By S&S Co. Advocates & Solicitors · Published 30 September 2026 · Informational content, not legal advice: see our disclaimer
Why the Rules Differ So Sharply by State
Land is a State subject under the Constitution, and each state has its own tenancy and land-reform legislation governing who may acquire agricultural land. As a result, there is no single, uniform rule across India on whether a non-agriculturist can buy agricultural land: a transaction that is routine in one state can be entirely barred, or require a special exemption, in a neighbouring one. Anyone planning to acquire agricultural land outside their home state in particular needs to check the specific state's current legislation rather than assuming the rules they are familiar with elsewhere will apply.
Maharashtra: Purchase Generally Restricted to Agriculturists
Under the Maharashtra Tenancy and Agricultural Lands Act, 1948, agricultural land can generally only be purchased by a person who qualifies as an "agriculturist" under the Act. Notably, a prospective buyer who already holds agricultural land anywhere in India, not only within Maharashtra, can qualify as an agriculturist for this purpose, which gives some non-resident buyers a route to purchase that is not available to someone with no agricultural landholding at all. The Act does recognise limited exceptions and permissions beyond this general route, but the default position remains restrictive for a buyer with no agricultural background.
Karnataka: Opened Up by the 2020 Amendment
Karnataka's position changed significantly in 2020, when an amendment repealed Sections 79A, 79B and 79C of the Karnataka Land Reforms Act, which had previously barred purchase by non-agriculturists and capped eligibility based on non-farm income. Following the amendment, non-agriculturists and companies can purchase agricultural land in Karnataka, though the state's land ceiling limits continue to cap the total extent any single buyer can hold, so the amendment opened eligibility to buy without removing the separate quantity restriction.
Telangana: No Agriculturist Certificate Required
Telangana permits any Indian citizen to purchase agricultural land without needing to produce an agriculturist certificate or satisfy an income-based test, making it one of the more straightforward states for a non-farmer buyer. The family land ceiling under the applicable Telangana legislation still applies and caps the total agricultural landholding a family can accumulate, regardless of whether the family has an agricultural background.
Land Ceiling Limits Apply Regardless of Agriculturist Status
Even in a state that permits non-agriculturists to purchase freely, state Land Ceiling Acts continue to cap the total extent of agricultural land any single person or family can hold. This ceiling operates independently of whether the buyer is an agriculturist, so a buyer should check the applicable ceiling limit for the specific state and category of land, in addition to confirming eligibility to purchase at all, before structuring any sizeable acquisition.
Practical Due Diligence Before Structuring a Purchase
Because this is a fast-moving area of state legislation, with amendments like Karnataka's 2020 reform capable of substantially changing the eligibility landscape, a prospective buyer or investor should verify the state's current tenancy and land-reform rules, including any pending or recent amendments, at the time of the specific transaction rather than relying on a general understanding of the law that may already be outdated for that particular state.
Frequently Asked Questions
Can anyone buy agricultural land in Maharashtra?
Generally no. Under the Maharashtra Tenancy and Agricultural Lands Act, 1948, only a person who qualifies as an 'agriculturist' can buy agricultural land, though holding agricultural land anywhere else in India can itself help a buyer qualify, subject to limited exceptions.
Did Karnataka remove its restrictions on non-farmers buying agricultural land?
Yes, a 2020 amendment repealed Sections 79A, 79B and 79C of the Karnataka Land Reforms Act along with the earlier non-farm-income cap, opening agricultural land purchase in Karnataka to non-agriculturists and companies, subject to the state's land ceiling limits.
Does Telangana require an agriculturist certificate to buy agricultural land?
No, Telangana permits any Indian citizen to purchase agricultural land without an agriculturist certificate or an income test, subject to the applicable family land ceiling.
Do land ceiling laws still apply even where a non-farmer is allowed to buy?
Yes. State Land Ceiling Acts continue to cap how much agricultural land any single buyer, farmer or non-farmer, can hold, independent of whether that state otherwise restricts purchase to agriculturists.
References & Further Reading
This article references the following state legislation. Readers should always verify current rules, fees and timelines against the applicable statute and rules as amended, since these are revised from time to time and vary by state.
- The Maharashtra Tenancy and Agricultural Lands Act, 1948, restricting agricultural land purchase to agriculturists subject to limited exceptions.
- The Karnataka Land Reforms Act, 1961, as amended in 2020 (repeal of Sections 79A-79C), and the applicable Telangana tenancy and land ceiling legislation.