Data as of: August 2026. Paschim Medinipur’s property market really splits in two: Kharagpur, a railway-and-IIT town with genuine institutional demand, and Medinipur town (Sadar), the quieter district headquarters. Neither has a clean, official, granular price table available publicly — what follows is what’s actually verifiable from government and listing sources, with the gaps flagged rather than papered over.
The one real government number: mutation & conversion fees
The Paschim Medinipur district administration’s own Land & Land Reforms Department page publishes an approved fee schedule — this is the one piece of hard, official, dated-to-source data available for the district, so it’s worth stating precisely and precisely bounding what it does and doesn’t tell you.
| Land use | Rural rate | Municipal rate |
|---|---|---|
| Mutation — non-agricultural, non-commercial | ₹100/decimal | ₹150/decimal |
| Commercial/industrial (up to 10 decimals) | ₹500/decimal | ₹1,500/decimal |
| Commercial/industrial (over 10 decimals) | ₹1,000/decimal | ₹3,000/decimal |
Source: Paschim Medinipur District Land & Land Reforms Department (paschimmedinipur.gov.in). Agricultural land mutation fees were waived under a notification dated 11 June 2018. A separate, smaller schedule (roughly ₹10–100/decimal rural, ₹15–150/decimal municipal) applies to land-use conversion depending on the specific from/to use category.
Important distinction: these are government-fixed processing fees charged to mutate or convert land-use classification — they are not the market value (what West Bengal uses instead of a “circle rate”) and not a sale-price benchmark. Don’t read “₹1,000/decimal” here as what commercial land costs to buy; it’s what it costs to get a mutation processed on land above 10 decimals in a rural block. The actual market value used to compute stamp duty is fixed mouza-by-mouza and looked up on the state’s e-registration/Banglarbhumi system, the same as everywhere else in West Bengal.
Kharagpur: IIT, railways, and an expressway on the way
Kharagpur’s market is shaped by two long-running institutional anchors — IIT Kharagpur and the Kharagpur railway settlement, historically one of the largest railway colonies in India — plus a forward-looking infrastructure driver in the Kharagpur–Morgram Expressway (NH 116A), a 231 km four-lane greenfield corridor under NHAI’s Bharatmala Pariyojana Phase II, costed around ₹10,247 crore, running from Kharagpur through Chandrakona toward Morgram. Bidding on its construction packages closed in late 2024, with land acquisition and early works reported underway as of late 2025 and a realistic completion horizon around 2028, per publicly available project summaries. Projects at this scale do tend to lift corridor land values over time, but that hasn’t shown up as a quantified price move in any source checked yet — it’s a genuine catalyst to watch, not a booked result.
On price, the listing data is honestly inconsistent enough to require a warning label:
| Locality | Quoted average | Sample size signal |
|---|---|---|
| Jhapetapur | ~₹1,000/sq ft | Low listing count |
| Khemasuli | ~₹4,382/sq ft | Low listing count |
| Chota Tengra | ~₹7,955/sq ft | 2 listings |
| Malancha | ~₹22,500/sq ft | 15 for sale, 2 for rent |
| Kharagpur Railway Settlement | ~₹32,600/sq ft | 4 listings |
Source: RealEstateIndia.com’s Kharagpur locality index, 2025. Read that table with real skepticism: a ₹22,500–32,600/sq ft “average” for a tier-3 railway town, drawn from as few as two to four listings, is far more likely to reflect one or two unusually priced outlier properties than a genuine market rate — for comparison, a separate general market summary for Kharagpur put land/property pricing closer to ₹1,500–4,500 per sq ft across the town. We’re treating ₹1,500–4,500/sq ft as the more credible working range for ordinary Kharagpur residential property and flagging the locality-level averages above as unreliable until corroborated by more listings or an official source. This is a case where two sources genuinely conflict, and there’s no principled way to pick one over the other — so both are shown, with our reasoning for which to lean on.
Medinipur town (Sadar): the district headquarters
Medinipur town’s market is smaller and quieter than Kharagpur’s, without an anchor institution of IIT’s scale. 99acres listings for Medinipur Sadar show:
- Average property price around ₹35 lakh across listed properties (2025).
- Individual examples: a 430 sq ft 1BHK at ₹16.5 lakh (~₹3,837/sq ft), a 779 sq ft 2BHK at ₹32 lakh (~₹4,108/sq ft), and a 992 sq ft 3BHK at ₹51.7 lakh (~₹5,212/sq ft).
That puts a rough, listing-derived working range of ~₹3,800–5,200 per sq ft for flats in and around Medinipur Sadar — again, a small-sample listing average rather than an audited index, so treat it as a starting anchor for negotiation, not a ceiling or floor.
Honest gap: no district-level or block-level land rate (Rs/decimal) figure for Medinipur town’s residential or agricultural land was found in the sources checked, distinct from the official mutation/conversion fee schedule above. For land purchases specifically, the mouza-wise market value on the state e-registration system remains the only authoritative figure.
Summary: what’s actually verifiable, side by side
| Market | What’s sourced | Figure | Source | Caveat |
|---|---|---|---|---|
| Paschim Medinipur — mutation fee, non-comm. land | Official government fee | ₹100–150/decimal | District Land & Land Reforms Dept. | Processing fee, not a market value |
| Paschim Medinipur — commercial/industrial conversion | Official government fee | ₹500–3,000/decimal (by area & zone) | District Land & Land Reforms Dept. | Processing fee, not a market value |
| Kharagpur — general residential | Market summary | ~₹1,500–4,500/sq ft | Market summary source, 2025 | More credible than locality outliers below |
| Kharagpur — select localities | Listing averages | ~₹1,000–32,600/sq ft | RealEstateIndia.com, 2025 | High end likely skewed by tiny sample sizes |
| Medinipur Sadar — flats | Listing examples | ~₹3,800–5,200/sq ft | 99acres, 2025 | Small sample, not an audited index |
For any actual transaction, pull the specific mouza’s official market value from the West Bengal e-registration/Banglarbhumi system and get an independent, licensed valuer’s opinion — the ranges above are a sourced starting point, not a substitute for that step.
Related tools on this site
- West Bengal Land Measurement Converter — convert Decimal, Katha, Bigha, Chatak, and Ganda to Sq Ft, Acre, or Hectare.
- Property Price Calculator — work out total cost from a per-unit rate.