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District guide
Buying Land in Kushinagar
A Buddhist pilgrimage district of rice, wheat and sugarcane on the Gandak plain, 50 km east of Gorakhpur, with a corridor under construction and no sourced farmland price.
~35.6 lakh people
Census 2011
~50 km west
Gorakhpur
153% (ICAR-CRIDA)
Cropping intensity
Target 2028 (reported)
Gorakhpur–Siliguri Expressway
*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 — Kushinagar
Rev. 2026 · Farmland India desk
State
Uttar Pradesh
Division and headquarters
Gorakhpur division; headquarters at Padrauna (district portal)
Tehsils
Six on the district portal (Padrauna, Kushinagar, Hata, Tamkuhi Raj, Khadda, Kaptanganj); the industrial profile lists four, so confirm with the district office
Key markets
Padrauna · Kasia · Tamkuhi Raj · Kaptanganj
Demand anchors
Gorakhpur household demand · Buddhist pilgrimage tourism · Gorakhpur–Siliguri Expressway (under construction)
Area
2,873.5 sq km on the district portal; 2,873.15 sq km in the industrial profile
Villages and blocks
1,447 villages and 14 blocks on the district portal; the industrial profile counts 1,620 revenue villages
Population
3,560,830 at Census 2011 (district portal); about 1,240 per sq km by our calculation
Distance from Gorakhpur
About 50 km east of Gorakhpur on NH 28, per the district portal
Land records portal
UP Bhulekh / IGRS UP (not opened for this page)
Land law is state law. These rules are maintained on the Uttar Pradesh page and apply to every district within it.
Kushinagar — 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
Kushinagar — district-specific notes
The full Uttar Pradesh legal framework on the state page (ceiling, stamp duty, SC/ST land, NRI rules) applies to Kushinagar in full. The notes below are specific to this district and are not repeated from the state page.
⚠ Kushinagar sits on the Gandak (Narayani) plain. On 26 and 27 August 2026 the district stepped up flood preparations after floods in Nepal: the District Magistrate inspected riverside villages and the Valmikinagar barrage, all 36 barrage gates were open, discharge rose from about 1.04 lakh to 1.42 lakh cusecs in two hours, and officials planned to move people from sandy riverside areas if water rose (Telangana Today, August 2026). The Chief Minister directed both Kushinagar and Maharajganj to keep a close watch (Free Press Journal, August 2026). ICAR-CRIDA marks flood as a contingency and describes active flood-plain soil units (ICAR-CRIDA). Ask the tehsil for the flood and erosion history of the village and check the khatauni for riverbed or Gram Sabha classification.
⚠ The Gorakhpur–Siliguri Expressway is reported to cross Gorakhpur, Kushinagar and Deoria in Uttar Pradesh, about 84 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 and the final route can differ from published maps (Tractor Junction, July 2025). We found no Kushinagar village list or notification, so ask for the notification status and its date in writing.
⚠ 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.
⚠ 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. Kushinagar International Airport was inaugurated in October 2021, but Business Today reports no scheduled flights since November 2023 (Business Today, January 2026). Do not value a plot on the assumption of airline traffic without checking the current schedule.
- Gandak Floodplain
- Gorakhpur–Siliguri Expressway
- Kushinagar Airport
- Section 80
District overview
Kushinagar — Buddhist pilgrimage district on the Gandak plain, 50 km east of Gorakhpur
Kushinagar is a densely populated farming district in eastern Uttar Pradesh. The district portal gives 2,873.5 sq km, 1,447 villages, 14 blocks and 3,560,830 people at the 2011 Census, about 1,240 per sq km by our calculation, with the headquarters at Padrauna (district portal). The industrial profile gives a similar area but 1,620 revenue villages and 177 km of rail line (district industrial profile), and the two sources disagree on the tehsil count, so confirm the current list. The portal puts the district about 50 km east of Gorakhpur on NH 28.
The district portal describes the area as the former Kushinara, where the Buddha's Mahaparinirvana took place (district portal). That religious tourism is the reason a buyer might consider a homestay or a retreat here rather than a pure crop plot. We found no sourced visitor figure or land-price link. The district also grows crops at scale: ICAR-CRIDA reports a cropping intensity of 153%, with rice, wheat and sugarcane as the main crops (ICAR-CRIDA).
We found no sourced per-acre price series for farmland, so this page quotes none. Asking prices from listing sites were removed because they cannot be traced to registered deals. The Uttar Pradesh state page covers the state-wide rules; this page covers what is particular to Kushinagar.
- Padrauna
- Kasia
- Hata
- Tamkuhi Raj
- Kaptanganj
- Gorakhpur
Market & connectivity
What is moving prices in Kushinagar
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 Kushinagar. Collect registered sale deeds for the same village and read the village circle rate on IGRS UP before pricing an offer.
Gorakhpur as the price anchor
The district sits about 50 km east of Gorakhpur (district portal), and the buyer who pays a premium is more likely a Gorakhpur household or a pilgrimage-sector operator than a crop farmer. We found no price series linking Gorakhpur demand to Kushinagar land values.
Expressway and airport
The Gorakhpur–Siliguri Expressway is reported at about Rs 32,000 crore with a 2028 target (The Metro Rail Guy). Kushinagar airport, with a 3.2 km runway (UP government press release, October 2021), has had no scheduled flights since November 2023 (Business Today, January 2026). We found no price movement attributed to either, so any appreciation claim must come from deeds, not brokers.
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 Kushinagar figure and we did not open the Kushinagar rate table, so none is quoted. Stamp duty follows the state page, which carries a CONFIRM flag.
Units and records
UP land is quoted in several local units whose size differs from village to village, so this page quotes only in acres and square yards. Ask for the khasra number and the area in the khatauni, and compare it with the sale deed before accepting any quote.
Connectivity
How Kushinagar connects — road, rail, air and expressways
Kushinagar's natural buyer is the Gorakhpur household, so Gorakhpur leads. No surveyed journey times were opened for this page, so check a live route.
🛣 Gorakhpur–Siliguri Expressway
The 519 km expressway runs close to the India–Nepal border from Gorakhpur towards Siliguri. In Uttar Pradesh it is reported to cover about 84 km through Gorakhpur, Kushinagar and Deoria, with land acquisition begun in May 2022 and a 2028 target (The Metro Rail Guy, updated July 2024). In July 2025 other packages were described as under tender or pending (Tractor Junction). It is under construction, not open, and we found no 2026 progress report or interchange list. See the Uttar Pradesh land-rules guide for what applies to land along such roads.
Growth catalysts
Upcoming infrastructure & developments
Status labels maintained by the Farmland India research desk. Government-announced timelines — not guaranteed.
Gorakhpur–Siliguri Expressway
A 519 km access-controlled corridor reported at about Rs 32,000 crore, with about 84 km through Gorakhpur, Kushinagar and Deoria in Uttar Pradesh. Land acquisition began in May 2022 and the target is 2028 (The Metro Rail Guy); other packages were under tender or pending in July 2025 (Tractor Junction).
Kushinagar International Airport
Inaugurated in October 2021 with a 3.2 km runway (UP government press release). Business Today reports investment of more than Rs 327 crore, the end of SpiceJet's Delhi service on 4 November 2023 and no scheduled flights in 2024 or 2025, with an Air India Express Delhi service planned from March 2026; we did not confirm it began (Business Today, January 2026).
Rail and NH 28 links to Gorakhpur
The district industrial profile counts 177 km of rail line (district industrial profile), and the district portal names NH 28 and a distance of about 50 km to Gorakhpur (district portal). These existing links are what connect the district to the region today.
Agriculture & terrain
Soil, water & crops in Kushinagar
Kushinagar is a rice, wheat and sugarcane alluvial plain with high cropping intensity, borewell irrigation and recurring flood risk.
🌾 Soil and crops
The ICAR-CRIDA plan (2012; crop areas for 2007-08) describes deep loamy and silty alluvial soils, some slightly saline or sodic, and gives a net sown area of 224,910 hectares, a gross cropped area of 344,123 and a cropping intensity of 153%. In 2007-08 rice covered 122,504 hectares, wheat 114,260, sugarcane 69,662, mustard 9,580 and maize 6,121 (ICAR-CRIDA). Take a soil test before buying.
- Alluvial soil
- Rice
- Wheat
- Sugarcane
💧 Water
Normal annual rainfall is 1,145.1 mm over about 72 rainy days, with 988.2 mm in June to September. The plan lists borewells at 56.81% of irrigated area, canals at 29.25% and open wells at 13.55%, though its table layout is hard to read (ICAR-CRIDA). We did not open a current CGWB block assessment or water-quality table for Kushinagar, so test borewell water before buying.
- Borewells
- Canals
- Rainfall
🌊 Rivers and terrain
The Gandak, called the Narayani locally, is the river named in the August 2026 flood reports (Telangana Today). ICAR-CRIDA marks flood and drought as contingencies and describes recent alluvial plains prone to waterlogging or flooding, and active flood plains with moderate flooding (ICAR-CRIDA). A flat plain is easy to build on, but a sandy riverbed parcel is not the same as safe farmland.
- Gandak
- Flood plain
- Valmikinagar Barrage
🌾 Mandi price reference
Wholesale prices for district mandis are published daily on the Agmarknet portal, which we did not open for this page. Crop income is the practical basis for holding land here, so price a parcel against what the farmland earns before paying a pilgrimage-town or highway premium.
At a glance
Kushinagar: price evidence at a glance
| Belt / locality | Price evidence (per acre) | Evidence |
|---|---|---|
| Kushinagar district, farmland | No sourced per-acre series | Village circle rates on IGRS UP; not opened for this page |
| Padrauna and Kasia belts | No sourced per-acre series | Headquarters and pilgrimage town named on the district portal |
| Along the Gorakhpur–Siliguri alignment | No sourced per-acre series | Corridor under construction (The Metro Rail Guy) |
| Plotted land (per sq yd) | No sourced per-sq-yd price | Different product from farmland |
*No per-acre price series was found for any row, so none is shown. The rows list where evidence was looked for. Nothing here is a valuation.
Farmland India view
Why investors look at Kushinagar
Three reasons this desk includes Kushinagar, with a plain note that farmland prices are unsourced and the story is pilgrimage and a corridor under construction.
A pilgrimage destination
The district portal records Kushinagar as the place of the Buddha's Mahaparinirvana. That suits a buyer weighing a homestay or a retreat, subject to local permissions and the section 80 route.
A corridor and an airport, neither proven
The Gorakhpur–Siliguri Expressway is reported through the district with a 2028 target, and a 3.2 km runway exists. Neither has produced a price series, and the airport has had no scheduled flights since 2023, so this is a watch-list factor.
A productive farm district
A cropping intensity of 153%, with rice, wheat and sugarcane on large areas, supports a buyer who plans to farm or lease the land.
A very productive farm district
Cropping intensity of 153%, with rice, wheat and sugarcane on large areas, is well above the 130% to 132% that the same ICAR-CRIDA series reports for Lalitpur and Kaushambi. That supports a buyer who plans to farm or lease the land.
Confirm flood history, groundwater quality and any road alignment directly — these are not certified by Farmland India's review.
STRAIGHT TALK
Risks & challenges in Kushinagar
Read these before shortlisting in Kushinagar specifically.
Gandak flood and erosion
The Gandak rose in August 2026 and the district prepared to relocate riverside residents. Ask the tehsil for the flood and erosion history of the village and avoid sandy riverbed parcels.
Airport without flights
Kushinagar International Airport had no scheduled flights in 2024 or 2025. Do not pay a premium for flight access without a current schedule.
Announced is not delivered
The expressway is under construction with a 2028 target and other packages were under tender in July 2025. Price a parcel on today's road access, not on a future interchange.
Alignment and acquisition
Land near the Gorakhpur–Siliguri alignment may be under acquisition or restricted. Ask for the notification status and date in writing.
No farmland price evidence
We found no official or news price series for farmland. Obtain registered deeds of nearby sales and the Collector rate for the village before making an offer.
Fragmented holdings and conflicting counts
At about 1,240 people per sq km (our calculation), holdings are small and often shared. Sources also differ on tehsils and villages, so check the khatauni for joint holders and confirm the tehsil.
Standard UP checks
The 12.5-acre purchase limit under section 89(2), SC/ST transfer rules and the NRI and OCI bar on agricultural land (RBI, updated September 2022) apply in full; see the state page.
Who to contact
Local revenue & registration offices
Mutation and agricultural-to-non-agricultural declarations under section 80 of the UP Revenue Code route through the Tehsildar and Sub-Divisional Officer of the relevant tehsil; confirm which tehsil a village falls under, because sources differ on the count. Sale-deed registration is handled by the local Sub-Registrar, and khatauni extracts and circle rates are on UP Bhulekh and IGRS UP; we did not open either portal for this page. Read the UP agricultural land rules guide before filing anything.
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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 Kushinagar.
Visit full wiki01 of 04
What does land cost in Kushinagar?
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
How far is Kushinagar from Gorakhpur?
The district portal puts Kushinagar about 50 km east of Gorakhpur on NH 28. Confirm the road time for your parcel.
03 of 04
Is Kushinagar airport open for flights?
Kushinagar International Airport was inaugurated in October 2021, but Business Today (January 2026) reports no scheduled flights since November 2023 and a planned Air India Express restart from March 2026 that we could not confirm. Check the current schedule.
04 of 04
Is the Gorakhpur–Siliguri Expressway built?
Not as far as we found. The Metro Rail Guy (updated July 2024) reports a 2028 target, with about 84 km in Uttar Pradesh through Gorakhpur, Kushinagar and Deoria, and a July 2025 report describes other packages as under tender or pending. We found no 2026 progress report.
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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
- Kushinagar district portal: about the district
- District Industrial Profile of Kushinagar, Ministry of MSME (area, blocks, villages, rail)
- District agriculture contingency plan, Kushinagar, ICAR-CRIDA (September 2012; crop data 2007-08)
- Press release on Kushinagar International Airport, Invest UP, 21 Oct 2021
News
- Maharajganj, Kushinagar on alert as Nepal floods trigger river monitoring, Telangana Today, 27 Aug 2026
- Flood alert in UP's Maharajganj, Kushinagar as Nepal's Bhotekoshi river swells, Free Press Journal, 27 Aug 2026
- No commercial flights since Nov 2023: How Kushinagar airport took off, then fell silent, Business Today, 20 Jan 2026
- Gorakhpur–Siliguri Expressway: information and status, The Metro Rail Guy, updated Jul 2024
- Gorakhpur to Siliguri Expressway: key facts and updates, Tractor Junction, 30 Jul 2025
- 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
- RBI on NRI purchases of immovable assets
- Kushinagar district portal
- District Industrial Profile, Kushinagar
- ICAR-CRIDA plan, Kushinagar
- Gandak flood alert, August 2026
- Kushinagar airport status, January 2026
- Gorakhpur–Siliguri Expressway status
- Gorakhpur–Siliguri Expressway update, July 2025
- Circle-rate revision, March 2025
Internal guides
Data-currency note: population is the 2011 Census figure from the district portal; the ICAR-CRIDA plan is from 2012 with 2007-08 crop areas; the industrial profile uses older rail data. Flood reports are from August 2026, airport status is as reported in January 2026 and the expressway status is as reported up to July 2025. 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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