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District guide
Buying Land in Raebareli
A central UP district on NH-30 with a rail-coach factory, the Ganga Expressway, rice-wheat farmland and no sourced per-acre price series.
3,286 sq km
Area (district profile)
~34.0 lakh
Population (2011-12 profile)
2,126 coaches
Rail Coach Factory, 2025-26
Open since Apr 2026
Ganga 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 — Raebareli
Rev. 2026 · Farmland India desk
State
Uttar Pradesh
Division
Lucknow
Key markets
Raebareli city · Lalganj · Dalmau · Unchahar
Demand anchors
Rail Coach Factory at Lalganj · NTPC Unchahar · Indian Telephone Industries · Lucknow as the nearest capital-city market
Area
3,286 sq km in the district industrial profile (2001 census base); the capital-region notice lists 4,609 sq km
Administration
5 tehsils and 15 blocks in the district industrial profile; confirm the current list with the district office
Population (Census 2011)
About 34.0 lakh in the district industrial profile, around 91% rural
Rivers
Ganga on the southern boundary (district portal)
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.
Raebareli — 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 The Code repealed the Zamindari Abolition and Land Reforms Act 1950 when it was enforced on 18 December 2015 (SCC Online, February 2016).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
Raebareli — district-specific notes
The full Uttar Pradesh legal framework on the state page (ceiling, stamp duty, SC/ST land, NRI rules) applies to Raebareli in full. The notes below are specific to this district and are not repeated from the state page.
⚠ Sources disagree on the district's size and administrative counts. The district industrial profile gives 3,286 sq km, five tehsils and 15 blocks (district industrial profile), while the State Capital Region notice lists 4,609 sq km (Business Today, July 2024). The district portal's tehsil and block pages did not open for us. Ask which tehsil, sub-registrar and block a village falls under, and use the khatauni rather than a listing description as the reference.
⚠ Large public projects have shaped land here. The Rail Coach Factory at Lalganj was set up in 2007 at a cost of Rs 3,192 crore (Free Press Journal, April 2026), the Ganga Expressway crosses the district (AIR News, April 2026), and NHAI awarded the four-laning of the Raebareli–Prayagraj stretch of NH-30 in November 2023 (Indian Infrastructure, November 2023). Ask whether a parcel near any of these sits inside an acquisition or right-of-way notice, and whether the khatauni shows a transfer to the State.
⚠ The conversion rule changed in 2026. 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.
⚠ The Ganga forms the southern boundary of the district (district portal, history page). Parcels beside the river can be flood-exposed or have a high water table, and we found no flood-hazard map for the district. The ICAR-CRIDA plan's text calls flooding not applicable, while its soil map shows active flood-plain units (ICAR-CRIDA). Ask for the khatauni, ground level and local flood history before treating river-side land as a farmhouse site.
- Ganga River
- Ganga Expressway
- Lalganj
- NH-30
- Section 80
District overview
Raebareli — a central UP district with a rail-coach factory and the Ganga Expressway
Raebareli is a district of central Uttar Pradesh, created in 1858 with its headquarters in Raebareli city (district portal). The district industrial profile gives 3,286 sq km, five tehsils (Raebareli, Dalmau, Lalganj, Maharajganj and Unchahar), 15 blocks and about 34.0 lakh people, roughly 91% of them in rural areas (district industrial profile). The Ganga forms its southern boundary. Other sources give a different area and different counts, so treat all of these as figures to confirm with the district office.
The district portal names three large employers: NTPC at Unchahar, the Rail Coach Factory at Lalganj and Indian Telephone Industries (district portal). The coach factory built 2,126 coaches in 2025-26, up from 2,025 the year before (Free Press Journal, April 2026). The older industrial profile counts 190 km of national highway and 148 km of rail line in the district (district industrial profile). The Ganga Expressway is one of 12 districts it crosses (AIR News, April 2026), and the Raebareli–Prayagraj stretch of NH-30 was awarded for four-laning in November 2023 (Indian Infrastructure, November 2023). Raebareli is also one of six districts in the Lucknow State Capital Region (Business Today, July 2024).
On the land side, Raebareli is a rice and wheat district. ICAR-CRIDA's district plan gives a net sown area of about 184,500 hectares, a cropping intensity near 155%, rice on about 85,600 hectares and wheat on about 131,500 hectares (crop areas for 2011-12), with tubewells supplying 54.4% and canals 45.5% of irrigation (ICAR-CRIDA). We found no sourced per-acre price series for farmland, so this page quotes none. Read the UP land-rules guide and the Uttar Pradesh state page before shortlisting.
- Raebareli
- Lalganj
- Dalmau
- Unchahar
- Maharajganj
- Rail Coach Factory
- State Capital Region
Market & connectivity
What is moving prices in Raebareli
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 Raebareli. Collect registered sale deeds for the same village and read the village circle rate on IGRS UP before pricing an offer.
Circle rates
District magistrates set minimum land rates each year and can revise them mid-year (PTI via The Week, March 2025). That report listed districts where revision was finished, under way or due and did not name Raebareli, so we cannot say what changed here. We did not open the Raebareli rate table, so no figure is given. Stamp duty follows the state page, which carries a CONFIRM flag.
Ganga Expressway and NH-30
The Ganga Expressway crosses Raebareli among 12 districts (AIR News, April 2026), and the Raebareli–Prayagraj stretch of NH-30 is a 63.17 km four-lane contract awarded in November 2023 with a two-year build period (Indian Infrastructure, November 2023). We found no sourced price movement for either corridor and no progress report after the award.
Institutional demand
The Rail Coach Factory built 2,126 coaches in 2025-26 (Free Press Journal, April 2026) and NTPC Unchahar is named as a major unit on the district portal (district portal). That supports plot and rental demand around Lalganj, Unchahar and Raebareli city more than it supports farmland at a distance. We have no sourced employment figure.
Units
UP land is quoted in several local units whose size differs from district to district, so this page quotes only in acres and square yards. Khatauni records show area in hectares or square metres; convert any seller's quote before comparing.
Water quality
The CGWB 2024 assessment lists Raebareli among districts with fluoride above 1.5 mg per litre, arsenic above 10 ppb and uranium above 30 ppb in some samples (CGWB, December 2024). The document gives no sample counts, so it shows that exceedances occurred, not how widespread they are. Test borewell water on any parcel where people will live.
Connectivity
How Raebareli connects — NH-30, the Ganga Expressway and rail
Raebareli lies on NH-30 between Lucknow and Prayagraj, and the Ganga Expressway crosses the district. No surveyed distances were opened for this page, so check a live route.
🚗 By road
✈️ By air
🚆 By rail
🛣 Ganga Expressway crosses the district
The Ganga Expressway, inaugurated on 29 April 2026, runs from Meerut to Prayagraj through 12 districts including Raebareli (AIR News, April 2026). We did not find which interchange serves Raebareli, so check the alignment and exit points before pricing a parcel on it. See our UP land-rules guide for the rules that apply before buying.
Growth catalysts
Upcoming infrastructure & developments
Status labels maintained by the Farmland India research desk. Government-announced timelines — not guaranteed.
Rail Coach Factory, Lalganj
Set up in 2007 at Lalganj at a cost of Rs 3,192 crore with an initial capacity of 1,000 coaches a year. It built 2,126 coaches in 2025-26 and 2,025 in 2024-25, and completed its first Vande Bharat trainset (Free Press Journal, April 2026).
Ganga Expressway
The 594 km expressway from Meerut to Prayagraj was inaugurated on 29 April 2026 and passes through 12 districts including Raebareli (AIR News, April 2026). Interchange locations in Raebareli were not found.
NH-30 four-laning, Raebareli–Prayagraj
A 63.17 km four-lane contract worth about Rs 638 crore was awarded in November 2023 with a two-year build period (Indian Infrastructure, November 2023). A parliamentary reply of 18 July 2019 said the alignment for four-laning Allahabad to Raebareli had been firmed up and land acquisition begun (Parliament reply, July 2019).
Land-use declaration under section 80
A 2026 amendment treats a building or layout approval in notified development and industrial areas as the declaration of non-agricultural use (PRS; TeamLease RegTech). Confirm how it applies to a village before relying on it.
Agriculture & terrain
Soil, water & crops in Raebareli
Raebareli is a flat rice-wheat district with mixed tubewell and canal irrigation, with the Ganga along its southern boundary.
🌾 Cropped area
ICAR-CRIDA's district plan gives a net sown area of about 184,500 hectares, a gross cropped area of about 286,100 hectares and a cropping intensity of about 155%. Rice covers 85,600 hectares in kharif and wheat 131,500 hectares in rabi (2011-12 areas). Soils are 60% deep silty and 40% deep loamy (ICAR-CRIDA). The Soil Health Card portal holds village-level data; we did not open it.
- Rice
- Wheat
- Deep silty soil
💧 Water
Normal annual rainfall is about 928 mm, of which about 825 mm falls in the south-west monsoon. Of about 243,200 hectares of gross irrigated area, tubewells supply 54.4% and canals 45.5% (ICAR-CRIDA). The CGWB 2024 state assessment lists Raebareli for fluoride, arsenic and uranium above limits in some samples but gives no block-wise extraction for the district (CGWB, December 2024). Ask for the block's current category and test borewell water.
🌱 Climate notes
The plan sets out contingencies for early, mid-season and terminal dry spells, and its text lists flooding as not applicable while its soil map shows active flood-plain units (ICAR-CRIDA). The Ganga runs along the southern boundary (district portal). Treat low ground near the river as flood-exposed until the revenue office says otherwise.
- Gangetic plain
- Canal and tubewell
🌾 Mandi price reference
Wholesale prices for district mandis are published daily on the Agmarknet portal, and the India Meteorological Department publishes rainfall normals; we did not open either for this page. Price a parcel on location, water and access, and set crop income against the price asked before paying a town-edge premium.
At a glance
Raebareli: price evidence at a glance
| Belt / locality | Price evidence (per acre) | Evidence |
|---|---|---|
| Raebareli district | No sourced per-acre series | Village circle rates on IGRS UP; not opened for this page |
| Along the Ganga Expressway | No sourced per-acre series | Expressway crosses the district (AIR News, April 2026) |
| Along NH-30 to Prayagraj | No sourced per-acre series | Four-lane contract awarded November 2023 (Indian Infrastructure) |
| Lalganj and Unchahar belts | No sourced per-acre series | Rail Coach Factory and NTPC named on the district portal |
*No per-acre price series was found for any row, so none is shown. The rows list the corridors and employers that touch each belt. Nothing here is a valuation.
Farmland India view
Why investors look at Raebareli
Three reasons this desk includes Raebareli, with a plain note that no price series was sourced.
Public-sector employers
A rail coach factory and a power station are named on the district portal, and the factory's output reached 2,126 coaches in 2025-26. That gives the area wage income that does not depend on crops.
A working rice-wheat district
A cropping intensity near 155% and mixed tubewell and canal irrigation mean farmland can earn from cultivation while a buyer holds it.
Two road corridors
NH-30 and the Ganga Expressway both pass through the district. Neither has a sourced price effect yet, so buy on today's access.
Confirm tehsil, land-use status and any acquisition history directly — these are not certified by Farmland India's review.
STRAIGHT TALK
Risks & challenges in Raebareli
Read these before shortlisting in Raebareli specifically.
No sourced price series
We found no official or news price series for farmland here. Collect registered deeds before negotiating.
Boundary and count confusion
Sources differ on area, tehsils and blocks (3,286 or 4,609 sq km). Confirm the registry and the tehsil for your parcel.
Acquisition history
Parcels near the coach factory, NTPC or the expressway and NH-30 alignments may have been acquired or notified. Ask for the khatauni history.
River-plain and flood exposure
Parcels near the Ganga can be flood-exposed. Check ground level and local flood history.
Corridors not fully traced
We did not find the expressway interchange locations or any NH-30 progress report after the award. Do not price a parcel on a future road.
Conversion rules in transition
The 2026 amendment to section 80 changes how conversion works in notified development and industrial areas. Confirm what is in force for your village.
Water quality and standard UP checks
CGWB lists fluoride, arsenic and uranium above limits in some Raebareli samples (CGWB 2024). The 12.5-acre purchase limit under section 89(2) of the Revenue Code, SC/ST transfer rules and the NRI bar on agricultural land (RBI, updated September 2022) apply in full; see the state page.
Who to contact
Local revenue & registration offices
Mutation, land-use declarations and ceiling queries 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. Within a development-authority area, plan approvals go through that authority. 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.
KEEP EXPLORING
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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 Raebareli.
Visit full wiki01 of 04
What does land cost around Raebareli?
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 is Raebareli connected by road and rail?
The Raebareli–Prayagraj stretch of NH-30 was awarded for four-laning in November 2023 (Indian Infrastructure). The Ganga Expressway, inaugurated on 29 April 2026, crosses Raebareli among 12 districts (AIR News). The district industrial profile counts 148 km of rail line.
03 of 04
Does Raebareli have an airport?
We found no source for a scheduled air service at the Fursatganj airfield, so treat Lucknow as the practical airport and check live routes. Do not price a parcel on a future air link.
04 of 04
What do farmers grow in Raebareli?
ICAR-CRIDA's district plan lists rice on about 85,600 hectares in kharif and wheat on about 131,500 hectares in rabi (2011-12), with a cropping intensity near 155%. Tubewells supply 54.4% of irrigation and canals 45.5%.
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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
- Raebareli district portal: about the district
- Raebareli district portal: history
- District Industrial Profile of Raebareli, Ministry of MSME (area, tehsils, blocks, population, roads, rail)
- District agriculture contingency plan, Raebareli, ICAR-CRIDA (2011-12 crop data)
- Dynamic Ground Water Resources and Ground Water Quality of Uttar Pradesh, 2024, Central Ground Water Board, December 2024
- Parliamentary reply on four-laning of Allahabad to Raebareli, answered 18 July 2019
News
- PM inaugurates 594 km Ganga Expressway, AIR News, 29 Apr 2026
- MCF Rae Bareli sets new production record, Free Press Journal, 2 Apr 2026
- Raebareli-Prayagraj road project letter of award, Indian Infrastructure, 16 Nov 2023
- 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 constitutes Lucknow State Capital Region, Business Today, 20 Jul 2024
- 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
- CGWB Uttar Pradesh groundwater assessment 2024
- Ganga Expressway inauguration, April 2026
- Rail Coach Factory output, April 2026
- NH-30 Raebareli-Prayagraj contract, November 2023
- District Industrial Profile, Raebareli
- ICAR-CRIDA plan, Raebareli
- Lucknow State Capital Region, July 2024
- 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 counts differ from other sources, ICAR-CRIDA crop areas are for 2011-12, 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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