Karnataka Government Bans Conversion of Small Agricultural Plots Below 5 Guntas
BENGALURU – In a major move to protect agricultural land and curb the growth of unauthorized layouts, the Karnataka State Government has officially prohibited the conversion of agricultural plots measuring 5 guntas (approx. 5,445 sq. ft.) or less for non-agricultural purposes.
The Revenue Department issued a circular to all Deputy Commissioners (DCs) directing them to immediately reject applications for land-use conversion for such small parcels.
The Crackdown on “Revenue Sites”
The decision comes after a departmental probe revealed a widespread “misuse” of family partition provisions. Under the Karnataka Land Revenue Act, 1964, landowners are allowed to obtain an 11E sketch (a mandatory document for land division) for plots below 5 guntas only once, specifically for partitions among family members.
However, officials noted a recurring pattern where:
Large farmlands were being fragmented into tiny parcels.
Landowners were obtaining multiple 11E sketches illegally.
These “bits” of land were then sold as revenue sites for residential use without proper conversion or infrastructure approvals (roads, parks, or drainage).
Impact on Real Estate and Urban Planning
Revenue Minister Krishna Byre Gowda highlighted that nearly 90% of farmland conversions around major cities like Bengaluru have been deemed illegal. These unauthorized developments have led to severe urban challenges, including:
Infrastructure Deficits: Narrow roads and lack of planned drainage causing frequent flooding.
Loss of Revenue: Avoidance of mandatory conversion fees and development charges.
Legal Risks for Buyers: Thousands of unsuspecting citizens have purchased sites that lack a valid “A-Khata,” making them ineligible for bank loans or building sanctions.
New Enforcement Measures
To ensure strict compliance, the government has introduced the following measures:
Suo Moto Cancellations: The Land Documents Division has been empowered to file suo moto cases to cancel 11E sketches obtained through fraudulent means.
Disciplinary Action: Warning of strict action against officials who fail to identify and flag these small plots during the conversion application process.
Digital Integration: The government is linking Aadhaar with land records to track ownership history and prevent the repeated fragmentation of a single survey number.
Exceptions to the Rule
While the ban on conversion is absolute for these small plots, the government clarified that there is no ban on the sale of such land if it remains for agricultural use. Furthermore, recent amendments still allow for “auto-conversion” for larger plots (above 2 acres) intended for MSMEs or renewable energy projects to promote rural industrialization.
Note to Property Buyers: Experts advise checking the RTC (Record of Rights, Tenancy, and Crops) and ensuring the land has a valid conversion order before investing in small “managed farmlands” or “weekend home” plots near city outskirts.
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