Buying Farmland in Karnataka: The Rules and the Reality

Agricultural land is a different asset class

The transaction is governed by land revenue law, not by building regulation. That means different records, different limits and different risks.

Records you must read

• RTC / Pahani — current cultivation and ownership record.
• Mutation register (MR) and the 30-year title flow.
• Survey sketch and tippani for boundaries; a physical survey by a licensed surveyor is worth every rupee.
• Encumbrance certificate for 15 years.
• Section 79A/79B and ceiling position — check the seller's and your own eligibility position under current law.
• Tenancy records — old tenancy claims are the most common hidden defect.

Physical checks

Road access recorded in the survey sketch, not just a used track. Water: borewell yield, canal command area, or lake proximity. Slope and drainage. Power availability for a pump set. Distance to the nearest habitation for security.

Conversion

Non-agricultural use requires DC conversion. Do not price a property as though conversion is a formality — verify the zoning in the master plan first.

Managed farmland alternative

If you want the asset without operating a farm, a managed plantation structure gives you a titled parcel with professional upkeep. Read the maintenance agreement as carefully as the sale deed.

What we check

Every UrbanEarth farmland project publishes the title chain, encumbrance certificate, survey sketch and water source before pricing.