Karnataka's 2020 amendment to the Land Reforms Act (Karnataka Land Reforms Act 1961) was a landmark change that opened agricultural land purchase to a much wider group of buyers. This guide explains what changed, what the current rules are, and what you need to verify when buying agricultural land in Karnataka today.
What Changed in 2020: The Karnataka Land Reforms (Amendment) Act 2020 removed the requirement that only "agriculturalists" could purchase agricultural land. Any Indian citizen can now purchase agricultural land in Karnataka, subject to certain conditions.
Pre-2020 vs Post-2020 Rules
| Factor | Before 2020 | After 2020 |
|---|---|---|
| Who can buy | Only agriculturalists (farmers) | Any Indian citizen |
| Income restriction | Non-agricultural income limit: ₹25 lakh/year | No income restriction |
| Occupancy rights | Complex protected tenant rules | Simplified but still applicable |
| Maximum holding | 10 units (~54 acres dry land) | 10 units — unchanged |
| Companies | Not permitted | Still not permitted for most agricultural land |
Current Rules for Buying Agricultural Land in Karnataka (2025)
- Any Indian citizen can purchase agricultural land — no farmer status required
- NRIs can purchase agricultural land in Karnataka (unlike in some other states)
- Companies and Firms generally cannot purchase agricultural land except for agro-processing under specific conditions
- Land ceiling: Maximum 10 units per family. One unit = 5.4 acres of dry (Jirayat) land, 2.7 acres of irrigated land
- Tenancy rules still apply — verify no protected tenant has occupancy rights
Understanding RTC — Karnataka's 7/12 Equivalent
In Karnataka, the Record of Rights, Tenancy and Crops (RTC) is the primary land record document. Available at landrecords.karnataka.gov.in. Key columns to check:
- Survey Number: Unique identifier — match with sale deed
- Owner (Khatedar): Seller's name must appear here
- Nature of Land: Wet (irrigated) or Dry (rain-fed)
- Cultivator: If different from owner, investigate tenancy rights
- Encumbrances: Loans, mortgages, litigation
- Crops Grown: Confirms agricultural use
DC Order — Karnataka's NA Conversion
In Karnataka, converting agricultural land to non-agricultural use requires permission from the Deputy Commissioner (called DC Order or Section 95 Order under Karnataka Land Revenue Act). This is different from residential layouts which go through DTCP.
- Application to DC with land records, survey sketch, intended use
- Agriculture Department and local Panchayat NOC required
- Conversion fee (premium) payable based on guidance value
- DC Order specifies purpose, area and conditions
- After DC Order: mutation in land records and payment of non-agricultural tax
Agricultural Land Prices in Coastal Karnataka (2025)
| Location | Type | Price Range |
|---|---|---|
| Karwar / Uttara Kannada coast | Coastal/Orchard land | ₹5–₹15 lakh/acre |
| Udupi inland | Paddy/Agricultural | ₹3–₹8 lakh/acre |
| Mangaluru outskirts | Dry agricultural | ₹8–₹25 lakh/acre |
| Dakshina Kannada interior | Areca nut/plantation | ₹10–₹30 lakh/acre |
| Uttara Kannada interior (Sirsi) | Spice/Coffee/Cardamom | ₹3–₹8 lakh/acre |
Documents Required for Agricultural Land Purchase in Karnataka
- RTC extract (latest, within 3 months)
- Mutation extract (Pahani) — shows ownership changes
- Encumbrance Certificate for 30 years from Sub-Registrar
- Sketch/Survey map from Survey Department
- Property Tax paid receipts
- Seller's Aadhaar, PAN and title documents
- Declaration of agricultural intent (buyer)
Nilprabha Infinity: We facilitate agricultural land transactions in Uttara Kannada, Udupi and Dakshina Kannada. Our network includes sellers of coastal plantation land, orchard properties and large agricultural parcels suitable for eco-tourism or long-term investment.