The Land Glossary: Every Word on the Papers

A

Abadi / Lal Doraआबादी / लाल डोराLand Records

The old inhabited core of a village, historically kept outside the regular land-revenue record.

Plots described as "lal dora" have a different paper trail from farmland - ask how ownership is proved.

Acreएकड़Measurement

A unit of land equal to 4,840 square yards (about 43,560 sq ft or 0.405 hectare).

Larger farmland parcels and some project brochures.

Agreement to SellइकरारनामाBuying

A written promise to buy and sell on stated terms. It does not transfer ownership - only a registered sale deed does.

Signed after the token, before the registry.

B

BhumidharभूमिधरLand Records

In Uttar Pradesh, the holder of agricultural land. A bhumidhar with transferable rights can sell the land.

UP khatauni entries. Check the seller is a bhumidhar with transferable rights.

BighaबीघाMeasurement

A traditional land unit whose size changes from place to place. The farmhouse projects we list use 1 bigha = 1,008 sq yd, as they publish - always confirm the local size in writing.

Almost every farmhouse brochure around Noida.

Biswaबिस्वाMeasurement

One-twentieth of a bigha. Its size follows whatever the local bigha is.

Revenue records and older deeds.

C

Circle Rateसर्किल रेटCosts

The minimum value per unit area the state sets for a locality. Stamp duty is charged on the higher of this value and the deal price. Called the collector rate in Haryana.

The stamp-duty calculation at the registry.

CLU (Change of Land Use)भू-उपयोग परिवर्तनPermissions

Haryana permission (from the Town and Country Planning department) to use land for something other than its recorded use, such as a farmhouse.

Haryana farmhouse plots - ask whether CLU is granted or only applied for.

E

Encumbranceभार / ऋणभारChecks

Any claim on the land - a mortgage, a loan, a court case or a lease. An encumbrance search looks for these at the sub-registrar.

Before you pay a token, and again before registry.

F

Farmhouseफार्महाउसBuying

A house on agricultural land. Whether it can legally be built depends on the state's rules and the specific permission for that plot.

Every listing - the marketing name is not a permission.

Floodplainडूब क्षेत्रChecks

Low-lying land along a river that floods. Construction in the active Yamuna and Hindon floodplains is not allowed, and many farmhouses there have been demolished.

Sectors along the Noida side of the Yamuna. Ask for a written floodplain status.

G

GPA (General Power of Attorney)मुख्तारनामा आमBuying

Authority for someone to act for the owner. The Supreme Court has held that a GPA "sale" does not transfer ownership - you still need a registered sale deed.

Offers of "GPA sale" or "registry later". Treat these as red flags.

H

Hectareहेक्टेयरMeasurement

A metric land unit of 10,000 square metres, about 2.47 acres.

Government notifications and land acquisition papers.

J

JamabandiजमाबंदीLand Records

The record of rights in Haryana, Punjab and Rajasthan: who owns and who cultivates each piece of land. A copy is often called a fard.

Haryana and Rajasthan plots - the seller must appear on the latest one.

K

Kanal / Marlaकनाल / मरलाMeasurement

Haryana land units. 1 kanal = 20 marla, about 605 sq yd on the standard revenue measure.

Haryana deeds and jamabandi.

KhasraखसराLand Records

The number given to a specific field on the village revenue map.

Every record and deed - match the khasra on the ground to the papers.

KhatauniखतौनीLand Records

The record of rights in Uttar Pradesh listing every owner of each khasra.

UP plots - every seller must be named on the latest khatauni, and all co-owners must sign.

KhewatखेवटLand Records

The ownership account number in Haryana revenue records, grouping land held by the same owners.

Haryana jamabandi entries.

L

Lekhpal / Patwariलेखपाल / पटवारीLand Records

The village revenue official who keeps the land records and maps (lekhpal in UP, patwari in Haryana and Rajasthan).

Field verification and mutation.

M

Mutationदाखिल-खारिज / इंतकालBuying

Updating the revenue record to show the new owner after a sale. Called dakhil-kharij in UP and intkal in Haryana.

After registry. Until mutation, the record still shows the seller.

P

PLPAपंजाब भूमि परिरक्षण अधिनियमChecks

The Punjab Land Preservation Act, 1900, which protects notified Aravali land in Haryana. Construction on it is not allowed.

Faridabad, Gurugram and Sohna Aravali villages.

R

Registry (Sale Deed)रजिस्ट्री / बैनामाBuying

The sale deed registered at the sub-registrar's office. This is what transfers ownership.

The final step of buying, after stamp duty is paid.

S

Section 80धारा 80Permissions

The provision of the UP Revenue Code, 2006 under which agricultural land can be declared for non-agricultural use.

UP farmhouse plots - ask whether a Section 80 declaration exists for the exact khasra.

Section 90-Aधारा 90-एPermissions

The Rajasthan provision for converting agricultural land to another use.

Farm communities in Alwar and along the Delhi-Mumbai Expressway in Rajasthan.

Stamp Dutyस्टाम्प ड्यूटीCosts

The state tax paid to register a sale deed, worked out on the higher of the deal value and the circle-rate value.

Paid before registry. See our cost planner for an estimate.

Sub-Registrarउप-निबंधकBuying

The government office where sale deeds are registered and encumbrance searches are made.

Registry day.

T

Token / Bayanaटोकन / बयानाBuying

An advance paid to hold a deal. Pay it only after you have seen the records, and by bank transfer against a receipt.

The first payment in most deals.

No term matches that. Ask us on WhatsApp and we'll explain it.

Plain-English explanations, reviewed October 2026. Local usage varies - especially for bigha and biswa - so confirm sizes and terms for your plot in writing.