Niyanwa circle rate: land, plot and commercial rates
नियांवा
Niyanwa (नियांवा) is in Sadar tehsil of Ayodhya district. The government circle rate for a plot here starts at ₹11,400 per sq m on a road under 9 metres wide.
Sadarहवेली अवधUrbanSerial 256
Circle rates
It is classed as urban (नगरीय) land, meaning it falls inside municipal limits. The list sets land and commercial rates here but no agricultural rates, because farmland is not expected inside the city.
Road width matters here. A plot on a road 9 to 18 metres wide is valued at ₹12,900 per sq m, and one on a road wider than 18 metres at ₹14,400, 26% above the narrow-road rate.
That is 34% above the median for Sadar tehsil (₹8,500), ranked 93 of 554 for the base plot rate, where rates run from ₹1,800 to ₹72,800.
Land · per sq m
| Under 9 m | ₹11,400 |
|---|---|
| 9–18 m | ₹12,900 |
| 18 m and over | ₹14,400 |
Commercial · per sq m
| Shop | ₹52,200 |
|---|---|
| Office | ₹48,200 |
| Godown | ₹44,100 |
Agricultural · ₹ lakh / hectare
| National highway | 436 |
|---|---|
| State or district road | 363 |
| Link road | 318 |
| Chakmarg | 312 |
| Adjoining abadi | 436 |
| General | 195 |
General ≈ ₹1,950 per sq m ≈ ₹49,32,106 per bigha
Shops in Niyanwa are valued at ₹52,200 per sq m of carpet area, offices at ₹48,200 and godowns at ₹44,100. These apply to commercial property other than a standalone single shop.
Agricultural land in Niyanwa is valued at ₹195 lakh per hectare for general farmland (about ₹78.9 lakh per acre), ₹436 lakh per hectare where it adjoins the abadi (inhabited area), and up to ₹436 lakh per hectare where it fronts a national, state or district road. The general farmland rate is 550% above the Sadar median of ₹30 lakh per hectare.
IGRSUP list, Sub-Registrar, Sadar, effective 7 Jun 2025, printed page 091
What this means for a plot
| Plot size | Under 9 m | 18 m and over |
|---|---|---|
| 100 gaj (83.6 sq m) plot | ₹9.5 lakh | ₹12 lakh |
| 1,000 sq ft (92.9 sq m) plot | ₹10.6 lakh | ₹13.4 lakh |
| 2,000 sq ft (185.8 sq m) plot | ₹21.2 lakh | ₹26.8 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
1 main-road stretch in the list passes through Niyanwa. Plots fronting it are valued at up to ₹15,400 per sq m for land and ₹53,200 for shops, instead of the village rate.
| Road stretch | Land | Shop |
|---|---|---|
| 39. रिकाबगंज रोड पर हनुमान गढी के सामने आर्यकन्या स्कूल होते हुए नियांवा चौराहा तक | ₹15,400 | ₹53,200 |
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
- ₹10,59,095
- Stamp duty, male buyer
- ₹74,137
- Stamp duty, female buyer
- ₹63,546
Estimate only. The sub-registrar's valuation is final.
Rules that apply here
- Agricultural plots up to 0.100 hectare that do not adjoin the abadi or a road are valued at double the agricultural rate, and 0.100 to 0.200 hectare at 1.6 times (instruction 18).
- 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
- ₹10,59,095
- Circle value
- ₹10,59,095
- Stamp duty (7%)
- ₹74,137
- Registration fee (1%)
- ₹10,591
- Total payable at registry
- ₹84,728
- No percentage adjustment applied.
Estimate only. The sub-registrar's valuation is final.
Questions people ask
- What is the circle rate in Niyanwa, Ayodhya?
- For non-agricultural land, ₹11,400 per sq m on a road under 9 m, ₹12,900 on a 9 to 18 m road and ₹14,400 on a road over 18 m. These rates took effect on 7 June 2025.
- What is the value of a 100 gaj plot in Niyanwa at circle rate?
- About ₹9.5 lakh on a road under 9 m and ₹12 lakh on a road over 18 m. Stamp duty is calculated on this or the agreed price, whichever is higher.
- Which tehsil is Niyanwa in?
- Sadar tehsil, Ayodhya district. Registry is done at the Sadar sub-registrar office.
- What is the rate of agricultural land in Niyanwa?
- ₹195 lakh per hectare for general farmland, about ₹78.9 lakh per acre. Land adjoining the abadi or a main road is valued higher.
- What is the commercial circle rate in Niyanwa?
- ₹52,200 per sq m for shops, ₹48,200 for offices and ₹44,100 for godowns, measured on carpet area.
Compared with the tehsil
Niyanwa's base rate is ₹11,400 per sq m. The Sadar tehsil median is ₹8,500 — this village is 34% above the tehsil median.
Villages at a similar rate
- Rishi Tola₹11,400
- Kandhari Bajar Mohalla₹11,400
- Kurmitola₹11,400
- Kewathiya A0yojna(Vi0pra0)₹11,400
- Khudaganj₹11,400
- Ganeshganj Makabra₹11,400
Source: IGRSUP मूल्यांकन सूची, Ayodhya district, effective 2025-06-07 (Collector order 2025-06-06) · effective · Page updated
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