Shimla · Residential
Valley-view residential plot near Mashobra
₹45 lakh₹1,032/sq ft
405 sq m · ≈ 10.0 biswaMotorable road to plot
Photo: @bharathrajn89 / UnsplashHimachal Pradesh land & plots
Find your piece of the Himalayas
Residential plots, orchards and farm land across Shimla, Kullu-Manali, Dharamshala, Kasauli and more — with documents up front and straight answers on Section 118.
- 7 hill locations
- Documents before site visits
- Free to enquire
Why buy and sell with Haweli
Documents first
See the jamabandi and tatima before you travel, so your lawyer can check title early.
Section 118, explained
Plain-English guidance on permission for non-agriculturists and the 500 sq m house limit.
Local site visits
Visits and demarcation arranged with the owner, so the plot on the ground matches the map.
No pressure
No large advances before permission. Agreements stay conditional on approval.
Featured plots
Land with a view, and the paperwork to match
Plots marked Sample listing show how listings look and are not for sale. Verified listings are being added — tell us what you're looking for.
Kullu-Manali · Orchard
Apple orchard land near Naggar
₹95 lakh₹436/sq ft
2,023 sq m · ≈ 50.0 biswaJeepable track, 200 m from road
Kullu-Manali · Residential
Cottage site above Old Manali
₹60 lakh₹1,858/sq ft
300 sq m · ≈ 7.4 biswaFootpath 80 m from motorable road
Dharamshala · Residential
Dhauladhar-view plot in Sidhbari
₹38 lakh₹706/sq ft
500 sq m · ≈ 12.4 biswaPaved road frontage
Solan · Commercial
Highway-access plot near Kandaghat
₹52 lakh₹1,610/sq ft
300 sq m · ≈ 7.4 biswaFrontage on Kalka–Shimla highway service road
Kasauli · Residential
Pine-view plot in Garkhal, Kasauli
₹55 lakh₹1,277/sq ft
400 sq m · ≈ 9.9 biswaMotorable road to plot
Location guides
Where to buy land in Himachal
Access, altitude, what each area suits — and what to check before you buy.
How it works
From first enquiry to registered sale
Tell us what you need
Area, budget and purpose — a home, homestay, orchard or investment.
Get a documented shortlist
Matching plots with photos, area in biswa and sq m, and revenue records for your lawyer.
Visit and verify
Walk the plots with us and confirm boundaries through demarcation.
Permission and registry
Apply for Section 118 permission if needed, then register the sale deed.
Buyer's guide
Can outsiders buy land in Himachal?
Short answer
Yes, with State Government permission under Section 118 of the Himachal Pradesh Tenancy and Land Reforms Act, 1972. Anyone who is not an agriculturist of Himachal Pradesh needs that permission, and a house is limited to 500 square metres of land.
Our guide explains who needs permission, how to apply under Rule 38-A and what to check in the revenue records. It's general information — always take advice from a local advocate before you buy.
Read the Section 118 guideCommon questions
Can a non-Himachali buy land in Himachal Pradesh?
Not freely. Under Section 118 of the Himachal Pradesh Tenancy and Land Reforms Act, 1972, land cannot be transferred to a person who is not an agriculturist of Himachal Pradesh unless the State Government grants permission. Outsiders can apply for that permission for a stated purpose, such as building a house.
How much land can a non-agriculturist buy for a house in Himachal?
The rules set a ceiling of 500 square metres for a residential house when permission is granted under Section 118 and Rule 38-A of the HP Tenancy and Land Reforms Rules, 1975. Shops and commercial establishments have a lower limit, commonly 300 square metres. Limits can change, so confirm the current rule before applying.
What documents should I check before buying land in Himachal?
At minimum: the latest jamabandi (record of rights), tatima (field map extract), mutation (intkal) entries, khasra numbers, a non-encumbrance check, the land type and any TCP or planning-area restrictions.
What is a biswa and a bigha in Himachal Pradesh?
Himachal measures land in bigha and biswa. One bigha is 20 biswa, and in most of the state one bigha is about 809 square metres (8,712 sq ft), so one biswa is about 40.5 square metres (436 sq ft). Local usage can vary, so confirm against the revenue record.
Buying
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