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District guide
Buying Land in Mahoba
A Bundelkhand district of granite, betel leaf and a 2022 expressway, with water scarcity the key constraint and no sourced per-acre price series.
~2,884 sq km
Area (district profile)
8.76 lakh people
Census 2011
296 km, opened Jul 2022
Bundelkhand Expressway
850.7 mm
Rainfall (ICAR-CRIDA)
*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 — Mahoba
Rev. 2026 · Farmland India desk
State
Uttar Pradesh
Region
Bundelkhand; the Bundelkhand Expressway and the Ken-Betwa link both name the district
Key markets
Mahoba city · Kabrai · Charkhari · Kulpahar
Demand anchors
Desawari betel leaf (Geographical Indication) · stone and granite units · Bundelkhand Expressway
Highway and rail
144 km of national highway and 89 km of rail line (2010-11, industrial profile)
Tehsils
3 tehsils and 4 blocks in the industrial profile; an older CGWB profile names the blocks Charkhari, Jaitpur, Kabrai and Panwari
Area and people
About 2,884 sq km (the profile's land-use table adds to about 3,274 sq km) · 876,055 people (Census 2011)
Industrial base
1,582 registered units, none medium or large (district industries centre, to 2010-11)
Land records portal
UP Bhulekh (khatauni, khasra) · IGRSUP for circle rates
Land law is state law. These rules are maintained on the Uttar Pradesh page and apply to every district within it.
Mahoba — 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 The Code repealed the Zamindari Abolition and Land Reforms Act 1950 when it was enforced on 18 December 2015 (SCC Online, February 2016).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
Mahoba — district-specific notes
The full Uttar Pradesh legal framework on the state page (ceiling, stamp duty, SC/ST land, NRI rules) applies to Mahoba in full. The notes below are specific to this district and are not repeated from the state page.
⚠ Groundwater classification is the first thing to check in Bundelkhand. ICAR-CRIDA's 2014 plan counts two Mahoba blocks as over-exploited, one as critical and one as semi-critical (ICAR-CRIDA), while an older CGWB profile, built on 2004 resource estimates and 2009 water levels, called all four blocks safe (CGWB district profile). The 2024 CGWB assessment lists Mahoba for fluoride, nitrate and uranium above limits in some samples and gives no district extraction figure (CGWB, December 2024). Ask the district groundwater office for the current block category before assuming a new borewell is permitted.
⚠ Mahoba's industrial profile lists concrete stone and granite among the district's minerals and a Gaura stone cluster of 128 units with about 2,200 workers (district industrial profile). A parcel near a quarry or crusher can carry questions of lease status, access, dust and neighbouring blasting. Ask for the lease map and the distance to the nearest working lease in writing, and do not assume an adjoining plot stays farmland.
⚠ Using farmland for a farmhouse, homestay or resort needs a declaration under section 80 of the UP Revenue Code. 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. Separately, section 89(2) bars a purchase or gift that takes a buyer above 5.0586 hectares in Uttar Pradesh, about 12.5 acres on our conversion (Code text hosted by IGRS UP); the state page explains how this differs from the 1960 Ceiling Act.
- Bundelkhand
- Kabrai
- UP Revenue Code 2006
- Desawari Pan
District overview
Mahoba — granite, betel leaf and a Bundelkhand expressway
Mahoba is a Bundelkhand district of about 2,884 sq km with 876,055 people at the 2011 Census, about 79% of them rural. The district industrial profile counts three tehsils, four blocks and 521 revenue villages and lists concrete stone and granite among its minerals (district industrial profile). Its land-use table adds to about 3,274 sq km, so treat the area as a figure to confirm with the district office. The district portal describes Mahoba as the seat of the Chandela dynasty from about 831, with a ninth-century granite Sun temple, and as a betel-leaf town (district portal).
There is no large city in the district, so the buyer is regional. The Bundelkhand Expressway, a 296 km road inaugurated on 16 July 2022, runs through seven districts including Mahoba (The Quint, July 2022). We did not open a road-distance source, so check live routes to Jhansi, Kanpur or Lucknow. The Ken-Betwa link project also names Mahoba among four Uttar Pradesh districts (The Statesman, December 2024).
The land story is rainfed rabi farming. ICAR-CRIDA's plan shows wheat on about 71,900 hectares, gram on 65,400, sesame on 30,600 and lentil on 28,600 (2011-12), a cropping intensity of 121% and about 134,900 hectares of rainfed land (ICAR-CRIDA). Mahoba Desawari Pan received its Geographical Indication in 2021 (Down To Earth, March 2023). We found no sourced farmland price, so this page states no per-acre band. The Uttar Pradesh land-rules guide covers the legal basics that apply across the state.
- Mahoba
- Kabrai
- Charkhari
- Kulpahar
- Desawari Pan
- Chandela
- Bundelkhand Expressway
- Ken-Betwa Link
Market & connectivity
What is moving prices in Mahoba
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 Mahoba. 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. The March 2025 PTI report on rate revisions did not name Mahoba (PTI via The Week, March 2025), so we cannot say what changed here, and we did not open the Mahoba rate table. Stamp duty follows the state page, which carries a CONFIRM flag.
Desawari pan and land value
The Geographical Indication protects the betel leaf, not the land. Down To Earth reported in March 2023 that about 100 families in Mahoba grow pan and that the area under the crop had fallen 95% since 2000, by one scientist's estimate (Down To Earth, March 2023). We found no sourced effect on land prices.
Stone belt
The industrial profile's Gaura stone cluster has 128 units, a reported turnover of Rs 10 crore and employment of 2,200 (district industrial profile). Land beside this economy is valued on different logic from a farm, and we found no price for it.
Bundelkhand Expressway
The expressway runs through Mahoba (Tribune, July 2022). We found no sourced price movement in the district, so treat any claim of an expressway premium as unproven.
Units and records
UP land is quoted in several local units whose size differs from district to district, so this page uses acres and hectares. The khatauni records area in hectares or square metres; convert any seller's quote before comparing.
Connectivity
How Mahoba connects — road, rail and the expressway
Mahoba is a long drive from any large city, so its buyers are mostly regional. No surveyed distances were opened for this page, so check a live route.
🚗 By road
🚆 By rail
✈️ By air
🛣 Bundelkhand Expressway
The Bundelkhand Expressway, a 296 km four-lane road that can be widened to six lanes, was inaugurated on 16 July 2022 and passes through Chitrakoot, Banda, Mahoba, Hamirpur, Jalaun, Auraiya and Etawah, at a reported cost of about Rs 14,850 crore (Tribune, July 2022; The Quint, July 2022). For the legal basics of buying, read our Uttar Pradesh land-rules guide.
Growth catalysts
Upcoming infrastructure & developments
Status labels maintained by the Farmland India research desk. Government-announced timelines — not guaranteed.
Bundelkhand Expressway
A 296 km four-lane expressway inaugurated on 16 July 2022 at a reported cost of about Rs 14,850 crore, running through Chitrakoot, Banda, Mahoba, Hamirpur, Jalaun, Auraiya and Etawah (The Quint, July 2022). We found no sourced evidence of a land-price effect in Mahoba.
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 & terrain in Mahoba
Mahoba is Bundelkhand plateau: rainfed rabi farming on mixed soils over granite, with water as the main constraint.
🌾 Cropped area
ICAR-CRIDA's 2014 plan gives a net sown area of 235,700 hectares and a cropping intensity of 121%. Wheat is on about 71,900 hectares, gram 65,400, sesame 30,600, lentil 28,600 and pea 25,200 (2011-12). Net irrigated area is 100,800 hectares against 134,900 rainfed, and of gross irrigated area open wells supply 52.9%, canals 25.8%, tanks 16.4% and borewells 4.8% (ICAR-CRIDA). Village-level soil data sits on the Soil Health Card portal, which we did not open.
- Wheat
- Gram
- Sesame
⛰ Soil and rock
The plan names four soil groups, rakar, parwa, kabar and maar, describing deep black soils (maar and kabar), loamy sand (parwa) and shallow sandy loam (rakar) without areas for Mahoba (ICAR-CRIDA). The industrial profile lists granite among the district's minerals (district industrial profile). Soil depth changes the cost of irrigation, so take a soil test.
- Kabar
- Maar
- Granite
💧 Water
Normal rainfall is 850.7 mm, of which 768.7 mm falls from June to September (ICAR-CRIDA). An older CGWB profile put the district stage of groundwater development at 49.55%, with pre-monsoon water levels of 3.58 to 12.26 m below ground in May 2009 and nitrate up to 228 mg/l in places (CGWB district profile). The 2024 CGWB assessment lists fluoride, nitrate and uranium above limits in some samples (CGWB, December 2024). Confirm the current block category with CGWB before assuming irrigation.
🌿 Betel leaf
Mahoba Desawari Pan received a Geographical Indication in 2021. Down To Earth reported in March 2023 that frost in January 2023 caused 70% to 100% damage, that two-thirds of growers lease their land and that the area under the crop had fallen 95% since 2000 by one scientist's estimate (Down To Earth, March 2023). A betel-leaf garden is a specialised use with its own water and labour needs, so ask what a parcel grows before assuming it can be converted.
- Desawari Pan
🌾 Mandi price reference
Wholesale prices for Mahoba-district markets are published daily on the Agmarknet portal, which we did not open for this page. With no sourced farmland price, treat crop income as a secondary check and price a parcel on water, road access and permitted use.
At a glance
Mahoba: price evidence at a glance
| Belt / locality | Price evidence (per acre) | Evidence |
|---|---|---|
| Mahoba district | No sourced per-acre series | Village circle rates on IGRS UP; not opened for this page |
| Along the Bundelkhand Expressway | No sourced per-acre series | Expressway crosses the district (Tribune, July 2022) |
| Kabrai and the Gaura stone belt | No sourced per-acre series | Stone cluster listed in the industrial profile |
*No per-acre price series was found for any row, so none is shown. The rows list the corridors and industries that touch each belt. Nothing here is a valuation.
Farmland India view
Why investors look at Mahoba
Three reasons this desk includes Mahoba, with a plain note that no price series was sourced and water is the main constraint.
An expressway district
The Bundelkhand Expressway, inaugurated in July 2022, passes through Mahoba on a seven-district corridor, and the Ken-Betwa project also names the district. We found no sourced price effect from either.
A protected crop and a mineral base
Mahoba Desawari Pan has a Geographical Indication, though growers reported a steep decline in the crop in 2023, and the stone cluster gives the district income beyond farming.
Heritage towns
The district portal describes Mahoba as the Chandela seat with a ninth-century granite Sun temple and lists Kalinjar, Khajuraho and Orchha among nearby places. That could suit a heritage-led homestay thesis if land use allows.
Confirm groundwater category, mining-lease distance and the land-use category directly — these are not certified by Farmland India's review.
STRAIGHT TALK
Risks & challenges in Mahoba
Read these before shortlisting in Mahoba specifically.
Water scarcity
Bundelkhand is dry and groundwater-dependent. ICAR-CRIDA's plan counts no Mahoba block as safe, and the 2024 CGWB assessment lists fluoride, nitrate and uranium above limits. Ask for irrigation records, borewell depth and a water test before paying for farmland.
Conflicting groundwater categories
ICAR-CRIDA (2014) counts two blocks as over-exploited, one critical and one semi-critical, while an older CGWB profile built on 2004 estimates called all four safe. Both are old, so confirm the current category.
Mining and dust
The industrial profile records a 128-unit stone cluster at Gaura. Check lease status, distance and access before paying for land near quarries or crushers.
No farmland price evidence
We found no priced farmland listing or official series, so no figure on this page can anchor a negotiation. Collect registered deeds and the village circle rate.
Regional buyer pool
The industrial profile lists no medium or large unit (to 2010-11) and we found no large city or commuter base nearby, so resale depends on a regional buyer pool. Plan a long holding period.
Expressway built is not expressway proven
The expressway runs through the district, but we found no sourced price effect or traffic data. Do not pay a premium for a road you cannot price.
Area and tehsil data differ
The industrial profile gives 2,884 sq km in one table while its land-use table adds to about 3,274 sq km. Confirm the tehsil, Sub-Registrar and block for your parcel.
Who to contact
Local revenue & registration offices
Conversion declarations and mutation applications go through the SDM office of the relevant tehsil. Sale-deed registration is handled by the local Sub-Registrar, circle rates are published through IGRS UP, and khatauni and khasra records are on UP Bhulekh; we did not open either portal for this page, and sources do not name the tehsils, so confirm the tehsil first. Office locations are listed on the Mahoba district website.
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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 Mahoba.
Visit full wiki01 of 04
What does land cost in Mahoba?
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; check the village rate on IGRS UP and collect registered sale deeds for the same village.
02 of 04
Is Mahoba on the Bundelkhand Expressway?
Yes. The 296 km expressway was inaugurated on 16 July 2022 and runs through seven districts, Chitrakoot, Banda, Mahoba, Hamirpur, Jalaun, Auraiya and Etawah (The Quint, July 2022). We found no sourced effect on land prices.
03 of 04
Is groundwater safe in Mahoba?
Sources conflict and both are old. ICAR-CRIDA (2014) counts two blocks as over-exploited, one critical and one semi-critical, while an older CGWB profile called all four blocks safe. The CGWB 2024 assessment lists fluoride, nitrate and uranium above limits in some samples. Confirm the current block category before assuming irrigation.
04 of 04
What is Mahoba Desawari pan?
It is a betel-leaf variety that received a Geographical Indication in 2021. Down To Earth reported in March 2023 that the area under the crop had fallen 95% since 2000, by one scientist's estimate, and that about 100 families in Mahoba grow it. The tag protects the product, and we found no sourced effect on land prices.
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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 Mahoba, Ministry of MSME (area, tehsils, blocks, population, roads, rail, minerals, industry)
- District agriculture contingency plan, Mahoba, ICAR-CRIDA, July 2014 (2011-12 crop data)
- District groundwater profile, Mahoba, Central Ground Water Board (older profile; 2004 estimates, 2009 levels)
- Dynamic Ground Water Resources and Ground Water Quality of Uttar Pradesh, 2024, Central Ground Water Board, December 2024
- Mahoba district portal: about the district
News
- PM Modi inaugurates 296 km Bundelkhand Expressway in UP, The Quint, 16 Jul 2022
- PM Modi to inaugurate Bundelkhand Expressway in UP on Saturday, Tribune, 13 Jul 2022
- Rs 44,605 crore Ken-Betwa Link project set to transform Bundelkhand, The Statesman, 26 Dec 2024
- Loss of a legacy: Mahoba's Desawari betel leaf could disappear in three to four years, Down To Earth, 16 Mar 2023
- 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 plan, Mahoba
- District Industrial Profile, Mahoba
- Older CGWB district profile, Mahoba
- Bundelkhand Expressway foundation, Indian Infrastructure, March 2020
- Bundelkhand Expressway inauguration, July 2022
- Ken-Betwa Link Project, December 2024
- Desawari betel leaf, March 2023
- Circle-rate revision, March 2025
- RBI on NRI purchases of immovable assets
Internal guides
Data-currency note: the industrial profile uses 2010-11 figures and its area figures conflict, the ICAR-CRIDA plan has 2011-12 crop areas, the older CGWB profile uses 2004 estimates and 2009 water levels, and the CGWB 2024 assessment is state-level. 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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