Bihar Land Conversion Repealed: Building on Farmland in Patna (2026)

Building a house on farmland in Patna: what you need now

Bought 4 kattha towards Bihta or Naubatpur, recorded as farmland? Before 2026 you'd hear "get it converted first, 10% of market value." That is gone. What matters now:

1. Is the land in the Patna Planning Area? The Patna Master Plan 2031 covers 1,167.04 sq km: 575 revenue villages in 13 blocks, including Bihta, Danapur, Phulwari, Punpun, Naubatpur, Maner, Fatuha and Sampatchak. Land use there follows the master plan. Until zonal plans are made, no change of land use is permitted (report, page 150).
2. Which zone? A residential zone is straightforward; others have strict limits (table below). Find yours: Patna Master Plan 2031 explained.
3. Building plan approval: the municipal body or planning authority approves the map under the building byelaws. The draft Bihar Building Byelaws 2026 also tie land use to master plan zones, not to a revenue conversion certificate. The draft isn't final yet.
4. Patliputra Satellite Township: its villages have a separate construction ban: registry open, construction barred.

So the repeal does not mean "build anywhere." With the SDO check gone, checking the zone before you buy matters more. More: building in Patna's green belt.

What is a Conversion Deed and what does it cost?

Since 15 September 2026, the owner of farmland changes its classification to commercial by a registered Conversion Deed. It costs:

Worked example (made-up rates): commercial MVR ₹5 lakh per decimal, agricultural MVR ₹1 lakh per decimal, land 10 decimal (about 3.2 kattha). The difference is (5 − 1) × 10 = ₹40 lakh. Stamp duty ₹2,80,000, fee ₹80,000, total ₹3,60,000. Get your mauza's actual MVR from the sub-registry office or e-Nibandhan.

And for a house? The notifications up to 18 October 2026 define a Conversion Deed only for agricultural to commercial. They set no separate document or fee for residential use. We will update this if a new order comes.

Source: Registration (Bihar Amendment) Act 2026 and the 23 September 2026 notifications (full list at the bottom).

Declare the land category correctly

Registry costs are charged on the MVR, and each land category has its own MVR. A June 2026 amendment made the categories uniform across Bihar (list in the collapsed box below). It also raised MVR once: 1.6 times in rural areas, 2 times in urban and peripheral areas. After that it rises 5% every financial year. Full costs: registry charges in Patna.

A wrong category is risky. Under the August 2026 stamp amendment, a deed with a wrong-looking classification, location or structure goes to the Collector/AIG. The Collector can reopen a deed within 4 years (earlier 2). Deliberate misstatement draws a penalty of 100% of the deficit duty. Calling land with a house on it "farmland" can cost far more later.

Pending application or old certificate: what now?

SDO and CO contacts: Patna Circle Officer list.

What should you do? (our advice)

• Don't pay anyone to "get the conversion done". The process no longer exists; such a demand is a red flag (land fraud in Patna).
• Before buying farmland, check the jamabandi and khatiyan (how), the master plan zone, the MVR category, a public road to the plot, and monsoon flooding near the Punpun, Sone and Ganga.
• Price the plot by its zone. Don't pay residential prices for urban agriculture or conservation land.
• Planning a shop? Ask for the commercial and agricultural MVR before you buy; 9% of the gap goes into the Conversion Deed.
• Have an old conversion certificate? Keep it safe; it helps when you sell.
• Full checklist: buying a plot in Patna.

Land conversion in Bihar: FAQs

1. Why was the land conversion law repealed?

   The ordinance says the Act was not bringing in the expected revenue. It was also getting in the way of "Ease of Doing Business", "Ease of Living" and faster industrialisation.

2. The Bihar Bhumi FAQ still explains conversion. Does it apply?

   No. The old FAQ page was still online on 18 October 2026 and still describes the old process. The department's notice on landconversion.bihar.gov.in says the portal is permanently closed and takes no new applications, payments or documents.

3. Was conversion ever needed inside Patna Municipal Corporation?

   No. The 2010 Act never extended to municipal areas under the Bihar Municipal Act, 2007, or to cantonments. Inside the city, building plan and master plan rules applied then and still apply.

4. Is there a faster route for a business or factory?

   Yes, for enterprises. Under the Bihar Ease of Doing Business Act, 2026, once a proposal gets a Certificate of In-Principle Approval from the District Empowered Committee, the land's change to non-agricultural use is deemed from that date, on paying the prescribed fee. The same Act provides third-party certification of building plans for enterprises' residential buildings up to 24 m. This route is not for an ordinary plot buyer.