Buying Land in Mirzapur

Mirzapur — 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.

Mirzapur — district-specific notes

⚠ Mirzapur follows the UP Revenue Code 2006. Section 89(2) bars a purchase or gift that takes a buyer, together with the family, above 5.0586 hectares (about 12.5 acres) in Uttar Pradesh, and section 89(3) lets the State authorise more for registered societies, companies and educational or charitable institutions (UP Revenue Code 2006). Under section 80 the Sub-Divisional Officer decides an application for a non-agricultural declaration within 45 working days (India Code). Ordinance 6 of 2026, dated 8 April 2026, added provisos to section 80(8) (PRS Legislative Research). We did not find whether it has become an Act, so confirm that, and any fee, with the tehsil before paying an advance.

⚠ The Kaimur (also written Kaimoor) Wildlife Sanctuary lies in Mirzapur and Sonbhadra districts, and the Environment Ministry notified an eco-sensitive zone around it by S.O. 891(E) of 20 March 2017 (Vindhyan Ecology and Natural History Foundation, March 2017). We did not read the notification's boundary or restrictions, so for a parcel in the southern hills ask the forest department to confirm in writing that it lies outside the sanctuary and the zone, and that tree-felling and building are permitted.

⚠ A ₹150 crore Vindhyachal road corridor was launched in August 2021, with compensation promised to people whose houses and land are acquired for the widening, on the model of the Kashi Vishwanath corridor (NBM&CW, August 2021). In March 2025 the Chief Minister described the Vindhyavasini corridor as built (Punjab Kesari, March 2025). A parcel near the temple or its approach road may still sit inside an acquisition or protected-zone line, so ask the tehsil for the current notice status and date before treating a roadside plot as clear.

Circle rates

Mirzapur was on the list of districts where a revision was under way in March 2025, when the state said district magistrates set minimum rates each August and may revise them mid-year (PTI via The Week, March 2025). We did not find the revised Mirzapur table. The registry office sits at the Collectorate (Mirzapur district portal), so check the rate for the mauza there or on IGRS UP.

Chunar and the Ganga bridge

A Ganga bridge at Balughat, Chunar, linking Mirzapur and Varanasi, was listed for dedication in July 2018 (PM India, July 2018). We found no sourced price movement for Chunar, Lalganj or Marihan.

Mirzapur bypass

A 15 km, four-lane greenfield bypass with a six-lane Ganga bridge on NH-135A, estimated at ₹988.72 crore, had its foundation stone laid on 1 March 2024 and technical bids opened in August 2024, with a three-year construction period (The Metro Rail Guy, August 2024). We found no later status report, so check the alignment against any parcel near it.

Vindhya Expressway (reported)

A 320 km, six-lane Vindhya Expressway linking Prayagraj, Mirzapur, Varanasi, Chandauli and Sonbhadra was reported as approved in January 2025 at about ₹22,400 crore (News24, January 2025). We found no alignment, notification or start date, so it is a reason to watch, not a reason to pay a premium.

Why there is no price table

Asking prices from listing sites were removed from this page because they cannot be traced to registered deals. Read the village circle rate, collect registered sale deeds for the same village, and treat any seller's figure as an opening position.

Connectivity

How Mirzapur connects — road, rail, air and expressways

Varanasi is the metro for this page, because it is the nearest large city and the buyer base. Journey times vary with traffic, and the figures below are as sourced.

Growth catalysts

Upcoming infrastructure & developments

Status labels maintained by the Farmland India research desk. Government-announced timelines — not guaranteed.

Hard-rock water in the south

CGWB found wells yielding 30 to 700 litres a minute in hard rock, against 600 to 2,700 in alluvium, and a falling trend of 50 to 65 cm a year in its profile window. Test borewell yield and ask the irrigation department about canal access before buying southern land.

Sanctuary and forest limits

The Kaimur sanctuary spans Mirzapur and Sonbhadra, with an eco-sensitive zone notified in March 2017. Ask for written confirmation that a hill parcel lies outside the sanctuary and the zone, and that building and tree-felling are allowed.

Acquisition around Vindhyachal

Corridor works near the temple and the Ganga road may carry acquisition or protected-zone lines. Check notice dates and status with the tehsil before paying an advance.

No sourced price series

We found no official or news price series for farmland here. A bulk hill-edge block and a small road-front parcel are different products, so do not anchor to a district average.

Circle rates are not market prices

A circle rate is a floor for duty, not a sale price. Collect registered comparables for the same village before negotiating.

Drought and flood in the same district

ICAR's plan includes both drought and flood strategies. Ask how a parcel fared in recent seasons and where it sits relative to the Ganga and its streams.

NRI and OCI buyers

The RBI Master Direction does not allow NRIs and OCIs to buy agricultural land, plantation land or a farmhouse (RBI, updated September 2022). Families abroad with roots in Varanasi or Prayagraj should read the Uttar Pradesh page first.