Agricultural land is regulated by state law, so the answer to "can I buy it?" depends on where the land is. This guide summarises the main states; always confirm with a local advocate because rules change.
Karnataka
Since the 2020 amendment to the Land Reforms Act, any Indian citizen can buy agricultural land; the earlier income ceiling and agriculturist requirement were removed. Conversion for non-agricultural use still needs the Deputy Commissioner's approval.
Tamil Nadu
No bar on non-agriculturists. Land ceiling limits apply (roughly 15 standard acres per family). Check whether the land is classified wet (nanjai) or dry (punjai) in the chitta, and whether it falls under a DTCP master plan.
Maharashtra
Only agriculturists may buy agricultural land under Section 63 of the Tenancy Act, unless the land is converted to non-agricultural (NA) use first. Buyers often use the NA route or purchase through a family member who holds agricultural land elsewhere.
Telangana and Andhra Pradesh
Any citizen may buy. Telangana registers through the Dharani portal with the pattadar passbook as the record.
Gujarat
Only agriculturists may buy under Section 63 of the Tenancy Act; NA conversion is the usual route for others.
Kerala
Paddy land and wetland are protected; conversion needs permission under the 2008 Act.
Himachal Pradesh and Uttarakhand
Non-residents need government permission (Section 118 in HP) and face size caps.
Before you buy any farmland
- Survey number and sub-division match the revenue record.
- Encumbrance certificate for 30 years.
- Road access is on record, not just on the ground.
- Water: borewell yield and depth, canal rights, or rain-fed only.
- Whether the land is under acquisition notification or a green belt.