Khiharan circle rate: land, plot and commercial rates
खिहारन
For registry purposes, land in Khiharan (खिहारन) in Milkipur tehsil is valued from ₹14,000 per sq m. That is the floor; the actual sale price can be higher, but stamp duty is never charged on less.
MilkipurRuralSerial 61 · V-code 1061
Circle rates
It is classed as rural (ग्रामीण), a revenue village outside town limits where most land changing hands is still agricultural. Plots are valued on the non-agricultural rate only once the land is used or recorded as non-agricultural.
Road width matters here. A plot on a road 9 to 18 metres wide is valued at ₹18,000 per sq m, and one on a road wider than 18 metres at ₹20,000, 43% above the narrow-road rate.
That is 56% above the median for Milkipur tehsil (₹9,000), ranked 2 of 280 for the base plot rate, where rates run from ₹6,000 to ₹15,000.
Land · per sq m
| Under 9 m | ₹14,000 |
|---|---|
| 9–18 m | ₹18,000 |
| 18 m and over | ₹20,000 |
Commercial · per sq m
| Shop | ₹46,000 |
|---|---|
| Office | ₹44,000 |
| Godown | ₹42,000 |
Agricultural · ₹ lakh / hectare
| National highway | 140 |
|---|---|
| State or district road | 93 |
| Link road | 83 |
| Chakmarg | 78 |
| Adjoining abadi | 105 |
| General | 45 |
General ≈ ₹450 per sq m ≈ ₹11,38,178 per bigha
Shops in Khiharan are valued at ₹46,000 per sq m of carpet area, offices at ₹44,000 and godowns at ₹42,000. These apply to commercial property other than a standalone single shop.
Agricultural land in Khiharan is valued at ₹45 lakh per hectare for general farmland (about ₹18.2 lakh per acre), ₹105 lakh per hectare where it adjoins the abadi (inhabited area), and up to ₹140 lakh per hectare where it fronts a national, state or district road. The general farmland rate is 32% above the Milkipur median of ₹34 lakh per hectare.
IGRSUP list, Sub-Registrar, Milkipur, effective 7 Jun 2025, printed page 47
What this means for a plot
| Plot size | Under 9 m | 18 m and over |
|---|---|---|
| 100 gaj (83.6 sq m) plot | ₹11.7 lakh | ₹16.7 lakh |
| 1,000 sq ft (92.9 sq m) plot | ₹13 lakh | ₹18.6 lakh |
| 2,000 sq ft (185.8 sq m) plot | ₹26 lakh | ₹37.2 lakh |
Circle value only, on a road under 9 m and on a road over 18 m. Stamp duty and registration are charged on this value or the sale price, whichever is higher; the calculator on this page works them out.
Road stretches through this village
2 main-road stretches in the list pass through Khiharan. Plots fronting them are valued at up to ₹24,000 per sq m for land and ₹55,000 for shops, instead of the village rate.
| Road stretch | Land | Shop |
|---|---|---|
| 6. अयोध्या से रायबरेली मार्ग पर देवरिया (बारून बाजार) में तमसा पुल से राजकीय पशुचिकित्सालय तक | ₹24,000 | ₹55,000 |
| 7. अयोध्या से रायबरेली मार्ग पर इरशाद ट्रेडर्स (चमनगंज बाजार ) से बैंक आफ बडौदा चमनगंज तक | ₹24,000 | ₹55,000 |
What this means for a plot
A 1,000 sq ft plot fronting a road under 9 m, at this village's rate.
- Circle value
- ₹13,00,643
- Stamp duty, male buyer
- ₹91,045
- Stamp duty, female buyer
- ₹78,039
Estimate only. The sub-registrar's valuation is final.
Rules that apply here
- Farmland within 200 metres of residential or commercial activity is valued 30% higher (instruction 22). Road-stretch rates never apply to agricultural land (instruction 24).
- For a non-agricultural plot larger than 1,000 sq m, the area above 1,000 sq m is valued at 75% of the rate (instruction 26).
Stamp duty estimate
- Base value
- ₹13,00,643
- Circle value
- ₹13,00,643
- Stamp duty (7%)
- ₹91,045
- Registration fee (1%)
- ₹13,006
- Total payable at registry
- ₹1,04,051
- No percentage adjustment applied.
Estimate only. The sub-registrar's valuation is final.
Questions people ask
- What is the circle rate in Khiharan, Ayodhya?
- For non-agricultural land, ₹14,000 per sq m on a road under 9 m, ₹18,000 on a 9 to 18 m road and ₹20,000 on a road over 18 m. These rates took effect on 7 June 2025.
- What is the value of a 100 gaj plot in Khiharan at circle rate?
- About ₹11.7 lakh on a road under 9 m and ₹16.7 lakh on a road over 18 m. Stamp duty is calculated on this or the agreed price, whichever is higher.
- Which tehsil is Khiharan in?
- Milkipur tehsil, Ayodhya district. Registry is done at the Milkipur sub-registrar office.
- What is the rate of agricultural land in Khiharan?
- ₹45 lakh per hectare for general farmland, about ₹18.2 lakh per acre. Land adjoining the abadi or a main road is valued higher.
- What is the commercial circle rate in Khiharan?
- ₹46,000 per sq m for shops, ₹44,000 for offices and ₹42,000 for godowns, measured on carpet area.
Compared with the tehsil
Khiharan's base rate is ₹14,000 per sq m. The Milkipur tehsil median is ₹9,000 — this village is 56% above the tehsil median.
Villages at a similar rate
- Amawachhitan₹14,000
- Akma₹14,000
- Inayatnagar₹14,000
- Kuchera₹14,000
- Karamdanda(Chamanganj)₹14,000
- Devriya(Barun)₹14,000
Source: IGRSUP मूल्यांकन सूची, Ayodhya district, effective 2025-06-07 (Collector order 2025-06-06) · effective · Page updated
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