Two parcels, two prices, two very confident sellers. Most buyers end up choosing on impression — the one that looked greener, the one whose owner seemed more straightforward. A fairer comparison is not complicated, but it does require converting everything to the same basis first.
Step one: normalise the unit
Bigha varies between states and sometimes within them, so a price "per bigha" from two different sources may not be comparable at all. Convert every quote to a single unit — hectares or square metres are the safest because they are what the record uses — and only then divide by price. Our land unit converter handles 22+ Indian units including the state bigha variants. This one step reorders buyers' shortlists more often than any other.
Step two: normalise the record
A parcel with a clean jamabandi, completed mutation and no encumbrance is not the same product as one with a pending नामांतरण or a रहननामा entry, even at the same price per hectare. Score each parcel on the record set — ownership clear, share clear, mutation complete, no mortgage, no pending case, land class as described. A parcel failing any of these is either cheaper for a reason or overpriced for its actual state.
Step three: normalise access and shape
Recorded, all-weather approach versus a customary track changes the asset. So does shape: a long thin parcel costs more to fence per unit of area and is harder to work than a compact one. Corner plots with two frontages behave differently from interior plots. None of this appears in a price per hectare, and all of it appears in your eventual exit.
Step four: normalise the use
Check what the notified master plan permits for each khasra. Two parcels a kilometre apart can sit in different zones with quite different permitted uses. If your plan depends on conversion, the parcel where conversion is realistic is worth more than the one where it is not — and the seller of the second one will not usually raise the subject.
A simple scoring sheet
- Price per hectare, both converted from the same source figures
- Record score: ownership, share, mutation, encumbrance, land class, pending cases
- Access: recorded or customary; width; monsoon usability
- Shape and frontage; fencing cost per hectare
- Zone and permitted use under the notified plan
- Water: depth, existing borewell or well, and what neighbours report
- Holding cost and your realistic exit buyer in ten years
Score both parcels on all seven before you look at the photographs again. If the cheaper parcel wins on price alone and loses on five of the remaining six, you have learned something the asking price was not telling you. Free due-diligence checklist; the Buy Land desk will run this comparison with you at no charge. This is general information, not investment advice — land is market-linked and no return is assured.
Important: AgriZameen is an independent, private land-information platform and is not a government body. Nothing here is legal, tax or investment advice, and no price, approval or return is assured. Verify all records on the official portals and with the local Tehsil/Patwari office, and consult a licensed advocate and a CA before any transaction.
Reviewed July 2026. Land law, stamp duty, DLC rates and departmental procedure change without notice — confirm the current position on the official state portal, and with a licensed advocate or CA, before you act. Nothing here is legal, tax or investment advice, and no return is assured.