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Owner listed
25 acres highway access parcel ideal for residential project on NH9
Sikhauda Muradabad, Hapur, Uttar Pradesh
121000000025.00 AcresView
District guide
Farmland in Hapur, Uttar Pradesh
Genuine agricultural depth, an independent industrial base, and one of India's highest-value mandi crops.
Hapur, Dhaulana, Garhmukteshwar
Tehsils:
2011
Formed:
Makhana, ~₹79,776/quintal
op Mandi Crop:
HPDA (separate from GDA)
Planning Authority:
*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.
IGRS UP — Registration & Land Records PortalDistrict land record — Hapur
Rev. 2026 · Farmland India desk
State
Uttar Pradesh
Tehsils
Hapur · Dhaulana · Garhmukteshwar
Formed
2011 (as Panchsheel Nagar, renamed 2012)
Area
~660 sq km
Distance from Delhi
~60 km
Land records portal
IGRS UP
Land law is state law. These rules are maintained on the Uttar Pradesh page and apply to every district within it.
Hapur — land purchase legal rules
⚠ Uttar Pradesh is open to all buyers, but a specific area around the Jewar airport corridor carries an active purchase freeze — this is the single most important fact for anyone looking at Gautam Buddh Nagar land right now.
Who can buy agricultural land? Any Indian citizen — a March 2014 amendment to the UP Imposition of Ceiling on Land Holdings Act, 1960 removed the earlier non-agriculturist bar. No domicile or residency test applies.
Ceiling limit: a family (self, spouse and minor children) may hold up to 12.5 acres of agricultural land in aggregate across UP under the 1960 Act. The Sub-Registrar cannot register a deed that pushes a buyer above this ceiling. Residential, commercial and industrial land carry no ceiling.
DNGIR purchase freeze — Jewar corridor: 84 villages inside the Dadri-Noida-Ghaziabad Investment Region carry a temporary purchase freeze while development planning is finalised; RERA-registered projects are exempt. Confirm a parcel's DNGIR status directly on the UP Board of Revenue portal before proceeding — a freeze means the Sub-Registrar will not register a private sale deed at all.
SC/ST allotted land: land originally allotted to an SC/ST beneficiary requires District Magistrate permission before transfer to a non-beneficiary, via the same UP Board of Revenue portal (typically a ~45-day process). A transfer without this permission is void.
NRI & OCI buyers: FEMA 1999 prohibits NRIs and OCIs from purchasing agricultural land, plantation property or farmhouse land anywhere in India, UP included. NRIs may purchase residential or commercial property.
- Open since March 2014
- Ceiling: 12.5 acres/family
- DNGIR freeze: 84 villages
- SC/ST land: DM permission
- NRI agri: barred (FEMA)
- IGRS UP
Hapur — district-specific notes
The full Uttar Pradesh legal framework above (inherited from the state record) applies to Hapur in full — no additional district-specific restriction, but note the district's own planning authority below.
⚠ Hapur and neighbouring Pilkhuwa have their own independent planning authority — the Hapur-Pilkhuwa Development Authority (HPDA) — separate from the Ghaziabad Development Authority (GDA). Land-use and conversion queries for parcels inside HPDA's jurisdiction route there, not through GDA — confirm which authority actually governs a specific parcel.
- HPDA jurisdiction
- Separate from GDA
District overview
Hapur — genuine agriculture with an industrial edge
Hapur is a genuinely young district — created in 2011 (initially named Panchsheel Nagar, renamed the following year), carved out of the surrounding NCR fabric roughly 60 km east of Delhi. It sits in the fertile Indo-Gangetic Plain and splits into three tehsils: Hapur, Dhaulana and Garhmukteshwar.
Unlike a pure agricultural district, Hapur has real industrial identity: it is nationally known for stainless steel pipe and tube manufacturing, and Pilkhuwa specifically has a well-established handloom and textile industry. Agriculture remains the economic backbone regardless — wheat, sugarcane, paddy, maize, potatoes and pulses dominate, alongside a genuinely distinctive high-value crop: Hapur's mandis trade Makhana (fox nut) at prices reaching roughly ₹79,776 per quintal, among the highest-value commodities traded in any North Indian district mandi covered on this platform.
Real listing data across the district's three tehsils shows meaningful price variation — from roughly ₹24 lakh per acre in more interior agricultural villages to ₹7+ crore per acre in NCR-adjacent, more urbanised localities like Garh Bangar and Anwarpur.
- Pilkhuwa Textile Belt
- Stainless Steel Manufacturing
- Garhmukteshwar
- Makhana Mandi
- Aurangabad
Connectivity
How Hapur connects
Hapur sits on a genuine Delhi-Lucknow trunk route, not a spur.
🚗 By road
Delhi (via NH-24)~60 km · ~1.5 hr
GhaziabadAdjacent, western border
🚆 By rail
Hapur JunctionOn the Delhi-Moradabad line
Agriculture & terrain
Soil, crops & water in Hapur
A genuinely productive Indo-Gangetic Plain district with an unusually high-value niche crop.
🌾 Principal crops
Wheat, sugarcane, paddy, maize, potatoes and pulses, on fertile alluvial Indo-Gangetic Plain soil. Subtropical climate with 700-800mm average annual rainfall, mainly southwest monsoon.
🌰 A distinctive high-value niche
Makhana (fox nut) trades at roughly ₹79,776/quintal across Hapur's four APMC mandis — one of the highest-value commodities traded in any district covered on this platform.
🌾 Mandi price reference
Hapur district has four active APMC markets trading roughly 20 commodities including garlic, mustard and rice, reported daily on Agmarknet.
Farmland India view
Why investors look at Hapur
Three reasons this desk underwrites Hapur.
Genuine agricultural productivity
Real, active mandi trade across four APMCs and 20 commodities — not a dormant agricultural base.
Industrial diversification beyond agriculture
Stainless steel manufacturing and Pilkhuwa's textile industry give the district an economic base independent of farmland alone.
Wide price spread means genuine entry-point choice
From ₹24L/acre in interior villages to ₹7Cr+/acre near NCR-adjacent localities — a real range of buy-in points within one district.
Browse reviewed land in Hapur
Confirm HPDA vs. standard jurisdiction directly for any parcel — this is not certified by Farmland India's review.
STRAIGHT TALK
Risks & challenges in Hapur
Read alongside the Uttar Pradesh state-wide risks — these are specific to Hapur.
Wide, tehsil-dependent price variation
A roughly 30x spread exists between interior agricultural villages and NCR-adjacent localities within the same district — never anchor to a single district-wide figure.
Jurisdiction confusion (HPDA vs. GDA)
A parcel's actual planning authority determines its conversion process — confirm this directly rather than assuming standard GDA rules apply throughout.
Standard UP due diligence still applies
Ceiling limits, khatauni verification and SC/ST-allotted-land checks apply exactly as elsewhere in the state.
Who to contact
Local revenue & registration offices
Land-use and conversion queries within HPDA's jurisdiction route through the Hapur-Pilkhuwa Development Authority. Outside HPDA limits, mutation applications follow the standard Tehsildar process (Hapur, Dhaulana or Garhmukteshwar). Sale-deed registration is handled through IGRS UP at the local Sub-Registrar.
INDIVIDUAL LAND · LAND VERIFICATION SCORE
Individual land parcels in Hapur
Individual listings carry the auto-calculated Land Verification Score (LVS).
Reviewed projects have completed Farmland India's document and site review. Individual land parcels are listed by their owners and are not reviewed to the same standard. Always complete your own legal due diligence.
KEEP EXPLORING
Explore more areas
Other districts in Uttar Pradesh
Guides & research
COMMON QUESTIONS
Frequently asked questions
Everything buyers, NRIs and investors ask before their first reviewed farmland purchase in Hapur.
Visit full wiki01 of 02
Why does Hapur have its own development authority?
HPDA was established independently from Ghaziabad Development Authority in 1996-97, given Hapur and Pilkhuwa's distinct planning needs.
02 of 02
What makes Hapur's mandi economy distinctive?
Makhana (fox nut) trades near ₹80,000/quintal — an unusually high-value crop for the region.
Ready to look at what is available?
Browse reviewed listingsTransparency
Sources for this page
- District formation, tehsils, geography, crops — Government of Uttar Pradesh, District Hapur official portal (hapur.nic.in)
- Hapur-Pilkhuwa Development Authority — Government of Uttar Pradesh
- Mandi prices, including Makhana — Agmarknet / data.gov.in
- Real listing price ranges by tehsil/locality — publicly available land-listing data, illustrative not a valuation
- Full legal, ceiling and conversion sourcing — see the Uttar Pradesh state page
Report inaccuracies to wiki@farmlandindia.com.
For developers
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