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Area guide
Buying Land in Dera Bassi
Agricultural land in Dera Bassi, Mohali, estimated at ₹1.5–4 crore per acre*: the Ambala highway belt, GMADA planning and CLU, PLPA and groundwater checks.
₹1.5–4 cr/acre*
Estimated price*
GMADA listed
Master plan
About 20 km
Distance from Chandigarh
Mohali
District
*Indicative range across districts and land types. Stamp duty, registration and conversion charges are additional. Local measurement units vary — every listing states the unit it is priced in. Not a valuation or an offer.
PLRS — Punjab Land Records SocietyMicro-market record — {{Dera Bassi}}
Rev. 2026 · Farmland India desk
District
Mohali (Dera Bassi tehsil)
Corridor
Ambala–Chandigarh–Zirakpur national highway belt (status to be confirmed with NHAI)
Rail
Ambala–Chandigarh–Kalka rail network nearby; station and timetable not checked
Terrain
Alluvial plain with Shivalik foothills and the Ghaggar river to the east and north; check flood and foothill exposure
Distance from Chandigarh
About 20 km (approximate, not route-checked)
Groundwater
Punjab has many over-exploited blocks; Dera Bassi block category not checked (CONFIRM with CGWB)
Estimated land price*
₹1.5–4 crore per acre*
Land law is state law. These rules are maintained on the Punjab page and apply to every district within it.
Dera Bassi — land purchase legal rules
The Act text we read limits how much land a family may hold, not who may buy. The main check is land classification: village common land (Shamlat Deh) vests in the Gram Panchayat, and a private seller cannot pass title to it.
Who can buy agricultural land? Section 4 of the Punjab Land Reforms Act, 1972 (Act No. 10 of 1973) caps what a person or family may hold. We found no clause in the text we read that limits the buyer by domicile or occupation; the copy is a 2005 printout, so a Punjab revenue lawyer should confirm there is no later restriction.
Ceiling limits: under Section 4(2) the permissible area is 7 hectares of two-crop irrigated land, 11 hectares of one-crop irrigated land and 20.5 hectares of barani land, with other classes capped at 21.8 hectares. A family of more than five gets one-fifth extra per additional member, for at most three members. Section 12 makes a transfer beyond the limit void (Act text, Punjab Land Records Society). A 2017 amending Bill took land bought for housing, industry, tourism and institutions outside the Act and asks the buyer to tell the Collector of the change of use within a year (Punjab Vidhan Sabha, Bill 33-PLA-2017).
Shamlat Deh — the parcel that cannot be sold: under the Punjab Village Common Lands (Regulation) Act, 1961 this land vests in the Gram Panchayat, which may dispose of it only for the benefit of villagers and, under the rules, with prior government approval; the Collector decides disputes over its status. A private seller therefore cannot give a buyer title to it. Match every khasra number against the seller's current Jamabandi before paying any advance; the state reported in Tribune, June 2025 that its Easy Jamabandi portal issues free digitally signed copies with a QR code.
NRI Power of Attorney: a power-of-attorney sale does not transfer title; in Suraj Lamp & Industries v State of Haryana (Supreme Court, 2011) the Court held that only a registered deed of conveyance does, though an attorney may sign that registered deed for the owner. If the seller is abroad, read the PoA for an express power to sell and for its registration.
NRI & OCI buyers: the Reserve Bank's Master Direction under FEMA 1999 lets NRIs and OCIs buy immovable property other than agricultural land, plantation property or a farm house. That applies across India, Punjab included.
- Ceiling, not buyer class
- Ceiling: 7 / 11 / 20.5 ha
- Shamlat Deh: Panchayat land
- NRI PoA: registered deed
- NRI agri: barred (FEMA)
- Jamabandi check
Sub-area overview
Dera Bassi — an industrial and highway-edge farmland belt south of Mohali
Agricultural land in Dera Bassi is the southern fringe of the Chandigarh tri-city market: flat fields in Mohali district, close to the Ambala highway, the Zirakpur corridor and a large industrial area. Our estimate is ₹1.5–4 crore per acre*, with the highway edge at the top and interior fields lower. Most buyers want a farmhouse plot, a long hold or land near industrial and warehouse demand, not a working farm income.
Planning is the main variable. The Greater Mohali Area Development Authority (GMADA) lists an approved Dera Bassi master plan, with a plan, a report and a revenue master plan, on its website, and runs a Change of Land Use service and an E-CLU system (GMADA website, read October 2026; we did not read the plan documents themselves). Whether a khasra is inside the master plan, a controlled area or a notified foothill area decides what can be built.
Our estimate of ₹1.5–4 crore per acre* is indicative only, so check it against registered sale deeds and the collector rate from the Sub-Registrar. Read the Mohali district page and the state-wise land laws guide first, and ask GMADA for the land-use status of every khasra.
- Chandigarh fringe
- Industrial belt
- Highway edge
- CLU check
- NRI barred
Connectivity
How Dera Bassi connects
Dera Bassi sits on the Ambala–Chandigarh road with Zirakpur and Mohali to the north. Distances are approximate and not route-checked.
By road and rail
Read this before relying on distances
Dera Bassi's road traffic is dense with industrial and commuter vehicles, and local roads between villages and the highway vary a lot. A map distance does not show the real approach to a khasra. Check the width and ownership of the access road and whether the plot touches a drain or the Ghaggar floodplain.
Growth catalysts
Upcoming infrastructure & developments
Status labels maintained by the Farmland India research desk. Government-announced timelines — not guaranteed.
01Master plan
Approved (GMADA)
02Corridor items
Confirm status
Agriculture & terrain
Soil, crops & water in Dera Bassi
Dera Bassi is mostly flat alluvial farmland in the Punjab wheat and paddy belt, with industrial and residential pockets between villages.
Soil & crops
Mohali district follows the Punjab pattern of wheat and paddy on alluvial soil, with pockets of lighter soil near the Shivalik foothills (state-level pattern; we found no village-level crop data for Dera Bassi). Land close to the Ghaggar and seasonal streams can flood. Data: Soil Health Card site.
- Wheat
- Paddy
- Maize
- Vegetables
Water
Many Punjab blocks are classed as over-exploited by CGWB, and we did not check Dera Bassi's category (CONFIRM). Tubewells are the main source. Industrial areas nearby raise water-quality questions, so test any borewell before you rely on it. Groundwater categories: CGWB.
Mandi price reference
Dera Bassi has a regulated market yard that reports to the state mandi system; we did not read current prices. Compare any crop or vegetable income with the full land cost before buying. Live prices: Agmarknet.
Farmland India view
Why buyers look at Dera Bassi
Reasons buyers look at this micro-market, stated with the evidence we have. Not a price forecast.
Chandigarh tri-city access
Dera Bassi is within reach of Chandigarh, Mohali and Zirakpur, which is why buyers look here for a weekend or hold plot.
A planned authority area
GMADA lists a master plan for Dera Bassi, so planning status can be checked, though we did not read it.
Industrial demand next door
Nearby industrial and warehouse activity supports demand for land on the highway edge, and also adds traffic and water-quality risk.
Entry cost below Mohali proper
Our estimate of ₹1.5–4 crore per acre* is indicative only; check the collector rate with the Sub-Registrar.
Listing data is not legal advice. Confirm title, land-use status and CLU with GMADA and the Sub-Registrar.
STRAIGHT TALK
Risks & challenges specific to Dera Bassi
Specific to this micro-market, beyond the Mohali and Punjab-wide points.
Master plan and land-use status
Whether a khasra sits inside the Dera Bassi master plan, a controlled area or a rural zone decides what can be built. Ask GMADA in writing for the land-use status and any pending notification.
Change of Land Use is needed to build
Building a farmhouse or any non-farm structure on agricultural land needs a Change of Land Use permission. GMADA runs a CLU service and an E-CLU system; read the current Punjab rules and fees before paying (CONFIRM).
Foothill and forest land
Parts of the Shivalik foothills in Mohali district are covered by the Punjab Land Preservation Act (PLPA) or forest notifications, which restrict clearing and building (CONFIRM village list; we did not read it). Ask the Forest Department whether the khasra is notified.
Ghaggar and drain flooding
Fields near the Ghaggar and seasonal drains can flood in heavy monsoon years. Ask for a flood history and check the khasra against drainage and river maps before you pay.
Water quality and level
Punjab groundwater is stressed and industrial areas raise contamination questions. Ask for the water source and a borewell report before you pay.
Stamp duty and the collector rate
Stamp duty and registration charges are set by the state and change from time to time; we did not confirm the current rate on a government page (CONFIRM). Duty is normally charged on the higher of the deal value and the collector rate, so ask the Sub-Registrar which rate applies to the village and whether it sits inside a municipal or planning-area limit.
NRIs and OCIs cannot buy this land
FEMA bars NRIs and OCIs from buying agricultural land, plantation land or a farmhouse anywhere in India, Punjab included. They can buy residential and commercial land in approved areas, so a farmhouse or farm-land listing is not a route for them. Confirm your status with a lawyer before paying a token amount.
KEEP EXPLORING
Explore more areas
Other areas in Mohali
Guides & research
- Kanal and Marla in Haryana and Punjab — Conversion GuideWiki · P01 Land Measurement Units
- Punjab Agricultural Land RulesWiki · P04 State-wise Land Laws
- Marla, Kanal and Killa in Punjab — What They MeanWiki · P01 Land Measurement Units
- Farmhouse Rules in Punjab (2026): Mohali and PAPRAWiki · P17 Farmhouse & Lifestyle Land
- Stamp Duty Calculator Punjab: Land Cost Method (2026)Wiki · P11 Taxation, Stamp Duty & Registration
- Bhu Naksha Punjab: Village Land Map Guide (2026)Wiki · P02 Land Records & Documentation
- Stamp Duty Punjab: Land Registry Charges (2026)Wiki · P11 Taxation, Stamp Duty & Registration
- Punjab CLU: Change of Land Use Explained (2026)Wiki · P06 Land Use, CLU & NA Conversion
COMMON QUESTIONS
Frequently asked questions
Everything buyers, NRIs and investors ask before their first reviewed farmland purchase in Dera Bassi.
Visit full wiki01 of 04
What does agricultural land in Dera Bassi cost?
Our estimate for farm and agricultural land in Dera Bassi is ₹1.5–4 crore per acre*, indicative only. Prices vary by plot and road access; check the collector rate with the Sub-Registrar and recent registered deeds.
02 of 04
Does Dera Bassi have a master plan?
GMADA lists an approved Dera Bassi master plan on its website. We saw the listing but did not read the plan, so ask GMADA for the land-use status of each khasra.
03 of 04
Do I need a CLU to build a farmhouse in Dera Bassi?
On agricultural land, a Change of Land Use permission is needed before building a non-farm structure. GMADA runs a CLU service and an E-CLU system; confirm the current rules and fees with GMADA.
04 of 04
Can an NRI buy land in Dera Bassi?
An NRI or OCI cannot buy agricultural land, plantation land or a farmhouse under FEMA. Residential and commercial land in approved areas is a separate question for a lawyer.
Transparency
Sources for this page
- Master plan listing and CLU services — GMADA website (gmada.gov.in), read October 2026; plan documents themselves not read
- Highway and any land-pooling scheme — reported, not confirmed; check NHAI, MoRTH and GMADA notices
- Prices — Farmland India estimate*; collector rate to be obtained from the Sub-Registrar
- Groundwater category — CGWB; Dera Bassi block not checked
- Distances — approximate, not route-checked; Indian Railways and Census of India listing to be re-checked
- Punjab land-use rules — state Town Planning Department and GMADA; read the current notification before relying on this page
- Full district and state sourcing: see the Mohali page and the Punjab page. Sources read October 2026.
General information, not legal advice. Report inaccuracies to wiki@farmlandindia.com.
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