by Shivkumar Raghuwanshi Converting agricultural land into residential plots has become a growing trend in India’s real estate market. With urbanization pushing boundaries and the demand for housing increasing, landowners and investors are exploring ways to legally change land use.
At PropAI – Buy, Sell & Invest in Verified Land – we provide end-to-end support for land transactions and legal conversions. This guide explains the general process and includes state and union territory-wise regulations as of 2025.
✅ General Steps for Converting Agricultural Land to Residential Use
While each state has its own land laws, the broad steps remain similar:
- Verify Land Zoning with local urban planning authority
- Apply for Conversion at the District Collector or Tahsildar office
- Submit Required Documents (ownership, tax receipts, site plan, EC, etc.)
- Obtain NOCs from departments like Environment, Electricity, and Water
- Pay Conversion Fees as per local revenue department norms
- Receive Land Use Conversion Certificate
Now let’s explore the process, fee structure, and responsible authorities state by state.
🇮🇳 Andhra Pradesh
- Law: Andhra Pradesh Agricultural Land (Conversion for Non-Agricultural Purposes) Act, 2006
- Authority: District Collector
- Fee: 10% of basic land value
- Online Portal: https://igrs.ap.gov.in/
- Time Frame: 30–60 days
🇮🇳 Arunachal Pradesh
- Authority: Deputy Commissioner Office
- Fee: Case-specific (based on location & size)
- Note: Environmental clearance often mandatory
🇮🇳 Assam
- Law: Assam Land Revenue Regulation
- Authority: Circle Officer / DC Office
- Fee: Depends on land class and zone
- Portal: https://revenueassam.nic.in/
🇮🇳 Bihar
- Authority: District Land Conversion Office
- Fee: 10-20% of market value
- Portal: https://biharbhumi.bihar.gov.in/
🇮🇳 Chhattisgarh
- Authority: Revenue Department, District Collector
- Fee: As per CG Land Revenue Code
- Online: https://bhuiyan.cg.nic.in/
🇮🇳 Goa
- Law: Goa Land Revenue Code
- Authority: Deputy Collector / Planning and Development Authority (PDA)
- Fee: ~10% of land value
🇮🇳 Gujarat
- Law: Gujarat Tenancy and Agricultural Lands Act
- Authority: Collector Office
- Fee: 20-30% of Jantri value
- Portal: https://revenuedepartment.gujarat.gov.in/
🇮🇳 Haryana
- Authority: Department of Town and Country Planning
- Fee: Based on district category (A/B/C)
- Note: Agriculture-to-residential conversion is limited in Green Belts
🇮🇳 Himachal Pradesh
- Law: Section 118 of Tenancy and Land Reforms Act
- Authority: Deputy Commissioner
- Note: Non-agriculturists require special permission from the state government
🇮🇳 Jharkhand
- Authority: Circle Officer / Revenue Officer
- Fee: ~10% of market value
- Portal: https://jharbhoomi.nic.in/
🇮🇳 Karnataka
- Law: Karnataka Land Revenue Act, 1964
- Authority: Deputy Commissioner
- Fee: ₹100-₹250/sq. meter
- Online Portal: https://landrecords.karnataka.gov.in/
🇮🇳 Kerala
- Law: Kerala Land Utilization Order
- Authority: Village Officer / Revenue Department
- Fee: Depends on panchayat/municipal area
- Note: Paddy and wetland conversion regulated under Conservation Act
🇮🇳 Madhya Pradesh
- Law: MP Land Revenue Code
- Authority: Tahsildar / Collector
- Fee: Based on location & usage; usually ₹10–₹50/sq. m
- Portal: https://mpbhulekh.gov.in/
🇮🇳 Maharashtra
- Law: Maharashtra Land Revenue Code, 1966
- Authority: Collector
- Fee: 15–25% of market value
- Online: https://bhulekh.mahabhumi.gov.in/
🇮🇳 Manipur
- Authority: Directorate of Settlement and Land Records
- Fee: Varies by location
- Note: Tribal areas have conversion restrictions
🇮🇳 Meghalaya
- Authority: Autonomous District Councils & Revenue Dept.
- Note: Traditional landholding makes conversion case-specific
🇮🇳 Mizoram
- Authority: Land Revenue & Settlement Department
- Note: Community ownership applies in many regions
🇮🇳 Nagaland
- Note: Land is largely under tribal and customary laws; conversion is rare
🇮🇳 Odisha
- Authority: Tahsildar / Collector
- Fee: Based on conversion area and circle rate
- Portal: https://bhulekh.ori.nic.in/
🇮🇳 Punjab
- Authority: Department of Town & Country Planning
- Fee: Depends on district category
🇮🇳 Rajasthan
- Law: Rajasthan Land Revenue Act
- Authority: Collector
- Fee: 10% of market value + development charges
- Online: https://apnakhata.raj.nic.in/
🇮🇳 Sikkim
- Authority: Land Revenue and Disaster Management Dept.
- Note: High land protection laws, especially in eco-sensitive areas
🇮🇳 Tamil Nadu
- Authority: Revenue Department
- Fee: ₹2–₹3/sq. ft
- Portal: https://www.tnesevai.tn.gov.in/
🇮🇳 Telangana
- Law: Telangana Agricultural Land Conversion Act
- Fee: 10% of land value
- Portal: https://dharani.telangana.gov.in/
🇮🇳 Tripura
- Authority: Revenue Department
- Note: Local council approval required in tribal zones
🇮🇳 Uttar Pradesh
- Authority: District Magistrate / SDM
- Fee: Depends on land type and location
- Portal: http://upbhulekh.gov.in/
🇮🇳 Uttarakhand
- Authority: Revenue Department
- Note: Conversions regulated in hill zones
🇮🇳 West Bengal
- Law: West Bengal Land Reforms Act
- Authority: District Land Reform Officer
- Fee: Variable; 10-20% approx
- Portal: https://banglarbhumi.gov.in/
🇮🇳 Union Territories
🇮🇳 Delhi
- Authority: Delhi Development Authority (DDA)
- Fee: Premiums as per DDA rates
🇮🇳 Chandigarh
- Authority: Estate Office / Urban Planning Dept.
🇮🇳 Puducherry
- Authority: Town and Country Planning Dept.
🇮🇳 Jammu & Kashmir, Ladakh
- Authority: Revenue Dept. of respective UT
- Note: Recent changes allow more conversion flexibility post-370
🇮🇳 Andaman & Nicobar, Lakshadweep, Dadra & Nagar Haveli & Daman & Diu
- Note: Heavily regulated; mostly eco-sensitive or tribal zones
🔗 Internal & External Links
Internal Links:
External Links:
📝 Conclusion
Each state and UT in India has distinct procedures and fees for land conversion. Understanding these local rules is crucial for a smooth, legal transition from agriculture to residential usage.
At PropAI, we guide you through every step – from document verification to dealing with authorities and compliance checks. Trust us to help you buy, sell, or convert verified land with confidence.
🌍 Visit www.propai.properties or call +91 9243167678 | +91 9893356033 to speak with a state-wise expert today!