Frequently asked questions

Not freely. Under Section 118 of the Himachal Pradesh Tenancy and Land Reforms Act, 1972, land cannot be transferred to a person who is not an agriculturist of Himachal Pradesh unless the State Government grants permission. Outsiders can apply for that permission for a stated purpose, such as building a house.

Section 118 bars the transfer of land in Himachal Pradesh — by sale, gift, will, exchange, lease or mortgage with possession — to a non-agriculturist, except with the permission of the State Government. It was enacted to protect agricultural land and local landholders.

Broadly, a person who personally cultivates land in Himachal Pradesh and holds agricultural land as an owner or tenant in the state's revenue records. Being a resident of Himachal is not enough on its own: a Himachali who is not an agriculturist also needs Section 118 permission.

The rules set a ceiling of 500 square metres for a residential house when permission is granted under Section 118 and Rule 38-A of the HP Tenancy and Land Reforms Rules, 1975. Shops and commercial establishments have a lower limit, commonly 300 square metres. Limits can change, so confirm the current rule before applying.

You apply to the Collector (Deputy Commissioner) of the district where the land is, under Rule 38-A, stating the purpose, the land details from the revenue records and your own details. The application goes through the district administration to the State Government, which decides it.

Permission is granted for a specific purpose and must be put to that use within the time allowed in the permission, which can be extended on application. If the land is used for another purpose or left unused beyond the allowed time, it can vest in the State Government.

Rules for apartments have been under review, including proposals to exempt completed flats in RERA-registered projects. Treat any such exemption as unconfirmed until you see it in the current notified rules, and get legal advice before booking.

We strongly recommend one. A local advocate can check the jamabandi, tatima and mutation history, confirm land type and planning-area rules, and handle the Section 118 application. Haweli shares information, not legal advice.

Haweli connects buyers and sellers of plots across Himachal Pradesh. We list land, arrange site visits, help collect revenue documents and point buyers to Section 118 and legal steps.

Listings marked 'Sample' are illustrations only. For real listings we collect the owner's revenue documents before publishing, but every buyer should still run an independent title check through a lawyer.

Fill in the Sell your plot form with the location, area, land type and asking price. We review it, ask for the jamabandi and tatima, and contact you to arrange photos and a listing.

At minimum: the latest jamabandi (record of rights), tatima (field map extract), mutation (intkal) entries, khasra numbers, a non-encumbrance check, the land type and any TCP or planning-area restrictions.

Himachal measures land in bigha and biswa. One bigha is 20 biswa, and in most of the state one bigha is about 809 square metres (8,712 sq ft), so one biswa is about 40.5 square metres (436 sq ft). Local usage can vary, so confirm against the revenue record.

Fees depend on the deal and are agreed in writing before any paid service starts. Ask us on WhatsApp or through the contact form.