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Due to the rapidly expanding expressway and highway network in Uttar Pradesh, there is a tremendous boom in the real estate market. If you are also planning to buy residential, commercial or agricultural land in Meerut, Hapur, Amroha or around the Ganga Expressway and the proposed Outer Ring Road in Western Uttar Pradesh, then this news is going to have a direct impact on your pocket. On the instructions of the Registration and Stamp Department, the district administration has prepared a detailed list of specific Khasra Numbers by conducting a fresh physical survey of agricultural and non-agricultural lands located along the Ganga Expressway, Ring Road and major link roads. The process of implementing 20 to 50 percent additional stamp duty and increased circle rates on these marked Gata and Khasra numbers has reached the final stage.
Under the Stamp Act and Uttar Pradesh Valuation Rules, whenever a new state or national highway, expressway or ring road is constructed in any area, the market value of the lands located on both its banks increases manifold. According to the rules:
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Land situated on Expressways and National Highways: Additional stamp duty up to 50 percent of the normal rates is payable on agricultural land located along the National Highway, State Highway or Ganga Expressway.
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District and Link Road: There is a provision of 30 percent additional stamp duty on land located along district roads (MDR) and 20 percent on land located on rural link roads.
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200 meter radius of population expansion: An additional 30 percent stamp duty is also charged on agricultural plots falling within a radius of 200 meters from the population limit of a village, town or city.
In this new survey conducted by the administration, hundreds of new Khasra numbers have been found which were earlier registered in the category of general agricultural land, but have now come within 200 meters of the alignment of Ganga Expressway and Ring Road or the rapidly increasing population. All such Khasra numbers are now being included in the revised list of additional stamp duty.
At the administrative level, SDMs and Tehsildars of Tehsils (Sadar, Mawana, Sardhana, Hasanpur etc.) in Meerut, Amroha and surrounding areas have got these Khasra numbers investigated through revenue inspectors and accountants:
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Daurala to Hapur Road Ring Road Corridor: There will be a huge increase in circle rate and stamp duty on Khasra numbers of villages located on both sides of the Ring Road connecting Meerut to various national highways.
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Meerut-Prayagraj Ganga Expressway Route: It is proposed to increase the circle rates of Khasra numbers adjacent to the interchange and service lane of Ganga Expressway near Bijauli, Ataula, Kharkhoda, Hapur border and Amroha border.
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Amroha-Haridwar Ganga Expressway Spur: Recently, an increase in circle rates from about Rs 28 lakh to Rs 36 lakh per hectare has been implemented in 17 to 52 villages in and around Hasanpur. Now new additional stamp rates are being implemented on other adjacent Khasra numbers also.
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Newly developed sectors along the urban border: Where unauthorized or legal colonies and warehouses are rapidly being built along the major routes leading out of the city, the classification of the lands there has been changed from agricultural to non-agricultural.
This administrative exercise will have different and major impacts on both sides:
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Registry will be expensive for buyers: If you are buying land to build a house, farmhouse or warehouse, now you will have to pay increased circle rate and additional stamp duty of 20 to 50% while getting the deed done. Due to this, the total land registry cost is sure to increase by lakhs of rupees.
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Farmers will get four times more compensation: This decision is a relief for those farmers whose lands are still under the purview of acquisition for highway expansion, link roads or industrial corridors. With the upgradation of circle rates and Khasra numbers, the amount of government land acquisition compensation given to farmers will also directly increase by 2 to 4 times.
The survey report of Khasra numbers prepared by the tehsils has been submitted to the District Magistrate and Inspector General of Registration (IG Registration) for final approval. After the completion of the objections process, these Khasra numbers will be updated in the online ‘PRERNA’ portal of the Registration Department and in the sub-registrar offices. Real estate experts believe that even before the rates are formally implemented, investors and builders are in a rush to get registered.
