12 years
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Vichitra Mani Pandey विचित्र मणि पांडेय
Ayodhya native
12 years in Awadh land · all three cities · fees in writing
We have started a project page for the next phase of Maharishi Valmiki International Airport. Every notice, approval and tender will be logged there with a date and a link to the original document.
One page per locality, the same fields everywhere: circle rate, asking range, land use, distances, projects.
अयोध्या
Ayodhya's land market has been repriced twice since 2019: first by the Supreme Court verdict, then by the temple opening, the airport and the station redevelopment. Plots along the main roads into the city now trade at several times their 2019 levels, while interior villages a few kilometres off the highway still sit close to circle rate. The gap between those two is where most buyers either find value or get burned.
लखनऊ
Lucknow's land market runs on three corridors: Sultanpur Road and Shaheed Path to the south-east where the townships and the outer ring road are, Kanpur Road towards the airport, and Sitapur and Kursi Road to the north. Prices inside the ring road are set by LDA and Awas Vikas schemes; outside it, by how close a plot sits to an expressway junction.
गोरखपुर
Gorakhpur's demand is anchored by three institutions: AIIMS on the Kunraghat side, the HURL fertilizer plant to the north and GIDA's industrial estate towards Sahjanwa. The Gorakhpur Link Expressway and the airport have pulled buyers to the east and south-east; the old city and Medical College Road hold the commercial premium.
Especially buyers from outside UP. The rate quoted is a hoarding price, the plot is still agricultural in the khatauni, and nobody says so until the token is paid. This site exists so the numbers come first.
Every rate, distance and project on the site has a source and a date. If we cannot source it, it does not go up.
Hindi and English, written separately. No jargon, no pressure, no listing pushed at you.
Native to the region and on the ground every week. We walk the plot with you, or on video if you are abroad.
Pick the closest. Each one opens the guide written for it.
What you can legally buy, how to pay, and how to finish the registry without flying in for every step.
Open the guide →Where a first plot makes sense at each budget, and what to check before the token amount.
Open the guide →What is actually available on the approach roads, what land use allows, and what is already acquired.
Open the guide →Localities where that budget buys a plot close to circle rate rather than a hoarding price.
Open the guide →Section 80 conversion in UP: who can apply, what it costs, and how long it takes.
Open the guide →Start with the safety checklist and a 15-minute call. No pressure, no listings pushed at you.
Open the guide →No listings pushed at you, no site visit before the papers are checked.
WhatsApp or phone. You say what you want and your budget; we say what is realistic.
Rates, distances and what to check for each plot, in writing, before you spend a rupee.
In person, or on video for NRIs. Khatauni and land-use checks are done before you travel.
Paperwork through the sub-registrar and the revenue record, with the fee agreed in writing up front.
Brokerage is disclosed in writing before any visit.
No signup. Everything runs in your browser from the same data as the pages.
Circle value, stamp duty, registration fee and total for a UP land purchase.
Try it →Type a locality, get its current rates and the effective date.
Try it →Every check with an explanation. Print it or save it as a PDF.
Try it →Compare a plot against FD returns over 5 or 10 years with your own growth assumption.
Try it →A seller who objects to any of these is telling you something.
The seller's name must be on the current khatauni, not a relative's or a company's.
No loan, lien or pending case against the plot in the sub-registrar's records.
The last sale must already be mutated in the revenue record, or you inherit the gap.
A plot sold as residential can still be agricultural or green belt in the master plan.
Some land cannot be sold at all. Check the category in the khatauni before anything else.
A plotted development above the size threshold needs UP RERA registration. Ask for the number.
Thirty checks in five stages, from identifying the khasra to the mutation after registry, for land or a plot in Ayodhya, Lucknow or Gorakhpur. Free to use, with a printable copy.
· 1 min read
How agricultural land in Uttar Pradesh is declared for non-agricultural use under Section 80 of the UP Revenue Code: who can apply, where, what it costs, how long it takes, and what the development authority still controls afterwards.
· 3 min read
How the three land markets of Awadh differ in what drives price, what a fixed budget buys, how liquid a plot is when you sell, and which buyer each city suits.
· 4 min read
The order of work for a first plot in Ayodhya, from picking a locality and reading the circle rate to the token, the checks, the registry and the mutation.
· 4 min read
A real person replies on WhatsApp within the hour, Mon–Sat 9a–7p IST. From India or abroad.
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