Property & Land Law · Karnataka

Buying Agricultural Land in Karnataka: What the Law Actually Allows

Karnataka’s land laws remain among the most restrictive in India. Before signing any sale deed, buyers must understand exactly who can lawfully purchase agricultural land — and who cannot.

The Karnataka Land Reforms Act, 1961 governs the purchase of agricultural land in the state. Under Section 79A and 79B of the Act, only persons whose annual income from non-agricultural sources does not exceed ₹25 lakh are eligible to purchase agricultural land. The 2020 amendment removed the earlier requirement that buyers must themselves be practising farmers, but income limits remain strictly enforceable.

This distinction matters in practice. A salaried professional in Bengaluru earning ₹30 lakh per annum remains technically barred from directly purchasing agricultural land unless it is first converted to non-agricultural (NA) use.

Land conversion and the DC’s role

Conversion of agricultural land to residential or commercial use requires an application to the Deputy Commissioner (DC) of the district under Section 95 of the Karnataka Land Revenue Act, 1964. The process involves verification of land records, no-objection from the local planning authority, and payment of conversion fees. In Bengaluru Urban and Rural districts, the BBMP or BDA may have additional jurisdiction depending on zoning.

“Purchasing land without verifying RTC records, mutation entries, and encumbrance certificates is one of the most avoidable mistakes buyers make in Karnataka.”

Key documents to verify before any purchase

Essential checks

RTC (Record of Rights, Tenancy and Crops) — Pahani extract from Bhoomi portal
Mutation Register (MR) extract confirming ownership chain
Encumbrance Certificate (EC) for at least 30 years from Sub-Registrar’s office
Conversion order, if land is converted from agricultural to NA use
Khata certificate and Khata extract from the local body (gram panchayat or BBMP)
Survey sketch (Tippani) from the village accountant

The Karnataka government’s Bhoomi portal (bhoomi.karnataka.gov.in) allows online access to RTC and mutation records, significantly reducing the risk of forged documents. Buyers should cross-check the survey number in the sale deed against Bhoomi records before registration.

Registration of sale deeds must be done at the Sub-Registrar’s office in the taluk where the property is located, under the Registration Act, 1908. Stamp duty in Karnataka is currently 5% of market value (guidance value) plus a 1% registration fee, subject to periodic revision by the state government.

This article is for general information only and does not constitute legal advice. For advice specific to your matter, consult a qualified advocate registered with the Bar Council of Karnataka. — Subhash Chandra Bose & Co., Advocates, Bangalore.