A guide for buyers
Land prices in NepalWhat a plot costs, and what you pay on top.
Land in Nepal is priced by the aana in the hills and the Kathmandu Valley, and by the kattha or dhur in the Terai. Here is what sets the price, how the government’s valuation works, what a plot costs at our site in Nangkhel, Bhaktapur, and every cost you pay on top of the price.
- square feet in 1 aana
- 342.25
- registration fee
- 4%
- off it in a woman’s name
- 25%
- plots for sale now
- 306
Our prices in Nangkhel, Bhaktapur.
Each plot has its own price per aana: call us, and we will tell you today’s price of any plot.
Call us: +977 980-1848630What sets the price of land.
Where it is
Land near city centres, the Ring Road and highways costs more; land on the valley’s edge and in villages costs less.
Its road
A plot on a wide road is worth more than one on a narrow lane, and land with no road to it sells for far less.
Its shape and facing
Regular plots are easier to build on. Corner plots, on two roads, often cost more, as do plots facing east or south.
Services
Drainage, electricity and water already in place save you money and months of waiting.
Clear papers
A clean ownership certificate (lalpurja) and trace map (naksa), with no dispute or loan against the land.
What you can build
The land’s classification and the municipality’s building rules decide what you can build: check them before you buy.
The government’s valuation and the market price.
Every fiscal year, each district’s Land Revenue Office (Malpot) sets the government’s valuation of land (sarkari mulyankan): the least a plot may be valued at, area by area and road by road.
Land changes hands at the market price, which is often well above the valuation.
The registration fee is charged on the value written in the sale deed, and that can’t be less than the government’s valuation.
To find a plot’s valuation, ask the Land Revenue Office of its district, or a licensed deed writer (lekhapadi), with the plot’s kitta number.
What you pay on top of the price.
For our plots in Bhaktapur, at the rates we keep up to date here:
- Registration fee
- 4% of the value in the sale deed
- In a woman’s name
- 25% off the registration fee
- In a single woman’s name
- 35% off the registration fee
- Deed writer (lekhapadi)
- Rs 10,000
- Ward office letter
- Rs 1,000
- Copies, stamps and witnesses
- Rs 5,000
- Capital gains tax
- Paid by the seller, not you
We haven’t confirmed these rates with the Land Revenue Office yet: please ask us for the exact amounts.
Work out what a plot costs.
Choose a size and write the price per aana: you will see everything you pay, with or without a bank loan.
Ask us the price, then write it here.
Write the price per aana to see the total.
An estimate, to help you plan. The registration fee is charged on the value written in the sale deed, which can’t be less than the government’s valuation of the plot. Each bank decides its own loans. The seller pays the capital gains tax, not you. We haven’t confirmed these rates with the Land Revenue Office yet: please ask us for the exact amounts.
Land units in Nepal.
Ropani, aana, paisa and dam are used in the hills and the Kathmandu Valley; bigha, kattha and dhur in the Terai.
| Unit | Square feet | Square metres | Makes |
|---|---|---|---|
| 1 ropani | 5,476 | 508.7 | 16 aana |
| 1 aana | 342.25 | 31.8 | 4 paisa |
| 1 paisa | 85.56 | 7.9 | 4 dam |
| 1 dam | 21.39 | 2 | – |
| 1 bigha | 72,900 | 6,772.6 | 20 kattha |
| 1 kattha | 3,645 | 338.6 | 20 dhur |
| 1 dhur | 182.25 | 16.9 | – |
Between the two: 1 kattha is about 10.65 aana, and 1 bigha about 13.31 ropani.
Our plot sizes in every unit
| Size | Square feet | Square metres | Ropani–aana–paisa–dam | About |
|---|---|---|---|---|
| 3.5 aana | 1,197.88 | 111.3 | 0-3-2-0 | 27 ft × 45 ft |
| 4 aana | 1,369 | 127.2 | 0-4-0-0 | 28 ft × 50 ft |
| 4.5 aana | 1,540.13 | 143.1 | 0-4-2-0 | 30 ft × 50 ft |
| 5 aana | 1,711.25 | 159 | 0-5-0-0 | 34 ft × 50 ft |
| 5.5 aana | 1,882.38 | 174.9 | 0-5-2-0 | 34 ft × 55 ft |
| 6 aana | 2,053.5 | 190.8 | 0-6-0-0 | 37 ft × 55 ft |
Questions buyers ask.
How many square feet is 1 aana?
1 aana is 342.25 square feet, or 31.8 square metres. 16 aana make a ropani of 5,476 square feet.
How much does 1 aana of land cost in Nepal?
It depends on where the land is, its road and its papers: an aana can cost a few lakh rupees in a village and many times that in central Kathmandu. At our site in Nangkhel, Bhaktapur, each plot has its own price: call us for it.
How do I find the government valuation of land?
Ask the Land Revenue Office (Malpot) of the land’s district, or a licensed deed writer (lekhapadi), with its kitta number. The valuation is revised every fiscal year.
How much is the registration fee for land?
For our plots in Bhaktapur, 4% of the value in the sale deed, less 25% for a woman and 35% for a single woman. Rates differ from place to place, so ask the Land Revenue Office where the land is.
How big are a bigha, a kattha and a dhur?
1 bigha is 72,900 square feet, and is 20 kattha. 1 kattha is 3,645 square feet, and is 20 dhur. 1 dhur is 182.25 square feet.
Who pays the capital gains tax?
The seller, when the sale is registered. As the buyer, you pay the registration fee and the small costs above.
Come and see the plots.
Call or message us to fix a day, and we will show you the plots. Our office is open Sunday to Friday, 10 AM to 5 PM.