Who Can Buy Agricultural Land in Karnataka?
Agricultural land purchases in Karnataka are governed mainly by the Karnataka Land Reforms Act, 1961. For decades, the Act restricted purchases by people who were not agriculturists, particularly through Sections 79A and 79B, which linked eligibility to non-agricultural income and to being a farmer.
In 2020 the state amended the Act, and those restrictions were relaxed so that a wider set of buyers, including non-farmers, can purchase agricultural land. However, the Act still contains ceilings on how much agricultural land a person or family can hold, and the exact limits depend on the type of land and its irrigation status. Because amendments and rules change, always check the current text of the Act and the latest government notifications, or consult a property lawyer, before you sign.
Land Holding Ceilings and Other Limits
Even where non-farmers may buy, the ceiling on total holdings still applies. Land that exceeds the permitted limit can be treated as surplus, which creates a title risk for the buyer. Check what the seller and you already hold in total, including holdings of family members, since limits are generally applied to the family unit.
Certain categories of land carry extra conditions, such as land granted by the government, land in forest or revenue-protected zones, and land that was assigned with a non-alienation period. Land granted to members of Scheduled Castes and Scheduled Tribes is protected by separate laws that restrict transfer, and a sale in breach of those laws can be declared void. Always trace how the land came into the seller's hands.
Land Conversion: The Step Most Buyers Miss
Agricultural land cannot simply be used to build houses or lay out plots. It must first be converted for non-agricultural use under the Karnataka Land Revenue Act, 1964, with the conversion order issued by the competent revenue authority, and the use must also match the master plan or zoning of the local planning authority. A conversion order is not a substitute for planning approval; a layout still needs sanction from the relevant development or planning authority.
Selling plots carved out of unconverted farmland is a common route to disputes. Buyers of such sites often find they cannot get an A-khata, a building plan sanction, a bank loan or utility connections. If a seller says conversion is "in process" or "can be done later", treat that as a warning and insist on seeing the conversion order before any advance is paid.
How RERA Fits In
If a promoter is developing a plotted layout, the RERA Act, 2016 may apply to the project, in particular where the land area or the number of plots crosses the thresholds set under the Act and Karnataka's rules. A registered project must disclose its approvals, layout plan, timelines and land title details on the RERA portal, which gives buyers a recourse that does not exist for informal farmland deals.
A plot sale that is not registered where registration is required is a red flag. Search the project on the Karnataka RERA website, compare the registered layout with what is being shown to you, and check that the land survey numbers match the revenue records.
Documents to Check Before You Pay
Ask for the RTC (Pahani), mutation records, the Encumbrance Certificate for at least the last thirty years, the sale deed chain, the conversion order, the sanctioned layout plan, and the survey sketch (Tippani/Akarbandh). Match the survey number and extent in every document, and verify them on the Bhoomi portal. A sale agreement should state who bears the cost of conversion and what happens if conversion is refused. Pay only through traceable banking channels and register the sale deed at the sub-registrar office.
✅ Key Takeaways
🔗 Official Portal: rera.karnataka.gov.in
📅 Published: 23 October 2026 | This blog is a public awareness initiative. Verify all information with official sources before making financial decisions.
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