- This topic has 20 replies, 10 voices, and was last updated 1 year, 3 months ago by
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FHey folks,
Need some advice on a land issue in India. We bought a plot a while back at ₹300 per sq ft, which was the registered circle rate. Now, the government is acquiring land in that area for a project, but they’re offering us only ₹46 per sq ft because they’re purchasing in hectares.
I get that bulk buying might come with some rate adjustments, but this feels insanely low—especially since the official rate is still ₹300 per sq ft. Shouldn’t compensation be based on at least the circle rate, if not higher?
Has anyone dealt with this before? Is there a way to challenge this and push for fair compensation? Would really appreciate any insights or advice!
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HUnder the Right to Fair Compensation and Transparency in Land Acquisition, Rehabilitation and Resettlement Act, 2013, compensation should be based on the market value. Additionally, a multiplication factor also applies, depending on whether the land is in an urban or rural area, along with a 100% solatium. If the current circle rate is still Rs. 300 per sq ft, then the Rs. 46 per sq ft offer is highly questionable. For now you will need to find out the exact stage of the land acquisition process and take appropriate steps to protect your interests.
If award is already passed by the Collector and you are dissatisfied with the compensation amount in the award, you can challenge it under Section 64 of the Act by requesting a reference to the Land Acquisition, Rehabilitation, and Resettlement Authority. The Authority has the power to determine fair compensation.
If other landowners are also affected, you could consider discussing the issue with them and challenging the valuation together.
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AUnfortunately, not very high. I think you have been deceived by the seller/patwari. Look up the actual circle rate for your land here :
https://igrsup.gov.in/igrsup/getUploadedRateList
I randomly looked up Amethi. In most areas the circle rate for agricultural land is 30-50 lakhs per hectare. Unless your land is in a really expensive locality, you have overpaid quite a lot at over 3 crores/ hectare.
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HThe valuation of property is determined based on either the circle rate or the market rate, which is calculated from registered sale deeds of similar properties in the locality over the past three years. The greater of these two values will be considered for compensation. You may refer to Section 26 of the 2013 Act for more clarity on this.
I can’t really comment on chances of success without a thorough review of all facts, but if the rate you mentioned is correct, I don’t see why you won’t be able to get fair compensation. After all the final compensation amount may include a multiplier and also 100% solatium.
Also, closely monitor the stage of land acquisition proceedings, as the legal remedies available to you may vary at different stages.
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AWhat is the designated land use – residential, agricultural or commercial ? Is it registered with some urban authority ? Under what law and for what purpose is the government trying to acquire it ?
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AAgricultural land circle rate is quoted in Rs/hectares in official documents.
300/sq ft is over 3 crores/hectare which sounds too high for agricultural land, which tends to have much lower circle rate. Which district is the land in ? Are you sure you are not looking at circle rate for non- agricultural land ( which is quoted in Rs/sq metre) ? Is it possible that the person who sold you the land misled you about the circle rate for agricultural land ?
I find it difficult to believe that the govt will try to buy land at less than the circle rate . What are other farmers in the area saying about it ? Do you have any crops planted on the land ? The government has to pay you a reasonable multiple of the income you are deriving from the land.
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FThe government is acquiring nearly 36 towns as part of a major project in UP. From what I understand, a significant portion of the area consists of agricultural land. However, some people plotted and sold the land without officially converting it into residential property.
The circle rate on the government registry is ₹300 per sq ft, which I believe is determined by officials like the patwari. Now, since the government is acquiring large blocks of land, the valuation of our land is coming out much lower than expected. Interestingly, there’s someone in the same area who has already built a house, which adds to the complexity.
We plan to speak with local residents, but currently, we’re hearing conflicting information from different sources, leaving us quite confused about our next steps. Also, we are not using the land for agriculture—we bought it purely as an investment.
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AWhat is the source for the information that the circle rate for agricultural land in your locality is 300/sq ft ? The government publishes the circle rates for different land use categories in every locality of every district and the information should be available online. Have you checked online on the government website that the circle rate for the agricultural land owned by you is 3.23 crores / hectare ( that would be the unit specified in the official document , not per sqft) ? The rate for non -agricultural land would be much higher ( and specified in terms of sq metres). The circle rate is decided at the state government level by ministers and senior IAS officers, not by the patwari. The price on which registry stamp duty is charged is the higher of actual transaction price and the one based on the circle rate. So, what you think is the circle rate in your document might be the higher of circle rate and sale price. Check the government table of circle rates for the actual circle rate applicable.
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PIf the land use is agricultural government will pay rate in hectares not sq yards or sq feet which may be appropriate for residential or commercial land use.
Many a times people with news that acquisition may take place convert agricultural land into commercial or residential (merely on paper) without any land use permission. They may even get the deed registered for commercial pricing but people would eventually be paid as per land use recorded in revenue record.
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AIts a con job. Some middle man is trying to con you. Govt has to pay 4x the circle rate. I need a a lawyer.
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Ais collectors award provding compensation out? If yes, challange it before the land reference court. You’ll get more.
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