India Real Estate Dictionary

A

1 terms

Amritsar-Kolkata Industrial Corridor (AKIC)

General & Places

Also called: AKIC

A planned industrial corridor along the eastern Dedicated Freight Corridor linking Punjab and West Bengal through Haryana, Uttar Pradesh, Bihar and Jharkhand, with influence areas that also take in Uttarakhand and the Baddi-Barotiwala-Nalagarh belt in Himachal Pradesh. Nodes proposed in various states aim at manufacturing and logistics, with progress differing by location.

Example & agent tip

Example: A Patiala-based trader hears of an AKIC node in the area and asks the state industries department what is actually notified.

Agent tip: Corridor announcements often come before land acquisition. Check official notifications before acting on a rumour.

B

6 terms

Banjar Land

Land Records

Also called: Banjar Jadid, Banjar Qadim, Barren Land

Uncultivated land in the revenue records of north India, divided into banjar jadid (fallow for a few years, though cultivable) and banjar qadim (fallow for a long time). Both classes are different from land under regular cultivation.

Example & agent tip

Example: A buyer in Ambala finds a 5-acre plot listed as banjar qadim and learns that such land is treated as agricultural for the purpose of conversion.

Agent tip: Banjar status does not mean the land is free for development. The same agricultural rules, CLU and master plan checks still apply.

Bayana

General & Places

Also called: Bayana Amount, Advance

A Hindi word for the advance paid by a buyer when agreeing to buy a property. It is normally a part of the sale price and is given with a written receipt or agreement, and may be forfeited if the buyer backs out.

Example & agent tip

Example: A buyer pays ₹5 lakh as bayana and gets a receipt stating the balance payment date.

Agent tip: Always issue a written receipt stating the property, amount, balance and last date.

Bhoodan Land

Land Records

Also called: Bhudan Land, Bhoodan Yajna Land

Land donated for the landless during the Bhoodan movement of the 1950s and later. State Bhoodan laws normally restrict its sale or transfer, and unallotted donated land stays under a Bhoodan board.

Example & agent tip

Example: In Jharkhand, a seller offers a 2-acre field once donated under the Bhoodan movement. The record shows it was allotted to a landless family with a bar on sale.

Agent tip: If the revenue record mentions Bhoodan, do not accept a private deed alone. Get the allotment order and the state's transfer rules checked.

Bhulekh

Land Records

A common name for state online land record portals, such as Bhulekh in Uttar Pradesh and Odisha, and Mahabhulekh in Maharashtra.

Example & agent tip

Example: A buyer in Lucknow downloads the khatauni from the state's Bhulekh portal.

Agent tip: Use the official portal. Third-party sites may show outdated data.

Related: Revenue Record Khatauni

Bhumidhar

Land Records

Also called: Bhumidhari, Bhumidhar with Transferable Rights

A land-holder category in Uttar Pradesh and Uttarakhand in the zamindari abolition law. Bhumidhars hold land directly from the state, with rights that were either freely transferable or restricted, depending on the sub-class.

Example & agent tip

Example: A buyer in Meerut finds the seller listed as a bhumidhar with non-transferable rights. The revenue code generally bars a sale of such land, so the buyer drops the deal and checks whether the status has changed.

Agent tip: In UP, check the category in the khatauni before agreeing to buy. It decides whether and how the land can be sold.

Biswansi

Measurement

A small traditional land unit used in northern India, one-twentieth of a biswa. It appears in revenue records of Uttar Pradesh and Punjab, where land is recorded in bighas, biswas and biswansis.

Example & agent tip

Example: A khatauni in western Uttar Pradesh recorded a family's share as a few bigha, some biswa and a few biswansi.

Agent tip: Sizes of bigha, biswa and biswansi differ by state. Check the local conversion in the revenue office.

Related: Biswa Bigha Khatauni

C

1 terms

Consolidation of Holdings

Land Records

Also called: Chakbandi, Chakbandi Records

A government programme that swaps scattered small plots of a farmer to give one or a few compact fields. It is done village by village, with a new map and record, and it is known as chakbandi in north India.

Example & agent tip

Example: After consolidation in a village near Muzaffarnagar, a farmer's four scattered plots become a single block with a new khasra number. Old sale deeds still mention the old numbers.

Agent tip: In a consolidated village, match the old and new numbers through the consolidation records before checking title.

D

1 terms

Dakhil Kharij

Land Records

The term for mutation in Uttar Pradesh, Bihar and Jharkhand: addition of the new owner's name and removal of the previous owner's name in the land records.

Example & agent tip

Example: A buyer in Patna applies for dakhil kharij after registration to update the land record.

Agent tip: Include dakhil kharij in the post-registration checklist for clients in these states.

Related: Mutation Khatauni

E

1 terms

Evacuee Property

Land Records

Also called: Evacuee Land, Displaced Persons Property

Property in India left behind by people who migrated to Pakistan around Partition and then managed by the Custodian under special laws. Some of it was allotted to displaced persons, and title issues can still be seen in old cases.

Example & agent tip

Example: A shop in an old Amritsar market is described as allotted evacuee property. The buyer asks for the allotment and the sale-certificate trail.

Agent tip: For old city properties in the north, check how the first allottee obtained title. Missing sale certificates cause trouble in resale.

G

3 terms

Gata Number

Land Records

The number of a land parcel in Uttar Pradesh revenue records. A khata groups the gatas held by the same holder.

Example & agent tip

Example: A deed gives "Khata 218, Gata 340". The same numbers should appear in the khatauni.

Agent tip: Always check gata and khata together.

Related: Khatauni Survey Number

Ghaziabad

General & Places

An industrial and residential city in western Uttar Pradesh on the eastern edge of Delhi, within the NCR. Property talk here usually covers Indirapuram, Raj Nagar Extension, Vaishali and areas along the Delhi-Meerut RRTS corridor.

Example & agent tip

Example: Sunita works in Delhi and compares flats in Ghaziabad near a metro station against similar flats farther away, checking commute times by train.

Agent tip: Within Ghaziabad the approving body differs by locality (development authority or private colony rules). Verify the authority and RERA registration for the specific project.

Greater Noida West

General & Places

Also called: Noida Extension

A large residential belt in Gautam Buddh Nagar, Uttar Pradesh, west of Greater Noida and part of the NCR. It is known for many high-rise group housing projects and is officially described by the Greater Noida authority's sectors and villages, not by a single master-planned name.

Example & agent tip

Example: Rohit, an IT employee in Ghaziabad, shortlists a few towers in Greater Noida West and asks each promoter for the UP-RERA number and the authority's approved layout.

Agent tip: The area is dense with projects of very different delivery records, so compare possession history, not just brochures. Confirm which authority's plan covers the exact land.

H

1 terms

Haveli

General & Places

A traditional large mansion with courtyards, found in Rajasthan, Punjab, Gujarat and Uttar Pradesh, often with decorated facades. Many are old, with joint family ownership, heritage rules or poor repair, so legal and structural checks matter.

Example & agent tip

Example: A buyer wants to convert an old haveli in Jaipur into a boutique hotel after checking heritage limits.

Agent tip: Verify ownership shares of all family members and heritage restrictions before negotiating.

K

3 terms

Kabza

General & Places

Also called: Qabza

The Hindi and Urdu word for possession or control of property. In deals it means who is physically holding the property. Sellers should deliver clear kabza, and buyers should ask who occupies it.

Example & agent tip

Example: A buyer pays an advance but finds the plot is occupied by a relative of the seller who refuses to leave.

Agent tip: Visit the property and ask who holds kabza before paying large sums. Mention it in the agreement.

Khasra Number

Land Records

The number of an individual field or land parcel in the village map and revenue records of states such as Punjab, Haryana, Uttar Pradesh, Madhya Pradesh and Rajasthan.

Example & agent tip

Example: A farm sale lists khasra numbers 24, 25 and 26. The buyer checks each against the village map.

Agent tip: Match each khasra number with the map and the Jamabandi. Missing numbers may mean part of the land is not covered.

Related: Jamabandi Survey Number Shajra

Khatauni

Land Records

A revenue record in Uttar Pradesh and some other states that shows holdings and the cultivators or owners of each plot, with the khata and gata numbers.

Example & agent tip

Example: A UP buyer reads the khatauni to see who is recorded as the holder of a gata number.

Agent tip: Compare the khatauni with the sale deed. The names and area should be the same.

L

1 terms

Lucknow Development Authority (LDA)

Authorities

The authority that plans and develops Lucknow, including approval of layouts and building plans.

Example & agent tip

Example: A buyer in Lucknow checks LDA approval for a plotted colony.

Agent tip: Check the layout approval and the sanctioned map.

N

3 terms

Nazul Land

Land Records

Also called: Nazool Land, Nazul

Government-owned urban land that is not managed as revenue land, often leased out in the past to private people or bodies for a fixed term. Several cities have rules for renewal or conversion to freehold.

Example & agent tip

Example: A flat in an older locality of Prayagraj stands on nazul land with a lease that expired. The buyer needs to know whether the lease has been renewed.

Agent tip: For nazul land, ask for the lease deed, the renewal order and any pending dues. Banks often avoid expired-lease properties.

NCR (National Capital Region)

General & Places

The region around Delhi, covering parts of Haryana, Uttar Pradesh and Rajasthan, planned by the National Capital Region Planning Board. It includes Gurugram, Noida, Ghaziabad and Faridabad.

Example & agent tip

Example: A buyer compares flats in Noida (UP) and Gurugram (Haryana), which have different RERA authorities.

Agent tip: Each NCR state has its own rules. Always state which one applies.

Related: Gurugram NOIDA HRERA UP-RERA

NOIDA

Authorities

The New Okhla Industrial Development Authority, which plans and develops the city of Noida in Uttar Pradesh. Greater Noida and Yamuna Expressway areas have their own authorities.

Example & agent tip

Example: A Noida plot buyer pays the authority's transfer charges when reselling.

Agent tip: Authority dues and transfer charges decide resale cost in Noida.

Related: Development Authority UP-RERA

R

1 terms

Registry

General & Places

Also called: Registree

Everyday north Indian word for registering a sale deed at the sub-registrar office. People say "registry ho gayi" to mean ownership has been transferred and registered. It is also used for the registered deed itself.

Example & agent tip

Example: A buyer in Zirakpur says the registry is fixed for Friday at the sub-registrar office.

Agent tip: Explain that registry is different from mutation. Buyers must also get the land records updated.

S

1 terms

Shajra

Land Records

A revenue sketch. Shajra Nasab is a family tree used to show legal heirs for mutation, and Shajra Kishtwar is the field map of a village showing parcels.

Example & agent tip

Example: To mutate inherited land, heirs submit a shajra nasab listing all legal heirs.

Agent tip: Ask for the family tree when title comes by inheritance, and see that every heir signs.

U

1 terms

UP-RERA

Authorities

The Uttar Pradesh Real Estate Regulatory Authority, the regulator for projects and agents in Uttar Pradesh, including Noida, Greater Noida, Lucknow and Ghaziabad.

Example & agent tip

Example: A buyer in Greater Noida checks the project number on the UP-RERA portal.

Agent tip: Uttar Pradesh has additional requirements for agents. Read our state guide.

Related: RERA Authority NOIDA

How to become a RERA agent in Uttar Pradesh →

Y

1 terms

Yamuna Expressway

General & Places

A long access-controlled expressway from Greater Noida towards Agra, whose surrounding land is managed by the Yamuna Expressway Industrial Development Authority (YEIDA). It is associated with plotted schemes, institutional sites and the airport-led development near Jewar.

Example & agent tip

Example: An investor in Meerut considers a YEIDA residential plot and checks the authority's allotment rules before paying.

Agent tip: YEIDA plots are allotted under the authority's own schemes, so rules on transfer and construction deadlines are scheme-specific. Read the brochure terms and lease conditions.

Z

1 terms

Zamindari Abolition

Land Records

Also called: Zamindari Abolition Act, Zamindari Uninmulan

The post-Independence land reform under which intermediaries who collected rent from cultivators were removed, and the cultivators became direct holders from the state. State laws, passed mostly in the 1950s, created holder categories such as bhumidhar and raiyat.

Example & agent tip

Example: A property in Bihar goes back to a former zamindari estate. The buyer's lawyer traces whether the estate's vesting in the state is reflected in the later khatian.

Agent tip: For old family or estate land, trace the chain to the vesting date, then to a settlement or allotment. It can reveal whether the seller has a valid root.

Amritsar-Kolkata Industrial Corridor (AKIC)

Banjar Land

Bayana

Bhoodan Land

Bhulekh

Bhumidhar

Biswansi

Consolidation of Holdings

Dakhil Kharij

Evacuee Property

Gata Number

Ghaziabad

Greater Noida West

Haveli

Kabza

Khasra Number

Khatauni

Lucknow Development Authority (LDA)

Nazul Land

NCR (National Capital Region)

NOIDA

Registry

Shajra

UP-RERA

Yamuna Expressway

Zamindari Abolition

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