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District guide
Buying Land in Lalitpur
A drought-planning Bundelkhand district of wheat and pulses with Betwa reservoirs, a reported pharma park and no sourced per-acre price series.
~12.2 lakh people
Population (Census 2011)
5,039 sq km
Area (district profile)
880.1 mm
Normal rainfall (ICAR-CRIDA)
1,472 acres planned
Pharma park (reported)
*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 — Lalitpur
Rev. 2026 · Farmland India desk
State
Uttar Pradesh
Tehsils and blocks
3 tehsils and 6 blocks (Bar, Mehroni, Jakhaura, Madawara, Birdha, Talbehat) in the district industrial profile; confirm the current list
Key markets
Lalitpur city · Talbehat · Mehroni · Madawara
Demand anchors
Betwa reservoirs · pharma park (reported) · NH44 · Ken-Betwa link (reported)
Area
5,039 sq km; 697 revenue villages (district industrial profile, 2010-11 data)
Population
1,218,002 at Census 2011, about 86% rural (district industrial profile)
Highway and rail
76 km of national highway and 15 km of rail line (2010-11, industrial profile)
Nearest major airport
Not sourced; no scheduled service found. Check the nearest scheduled airport before planning trips
Circle rates
Set by the district magistrate each year; Lalitpur was listed among districts where revision was due to begin (PTI via The Week, March 2025)
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.
Lalitpur — 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
Lalitpur — district-specific notes
The full Uttar Pradesh legal framework on the state page (ceiling, stamp duty, SC/ST land, NRI rules) applies to Lalitpur in full. The notes below are specific to this district and are not repeated from the state page.
⚠ Water is the first check in Lalitpur. The ICAR-CRIDA draft plan (2014, 2011-12 data) gives normal rainfall of 880.1 mm, 797.2 mm of it from June to September, and sets out drought contingency measures; the copy we read does not make clear how often drought is recorded, so we state no frequency (ICAR-CRIDA). The CGWB 2024 assessment lists Lalitpur among districts with fluoride, nitrate and uranium above limits in some samples and gives no district figure for groundwater extraction (CGWB, December 2024). Ask for irrigation records, nearby well depths and the block's current category before agreeing a price.
⚠ A pharma park of 1,472 acres is being developed by the state industrial development authority, with a 353-acre first phase. A June 2025 PTI report said first-phase allotments had begun and units were expected in two to two and a half years (PTI via The Week, June 2025); we found no 2026 status report. Land inside or beside a notified industrial area can be under acquisition or restricted, so ask for the notification status and date in writing before pricing a nearby parcel.
⚠ Lalitpur sits on the Madhya Pradesh border, and the Betwa projects are shared: Rajghat is an inter-state project of both states (Dialogue Earth, April 2020). Confirm that the village in a listing falls under a Lalitpur tehsil and read its khatauni on UP Bhulekh, because a nearby address can sit under Madhya Pradesh records and rules.
- Bundelkhand Drought
- Betwa Reservoirs
- Pharma Park
- Madhya Pradesh Border
District overview
Lalitpur — a Bundelkhand district of dryland farming, Betwa reservoirs and a pharma park
Lalitpur is a Bundelkhand district of 5,039 sq km with 1,218,002 people at the 2011 Census, about 86% of them in rural areas. The district industrial profile counts three tehsils, six blocks and 697 revenue villages and names the Betwa, Jamni, Dhasan, Shahzad and Saznam as its rivers (district industrial profile). Other sources give different tehsil and village counts, so treat these as figures to confirm with the district office.
This is dryland farming country. ICAR-CRIDA's draft plan reports a net sown area of about 301,100 hectares at a cropping intensity of 130%, with wheat on about 163,200 hectares and pulses on about 262,600 (2011-12 areas) on rakar, maar, kabar and parwa soils. Irrigation comes from canals, open wells, borewells and tanks (ICAR-CRIDA). Farm income here turns on water, so a parcel's irrigation record matters more than its address.
Three things set Lalitpur apart. The Matatila reservoir lies in the district (CWC, 2019), a state pharma park is under development (PTI via The Week, June 2025), and the Ken-Betwa link project names Lalitpur among four Uttar Pradesh districts it is meant to serve (The Statesman, December 2024). We found no sourced per-acre price series for farmland, so this page quotes none. The Uttar Pradesh page covers state-wide rules; this page covers what is particular to Lalitpur.
- Lalitpur
- Talbehat
- Mehroni
- Madawara
- Birdha
- Jhansi
Market & connectivity
What is moving prices in Lalitpur
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 Lalitpur. Collect registered sale deeds for the same village and read the village circle rate on IGRS UP before pricing an offer.
Circle rates and stamp duty
District magistrates set minimum land rates each year and can revise them mid-year. A PTI report of March 2025 listed Lalitpur among the districts where revision was due to begin (PTI via The Week, March 2025). We did not open the Lalitpur rate table, so no figure is given. Stamp duty follows the state page, which carries a CONFIRM flag.
NH44 and the Lalitpur–Sagar–Lakhnadon section
The district industrial profile counts 76 km of national highway in Lalitpur (2010-11, district industrial profile). A 316 km four-lane Lalitpur–Sagar–Lakhnadon section of NH44 reached concession signing in November 2023, and the report places it in Madhya Pradesh (NBM&CW, November 2023), so check where it starts before assuming it touches a parcel. We found no sourced price movement along either.
What the pharma park may do
The authority's June 2025 statement, as reported by PTI, put expected investment above Rs 12,000 crore and employment at nearly 14,000 people (PTI via The Week, June 2025). We found no land-price movement attributed to the park, so ignore any claim of appreciation that is not backed by registered deeds near the site.
Ken-Betwa link and water
The Rs 44,605 crore Ken-Betwa Link Project names Jhansi, Mahoba, Banda and Lalitpur in Uttar Pradesh and aims to irrigate 2.51 lakh hectares. The December 2024 report said the detailed project report was still expected and a 24 km canal tender was to follow (The Statesman, December 2024), so it is a long-dated factor and no price effect is sourced.
Units and records
UP land is quoted in several local units whose size differs from village to village, so this page uses acres and hectares. Ask for the khasra number and the area in the khatauni, and compare it with the sale deed before accepting any quote.
Connectivity
How Lalitpur connects — road, rail, air and expressways
Lalitpur lies on the Jhansi Railway Division and has a named NH44 section. No surveyed distances were opened for this page, so check a live route.
🚗 By road
✈️ By air
🚆 By rail
🛣 NH44 and the Jhansi Railway Division
The industrial profile counts 76 km of national highway in the district (district industrial profile), and Lalitpur is a named end of the NH44 Lalitpur–Sagar–Lakhnadon section (NBM&CW, November 2023). The station sits on the Jhansi Railway Division, which ran a yard-remodelling block at Lalitpur from 1 July to 1 August 2026 (Free Press Journal, July 2026). We did not confirm the current width or toll status of NH44 in the district, so check it directly. 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.
Lalitpur pharma park
The state industrial development authority is developing a 1,472-acre park with a 353-acre first phase. PTI reported in June 2025 that environmental clearances were in place, allotments for the first phase had begun and units were expected in two to two and a half years, with expected investment above Rs 12,000 crore (PTI via The Week, June 2025). We did not read a 2026 status update.
Matatila reservoir
On the Betwa in Lalitpur district. The dam was completed in 1956 with a design gross storage of 1,132.70 million cubic metres, serving irrigation, power, water supply and fisheries; a satellite estimate put current gross storage at 675.07 million cubic metres (CWC, 2019). The state hydro station beside it is rated 30.6 MW (UPJVN).
Rajghat project
An inter-state Betwa project of Madhya Pradesh and Uttar Pradesh, planned to irrigate about 2,600 sq km of rain-fed farmland and generate 45 MW. A 2020 report describes farmland lost around the reservoir (Dialogue Earth, April 2020).
Ken-Betwa Link Project
A Rs 44,605 crore river-link project naming Jhansi, Mahoba, Banda and Lalitpur in Uttar Pradesh, with 2.51 lakh hectares of irrigation in prospect. The foundation stone was laid on 25 December 2024, and the survey was complete in all four districts at that date (The Statesman, December 2024).
Agriculture & terrain
Soil, water & crops in Lalitpur
Lalitpur is a Bundelkhand wheat-and-pulses district on rakar, maar, kabar and parwa soils, with water as the main constraint and the Matatila reservoir as the main local water asset.
🌾 Soil and crops
ICAR-CRIDA's draft plan (2014; 2011-12 data) lists rakar soils on 154,000 hectares, maar on 95,500, kabar on 65,900 and parwa on 54,600. Net sown area is about 301,100 hectares, wheat covers about 163,200 hectares and pulses about 262,600 (ICAR-CRIDA). Soil type changes the cost of irrigation and the crop choice, so take a soil test; village-level data sits on the Soil Health Card portal, which we did not open.
- Maar soil
- Rakar soil
- Wheat
- Pulses
💧 Water
Normal annual rainfall is 880.1 mm, of which 797.2 mm falls from June to September across about 45 rainy days. Canals supply 32.6% of irrigation, open wells 28.5%, borewells 23.6% and tanks 15.3%; the plan's own irrigated-area totals do not reconcile, so treat the shares as indicative (ICAR-CRIDA). The CGWB 2024 state assessment lists Lalitpur for fluoride, nitrate and uranium above limits in some samples but gives no district extraction figure (CGWB, December 2024). Test borewell depth, yield and water quality before buying.
- Canals
- Open wells
- Tanks
- Drought plan
🌊 Rivers and terrain
The industrial profile names the Betwa, Jamni, Dhasan, Shahzad and Saznam as the district's rivers (district industrial profile), and the Matatila reservoir lies on the Betwa in the district (CWC, 2019). Command-area land and unirrigated land are different products, so ask which one the parcel is.
- Betwa
- Jamni
- Dhasan
- Matatila
🌾 Mandi price reference
Wholesale prices for district markets 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 highway or industrial-park premium.
At a glance
Lalitpur: price evidence at a glance
| Belt / locality | Price evidence (per acre) | Evidence |
|---|---|---|
| Lalitpur district | No sourced per-acre series | Village circle rates on IGRS UP; not opened for this page |
| Along NH44 | No sourced per-acre series | Lalitpur–Sagar–Lakhnadon four-lane section signed November 2023 (NBM&CW) |
| Near the pharma park | No sourced per-acre series | Park under development, reported June 2025 (PTI via The Week) |
| Betwa reservoir command areas | No sourced per-acre series | Matatila reservoir in the district (CWC); canal command not mapped here |
*No per-acre price series was found for any row, so none is shown. The rows list the projects and corridors that touch each belt. Nothing here is a valuation.
Farmland India view
Why investors look at Lalitpur
Three reasons this desk includes Lalitpur, with a plain note that no price series was sourced and water is the main risk.
Large water assets
The Matatila reservoir lies in the district, and the Ken-Betwa project names Lalitpur among four Uttar Pradesh districts it is meant to serve. Water over the long term matters more here than frontage, though the Ken-Betwa build is at an early stage.
An industrial anchor, reported
A 1,472-acre pharma park is being developed, according to a June 2025 report. It is an anchor for a buyer with a long horizon, not a proven price driver.
Road and rail position
A 316 km four-lane NH44 section named after Lalitpur was signed in November 2023, and the Jhansi Railway Division serves the district. Access supports a land-banking thesis only if title and water check out.
Confirm irrigation, groundwater and any acquisition notice directly — these are not certified by Farmland India's review.
STRAIGHT TALK
Risks & challenges in Lalitpur
Read these before shortlisting in Lalitpur specifically.
Drought and water scarcity
The ICAR-CRIDA draft plan carries drought contingency measures, with normal rainfall of 880.1 mm. Ask for irrigation records, borewell depth and the block's current groundwater category before paying for farmland.
Command area versus dryland
Land near the Matatila canals is a different product from dryland. Ask which canal and distributary serve the parcel and obtain the water-user record.
No sourced price series
We found no official or news price series for farmland here. Obtain registered deeds of nearby sales and the Collector rate for the village.
Announced is not delivered
The pharma park's units were expected within two to two and a half years of June 2025, and we found no later update. Price a parcel on today's access, not on a future plant.
Acquisition near industrial land
Land near the pharma park may be under acquisition or restricted. Ask for the notification status and date in writing.
Groundwater quality
CGWB lists fluoride, nitrate and uranium above limits in some Lalitpur samples (CGWB 2024). Test borewell water on any parcel where people will live.
NRI and OCI buyers
The RBI Master Direction bars NRIs and OCIs from buying agricultural land, plantation land or farm house land (RBI, updated September 2022). The 12.5-acre purchase limit under section 89(2) of the Revenue Code applies to everyone; see the state page.
Who to contact
Local revenue & registration offices
Mutation and land-use declarations under section 80 of the UP Revenue Code 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. 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. 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. 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 Lalitpur.
Visit full wiki01 of 04
What does land cost in Lalitpur?
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, and a PTI report of March 2025 listed Lalitpur among districts where revision was due to begin (PTI via The Week); check the village rate on IGRS UP and collect registered sale deeds for the same village.
02 of 04
Is groundwater a concern in Lalitpur?
The CGWB 2024 assessment lists Lalitpur among districts with fluoride, nitrate and uranium above limits in some samples (CGWB, December 2024). It gives no district extraction figure, so ask for the block's current category and test borewell depth and water quality before buying.
03 of 04
What is the Lalitpur pharma park?
A pharma park of 1,472 acres is being developed by the state industrial development authority, with a 353-acre first phase and expected investment above Rs 12,000 crore, according to a PTI report of June 2025. We found no 2026 status update, so check the current phase before relying on it.
04 of 04
Does Lalitpur have an airport or major highway?
We found no scheduled air service, so check the nearest scheduled airport before planning trips. The district industrial profile counts 76 km of national highway, and a 316 km four-lane Lalitpur–Sagar–Lakhnadon section of NH44 reached concession signing in November 2023 (NBM&CW).
Ready to look at what is available?
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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
- District Industrial Profile of Lalitpur, Ministry of MSME (area, tehsils, blocks, population, roads, rail)
- District agriculture contingency plan, Lalitpur (draft), ICAR-CRIDA, July 2014 (2011-12 crop data)
- Dynamic Ground Water Resources and Ground Water Quality of Uttar Pradesh, 2024, Central Ground Water Board, December 2024
- Sedimentation assessment of Matatila reservoir, Central Water Commission, May 2019
- Matatila Hydro Electric Project, UP Jal Vidyut Nigam
News
- UP pharma park to position state as bulk drug hub, PTI via The Week, 15 Jun 2025
- Rs 44,605 crore Ken-Betwa Link project set to transform Bundelkhand, The Statesman, 26 Dec 2024
- IRB signs concession agreement for Lalitpur-Lakhnadon stretch on NH44, NBM&CW, 28 Nov 2023
- Trains cancelled and diverted during Lalitpur station yard remodelling, Free Press Journal, 2 Jul 2026
- Rajghat dam swallows agricultural land, Dialogue Earth, 29 Apr 2020
- UP govt to revise land circle rates, PTI via The Week, 10 Mar 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
Further reading
- UP Revenue Code 2006 full text, India Code
- UP Revenue Code 2006, text hosted by IGRS UP
- Section 80 amendment ordinance, May 2026
- CGWB Uttar Pradesh groundwater assessment 2024
- ICAR-CRIDA draft plan, Lalitpur
- District Industrial Profile, Lalitpur
- Matatila reservoir sedimentation assessment, 2019
- Ken-Betwa Link Project, December 2024
- Lalitpur pharma park, June 2025
- NH44 Lalitpur-Sagar-Lakhnadon concession, November 2023
- Rajghat dam and the Betwa, April 2020
- Circle-rate revision, March 2025
- RBI on NRI purchases of immovable assets
Internal guides
Data-currency note: the industrial profile uses 2001 and 2010-12 figures and its tehsil, block and village counts differ from other sources, the ICAR-CRIDA plan is a 2014 draft with 2011-12 crop areas, 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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