansi tehsils at a provisional Rs 1,300 crore, with a drone survey still to fix the alignment. Elets eGov, 31 August 2026 reported cabinet approval of Rs 7,968.30 crore, funded by the state, and gave no length, lanes or dates. Check any village against the notified alignment before treating it as a corridor parcel.
⚠ Check which ceiling provision your lawyer is applying. Section 89(2) of the UP Revenue Code 2006 (text hosted by IGRS UP) bars a purchase or gift that takes the buyer and family above 5.0586 hectares in the state, about 12.5 acres on our conversion, and section 89(3) lets the state allow more for charitable or industrial purposes to registered societies, companies and similar bodies. The older 1960 Ceiling Act is a separate law. Section 80 has the Sub-Divisional Officer decide on a non-agricultural declaration and tell the applicant within 45 working days; the text we read has no deemed-approval wording. The cabinet cleared an ordinance amending section 80 in March 2026 (Free Press Journal, March 2026), and we did not confirm it was enacted, so confirm the current text with the SDM.
- BIDA
- Defence Corridor
- Babina
- UP Bhulekh
District overview
Jhansi — a Bundelkhand city with a state industrial authority taking shape beside it
Jhansi is the headquarters of its own division in Bundelkhand and the district's largest city. The district industrial profile (MSME-DI, mostly 2010-11 data) gives 5,024 km², 2,000,755 people at Census 2011, 743 revenue villages, eight blocks and five tehsils, which the district portal lists as Jhansi, Moth, Mauranipur, Garautha and Tehroli. The profile names the Pahunj and Betwa as the district's rivers and wheat, pulses, peas and oilseeds as the principal crops, and says a Rajghat canal project is being built for Jhansi, Lalitpur and parts of Madhya Pradesh.
The land story here is BIDA. The authority was approved in September 2023 for a 253.33 km² greenfield industrial city across 33 villages, and the environmental clearance for the Rs 1,51,571 crore project was reported by NBM&CW in June 2026. Business Standard (March 2026) gives industrial use 35.8% and residential use 15.2% of the Master Plan 2045 and mentions a proposed 250-acre tank maintenance facility tied to the UP Defence Industrial Corridor, of which Business Standard (November 2025) lists Jhansi as one of six nodes. For a private buyer this cuts two ways: it is a demand signal, but a large block of Jhansi tehsil is being acquired by the state, so parcel status matters more than the headline.
Who buys land here is not documented in any source we opened. We found no sourced per-acre price series, so this page gives no price band; the price notes below say what to ask for instead. The state-level legal framework is on the Uttar Pradesh page.
- Jhansi
- Mauranipur
- Babina
- Garautha
- Moth
- Betwa
Market & connectivity
What is moving prices in Jhansi
What the evidence shows and what it does not. Treat any price quoted to you as unconfirmed until it is matched to registered deeds.
No sourced price series
We found no registered-deed series, collector-rate list or dated compensation figure for farmland in Jhansi. Listing-portal asking prices are not used here. If a seller quotes a per-acre figure, ask for the registered deeds of neighbouring land in the same village.
What the acquisition numbers show
Acquisition is the only land-market fact here with a source: 24,201 acres by March 2026 (Business Standard) and 25,706 acres by June 2026 (NBM&CW). Neither report gives a per-acre compensation rate, so no price can be read from them.
BIDA effect is unmeasured
The notified area covers 33 villages in Jhansi tehsil, and land inside it is being acquired by the state. No source we opened tied BIDA to farmland prices. Ask whether a village is inside the master plan before comparing any price.
How to price a parcel
Ask the seller for registered sale deeds of neighbouring land from the last two years and compare per-acre rates in the same village. Circle rates are published through IGRS UP; we did not open the Jhansi schedule. Stamp duty and registration rates are on the state page, where they remain marked for confirmation.
Area in the khatauni
Records may give area in hectares or square metres while sellers quote in local units. Ask for the area in hectares or acres from the khatauni and convert before comparing offers.
Corridor claims
The link expressway was approved by the cabinet (Elets eGov, August 2026) but we found no construction start, and the Defence Corridor facilities at BIDA are described as proposed (Business Standard, March 2026). Treat "near the link expressway" as a claim to test against the notified alignment, not a price justification.
Connectivity
How Jhansi connects — road, rail, air and expressways
We opened one older district profile for distances and press reports for the planned link expressway. Check live routes before travelling. Journey times vary with traffic and road works.
🚗 By road
✈️ By air
🚆 By rail
🛣 BIDA, the Defence Corridor and the Jhansi link
BIDA and the Defence Corridor are meant to connect to the Bundelkhand Expressway through the planned Jhansi Link Expressway (Swarajya, July 2025). Our Uttar Pradesh land-rules guide covers the buying rules.
Growth catalysts
Upcoming infrastructure & developments
Status labels maintained by the Farmland India research desk. Government-announced timelines — not guaranteed.
Bundelkhand Industrial Development Authority
Approved in September 2023 for a 253.33 km² greenfield industrial city across 33 villages. The environmental clearance for the Rs 1,51,571 crore project was reported on 3 June 2026 (NBM&CW), with 25,706 acres acquired by then. The investment figure is a project-stage estimate.
UP Defence Industrial Corridor node
Business Standard, November 2025, lists Jhansi as one of six nodes of the UP Defence Industrial Corridor, and its March 2026 report mentions a proposed 250-acre tank maintenance facility and a combat-vehicle plant inside BIDA. No source gave allotments or dates.
Jhansi Link Expressway
Elets eGov, 31 August 2026, reported cabinet approval of Rs 7,968.30 crore, to be borne by the state. Swarajya, July 2025, had reported about 115 km and a provisional Rs 1,300 crore. No completion date was found.
Rajghat canal network
The district industrial profile says a canal network under the Rajghat project is being built for Jhansi, Lalitpur and parts of Madhya Pradesh. The profile is undated, so progress is unknown; confirm with the irrigation department.
Agriculture & terrain
Soil, water & terrain in Jhansi
Jhansi is Bundelkhand farmland with wheat, pulses and oilseeds as principal crops, a canal project under way and groundwater-quality flags for fluoride, nitrate and uranium.
🌾 Soils and crops
The district industrial profile lists wheat, pulses, peas and oilseeds as the principal crops, says citrus fruits suit the land and gives no crop areas. We could not open the district Krishi Vigyan Kendra profile, so no soil-class or crop-area figures are given. Take a soil test and ask the district agriculture office for village-level data.
- Wheat
- Pulses
- Oilseeds
- Citrus
💧 Water
The district profile says the region relies heavily on monsoon rain and describes the Rajghat canal project. CGWB's 2024 Uttar Pradesh assessment lists Jhansi among districts with fluoride, nitrate and uranium above its limits in groundwater samples; its state totals are 566 safe, 165 semi-critical, 46 critical and 59 over-exploited blocks of 836. We did not read Jhansi's block categories, so check them before relying on a borewell.
☀ Heat and rivers
The district industrial profile names the Pahunj and Betwa as the district's rivers. A parcel near a river, canal or dam changes both water access and flood exposure, so ask for a monsoon-season visit. We found no sourced temperature or rainfall figures.
- Betwa
- Pahuj
- Rajghat canal
🌾 Mandi price reference
Wholesale prices for Jhansi-district markets are published daily on the Agmarknet portal. Farm income per acre is modest, so price a parcel on its location, water and access. Census 2011 district figures are in the Census of India district handbook.
At a glance
Jhansi vs. its neighbours
| District / belt | Price evidence* | Evidence |
|---|---|---|
| Jhansi | No sourced price series | No registered-deed series or collector-rate list opened; BIDA covers 33 villages |
| Jalaun | No price sourced | No source opened for Jalaun |
| Other UP districts (state page) | No sourced price series | The state page no longer carries per-acre bands |
*No per-acre figure is shown. Listing-portal asking prices were removed because they could not be traced to registered sales.
Farmland India view
Why investors look at Jhansi
Three reasons this desk includes Jhansi, with a reminder that the acquisition area changes what a buyer can hold.
A planned industrial region next door
BIDA's Master Plan 2045 earmarks 35.8% of its area for industry (Business Standard, March 2026), and Jhansi is one of six Defence Corridor nodes. The upside for farmland is untested, and parcels inside the notified villages face acquisition, so choose land outside the master plan or confirm its status.
Irrigation works in hand
The district industrial profile describes a Rajghat canal network under construction for Jhansi and neighbouring areas. It is undated, so check progress with the irrigation department before counting on water.
No price series yet
No sourced per-acre series exists in the material we reviewed, so no parcel can be called cheap or dear. Build comparables from registered deeds in the same village.
Confirm BIDA, link-expressway and record status directly — these are not certified by Farmland India's review.
STRAIGHT TALK
Risks & challenges in Jhansi
Read these before shortlisting in Jhansi specifically.
BIDA acquisition
Thirty-three villages in Jhansi tehsil are in the area covered by the clearance, and the state is acquiring land there (NBM&CW, June 2026). Confirm the village's status and the acquisition list before paying.
Unsettled link-expressway alignment
Reports differ on length and cost (about 115 km and Rs 1,300 crore in July 2025; Rs 7,968.30 crore in August 2026) and the alignment was still being fixed. Check the notified alignment.
No price series
No registered-deed series, collector rate or dated compensation figure was found. Insist on registered deeds for the same village.
Groundwater quality
CGWB's 2024 assessment lists Jhansi among districts with fluoride, nitrate and uranium above limits, and we did not read Jhansi's block categories. Test borewell depth and water quality.
Rainfed land
The district industrial profile says the region relies heavily on monsoon rain, and the canal project's progress is unknown. Test irrigation before assuming crops.
Dated or conflicting data
The district industrial profile uses mostly 2010-11 data and the census is from 2011. Tehsil spellings differ by source (Tehroli on the district portal, Tahrauli in press reports). Confirm with the tehsil.
Ownership and ceiling rules
The purchase limit in section 89(2) of the Revenue Code (5.0586 hectares for the buyer and family) and the SC/ST permission rules on the state page apply. Review the khatauni history and the buyer's total holdings.
Who to contact
Local revenue & registration offices
Mutation and land-use questions, including agricultural-to-non-agricultural declarations under section 80 of the Revenue Code, route through the SDM office of the relevant tehsil — Jhansi, Mauranipur, Moth, Tehroli or Garautha (district portal); press reports spell Tehroli as Tahrauli, so confirm which one holds your village. Sale-deed registration is handled by the local Sub-Registrar; records are on the UP Bhulekh portal and circle rates through IGRS UP, and we did not open either site. BIDA and expressway questions go to BIDA and to UPEIDA, and any plotted scheme should be looked up on the UP RERA register before payment.
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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 Jhansi.
Visit full wiki01 of 04
What does farmland cost in Jhansi?
We found no sourced per-acre price series. Listing-portal asking prices were removed because they cannot be traced to registered sales, and neither Business Standard (March 2026) nor NBM&CW (June 2026) gives a compensation rate for the BIDA acquisition. Ask for registered deeds from the same village.
02 of 04
What is BIDA in Jhansi?
The state cabinet approved the Bundelkhand Industrial Development Authority in September 2023. Its greenfield industrial city covers 33 villages in Jhansi tehsil and 253.33 km², and NBM&CW reported 25,706 acres acquired by June 2026. Check a village's status before buying.
03 of 04
Is Jhansi part of the UP Defence Industrial Corridor?
Business Standard (November 2025) lists Jhansi as one of the corridor's six nodes, and its March 2026 report mentions a proposed 250-acre tank maintenance facility inside BIDA. No source gave allotment dates, so confirm with the state agencies.
04 of 04
Can anyone buy farmland in Jhansi?
Section 89(2) of the UP Revenue Code 2006 stops a buyer from acquiring land that takes the buyer and family above 5.0586 hectares (about 12.5 acres) in the state, and the text we read has no residence test. NRIs and OCIs cannot buy agricultural land under the RBI's FEMA direction. Confirm current amendments with a UP revenue lawyer.
Ready to look at what is available?
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Sources and references
Law and courts
- Uttar Pradesh Revenue Code 2006, ss. 80 and 89, text hosted by IGRS UP
- Uttar Pradesh Imposition of Ceiling on Land Holdings Act 1960, India Code
Government
- District Industrial Profile of Jhansi, MSME-DI (undated, mostly 2010-11 data)
- Tehsil list, Jhansi district portal, opened October 2026
- Dynamic Ground Water Resources and Ground Water Quality of Uttar Pradesh 2024, Central Ground Water Board, December 2024
News
- UP acquires 24,000 acres in Bundelkhand, Business Standard, 13 March 2026
- UP set to acquire over 56k acres in Bundelkhand, Business Standard, 3 November 2025
- Environmental clearance for BIDA industrial city, NBM&CW, 3 June 2026
- UP Cabinet nod for Bundelkhand industrial authority, Organiser, 13 September 2023 (headline only)
- Jhansi Link Expressway at Rs 7,968 crore, Elets eGov, 31 August 2026
- Four-lane 115 km link road to Jhansi, Swarajya, 16 July 2025
- Cabinet clears ordinance on land-use conversion, Free Press Journal, 23 March 2026
Further reading
- RBI Master Direction FED 12/2015-16 (updated 1 Sep 2022)
- Oswal Fats and Oils v Additional Commissioner, Supreme Court, 1 Apr 2010
- State of UP v Suresh Chandra Tewari, Supreme Court, 17 Dec 2024
- Omwati v District Collector Pilibhit, Allahabad HC (SCC Online blog, 19 Nov 2022)
- SCC Online blog, UP land and revenue law reform, 13 Feb 2016
- NITI Aayog, Macro and Fiscal Landscape of Uttar Pradesh, Jul 2025
- Deccan Herald, 9 May 2025, women 1% stamp duty cut up to Rs 1 crore
- Outlook Money, 12 May 2025, proposal on women rebate and Rs 5,000 family-division cap
- India Legal, 14 Sep 2024, Allahabad HC on stamp duty on agricultural land
- CGWB, Dynamic Ground Water Resources and Ground Water Quality of Uttar Pradesh 2024 (Dec 2024)
- Ganga Expressway inaugurated, All India Radio, 29 April 2026
Data-currency note: census figures reflect 2011 and the district industrial profile uses mostly 2010-11 data. BIDA acquisition figures come from press reports of March and June 2026 and change often, and the link expressway and Defence Corridor items are reported, not confirmed from an official notification. District boundaries and tehsil lists may have changed since. This page gives no price band because none could be traced to registered sales, and it is a general guide, not legal advice. Report inaccuracies to wiki@farmlandindia.com.
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