Who can buy agricultural land in the hills

Karnataka relaxed its rules; Himachal Pradesh and Uttarakhand still restrict outsiders. A plain-language overview.

Karnataka (Coorg, Chikmagalur)

Karnataka amended the Land Reforms Act in 2020 and again since, removing the old income ceiling and the requirement that a buyer already be an agriculturist. In practice most buyers can now purchase agricultural and plantation land, subject to the ceiling on total holding and to plantation-specific approvals.

Sections 79A/79B, which once blocked non-agriculturists and high-income buyers, are largely gone — but paperwork and local practice still vary, so get a local advocate to confirm for your specific parcel.

Himachal Pradesh (Kasauli, Shimla, Kasol)

Section 118 of the HP Tenancy and Land Reforms Act bars a non-agriculturist and a person who is not a Himachali bona-fide resident from buying agricultural land without prior permission of the state government. Permissions for a house on a small plot are sometimes granted but are slow and discretionary.

Many hill properties marketed to outside buyers in HP are on already-converted or "abadi" land, or are structured as long leases. Understand exactly what you are buying.

Uttarakhand (Mussoorie, Nainital)

Uttarakhand caps how much land a person from outside the state can buy (the limit has been tightened repeatedly) and requires permission above it. Agricultural land purchases by outsiders are heavily restricted.

Tamil Nadu & Kerala (Ooty, Kodaikanal, Munnar, Wayanad)

No domicile restriction on buying, but hill areas carry their own layers: Nilgiris and the Western Ghats have eco-sensitive-zone rules, and parts of Kerala restrict transactions in ecologically fragile land. Forest and revenue boundaries in these districts are often disputed — a survey is essential.

This guide is general information, current as of September 2026. Land law in India varies by state and changes often — always confirm your specific parcel with a local advocate.