Agricultural land in Punjab

What agricultural land can be used for

Agricultural land is land recorded as agricultural in the revenue records. Using it for something else, such as a house, a farmhouse, plotting or a warehouse, needs permission and a change of land use (CLU). A registered sale deed alone does not give you that permission.

So before you pay, decide what you want to do with the land, and ask in writing whether that is allowed on that piece of land. Rules for farmhouses depend on the area and its master plan. Ask for the answer on paper from the office concerned, not only from the seller or a broker.

Who can buy it

• NRIs and OCIs. They cannot buy agricultural land, plantation property or a farmhouse in India (RBI FAQ, June 2024). They can inherit it, and they can sell it only to a person resident in India who is a citizen of India.
• Residents. Punjab sets land ceilings under the Punjab Land Reforms Act, 1972. One example is 7 hectares of two-crop irrigated land. Ask a lawyer which limit applies to you and whether the purchase is allowed.

Rules about who may buy farm land differ from state to state, so do not rely on what you have heard about another state.

Records to check

1. Jamabandi

   The record of rights. It shows the owner, the share held and any entries on the land. Check it on the Punjab Land Records portal and confirm that the seller's name appears.

2. Mutation (intkal)

   The entry that updates the record after a sale or inheritance. Check that earlier transfers were mutated, so the chain of ownership is complete.

3. Khasra number and field map

   Confirm that the land you are shown on the ground is the land described on paper. Ask for it to be measured.

4. Girdawari

   The crop record. It shows who has been cultivating the land, which tells you whether a tenant is in possession.

5. Loan entries

   A bank loan against the land is recorded on the revenue record. Any such entry must be cleared before a sale. Also check CERSAI for registered mortgages.

Other checks

• Get an encumbrance check at the Sub-Registrar office.
• Search the eCourts portal for cases involving the seller or the land.
• Check the right of way. Make sure there is a legal road to the land.
• Check who is in possession on the ground, and whether the land is let to anyone.
• Check the boundaries and the water source, such as a tubewell.
• Check the master-plan zone, and whether the land is in an area marked for development.
• Near Chandigarh, including Kharar, check the Periphery Control rules (the Punjab New Capital (Periphery) Control Act, 1952, which covers land within 10 miles of the Chandigarh boundary).
• Ask a lawyer to check the title.

The same checks apply to plots and flats. See the full buyer's checklist.

Land policy around Mohali

Land in the planned new sectors around Mohali may be affected by land acquisition or pooling. Government policy has changed more than once in 2025 and 2026: a statewide land pooling policy was withdrawn in August 2025, and a revised policy for Greater Mohali was cleared in July 2026, after earlier versions drew farmer protests. Before you buy land in or near a planned sector, ask whether the land is covered by a notification, and ask a lawyer to confirm.

For the wider market, read the Mohali property guide 2026.

Costs

Plan for stamp duty and registration, which are charged on the higher of the sale price and the collector rate, and for a lawyer's fee. Confirm the exact amounts at the Sub-Registrar office, because they depend on the buyer and the type of land. The property guide has the figures that portals quote for Punjab.

Questions we are often asked