Free calculator · West Bengal
West Bengal Land Conversion Fee Calculator (Section 4C)
The government fee to change the class of raiyati land (for example agricultural to bastu or commercial) under Section 4C of the West Bengal Land Reforms Act 1955. Enter the area in any unit.
Quick answer: Regular conversion costs Rs 10 to Rs 300 per decimal by present class, new use and area type (Circular 4403-LR, 2005), for example Rs 20 per decimal for rural agricultural land to homestead. Post-facto regularisation costs Rs 300 to Rs 10,000 per decimal (2018).
| Present class in RoR | Agricultural (sali, shali etc.) |
|---|---|
| Intended use | Homestead (own house) |
| Area type | Rural (gram panchayat) |
| Area in decimal (satak) | 8.2645 |
| Area in sq ft | 3,600 |
| Area in katha and chatak | 5 K 0 Ch |
| Area in bigha | 0.25 |
| Processing fee | ₹165 |
| Application fee | ₹10 |
| Who decides | BL&LRO (Block Land and Land Reforms Office): up to 10 decimals |
Application fee: the GoWB conversion sheet says Rs 10; the 2005 circular text says Rs 5 per petition. Which one is current is not certain (Low confidence). The amount is small either way.
Check before you pay: these rates were last confirmed in circulars dated 2005, 2017 and 2022 (and the 2018 post-facto notification). No newer schedule was found up to October 2026, but confirm the current rate at your BL&LRO before paying.
Rates last confirmed in circulars dated 2005, 2017 and 2022. The regular schedule is Circular 4403-LR/3M-135/05 GE(M) dated 28.12.2005, still cited as current in 2017 and 2022. Confirm the current rate at your BL&LRO before paying.
How the conversion fee is calculated
Regular conversion: total = application fee + area in decimals x rate per decimal. The rate depends on the present class in the Record of Rights (RoR), the intended use and the area type. There is no area slab. Any unit is first converted to decimals (1 decimal = 435.6 sq ft; 1 katha = 720 sq ft; 1 bigha = 14,400 sq ft; 1 acre = 100 decimal). We round to the nearest rupee.
Regular processing fee, ₹ per decimal (Circular 4403-LR dated 28.12.2005, for applications from 01.01.2006). Each cell shows rural / municipal outside KMDA / KMDA:
| Present class | Allied to agriculture | Homestead | Group housing | Industrial, commercial |
|---|---|---|---|---|
| Bastu, patit, danga etc. | 10 / 15 / 20 | 15 / 22 / 30 | 20 / 30 / 40 | 30 / 45 / 60 |
| Agricultural | 15 / 22 / 30 | 20 / 30 / 40 | 30 / 45 / 60 | 50 / 75 / 100 |
| Pond or water body | 30 / 45 / 60 | 40 / 60 / 80 | 60 / 90 / 120 | 100 / 150 / 200 |
| Industrial or commercial, unused | 50 / 75 / 100 | 75 / 110 / 150 | 150 / 225 / 300 | n/a |
Conversion into a pond, water body or fishery (circular 3473-LP dated 05.08.2022): ₹10 / 15 / 20 per decimal from bastu or fallow land, ₹15 / 22 / 30 from agricultural land, and ₹50 / 75 / 100 from unused industrial or commercial land. Memo 4183 dated 06.12.2017 confirms ₹15 / 22 / 30 for agricultural land converted to allied activities such as poultry.
Post-facto regularisation (use already changed)
If the land was used for a non-agricultural purpose without permission before 7 November 2017, it could be regularised. Plots up to 3 decimals in a municipality or corporation, or up to 8 decimals elsewhere, use Form 1C at 25 times the yearly khajna for the new use. Larger plots use Form 1D at these rates (Notification 2221-LP dated 21.06.2018), applied to the whole plot by its size band:
| Purpose (₹ per decimal, rural / urban) | Up to 10 decimals | Above 10 decimals to 1 acre | Above 1 acre |
|---|---|---|---|
| Homestead (personal use) | 300 / 900 | 600 / 1,200 | 6,000 / 10,000 |
| Industrial, IT, business, shops | 1,000 / 2,000 | 2,000 / 4,000 | 4,000 / 8,000 |
| Institutional, office, hospital, school | 1,200 / 2,500 | 2,500 / 5,000 | 5,000 / 8,000 |
| Commercial, real estate, housing complex | 1,500 / 3,000 | 3,000 / 6,000 | 6,000 / 10,000 |
"Urban" means a municipal area; KMDA is not priced separately in the 2018 table. Post-facto regularisation never covers water bodies. Applications were open until 31.03.2026 (Notification 3007-LP dated 13.08.2024), and we found no later extension as of 15 October 2026. Check with your BL&LRO.
Worked examples
- Converting 5 katha of agricultural land to homestead in a gram panchayat: 5 x 720 = 3,600 sq ft = 8.2645 decimal. Processing fee = 8.2645 x ₹20 = ₹165, plus ₹10 application fee = ₹175.
- Converting 1 acre (100 decimal) of agricultural land to commercial use in a KMDA area: 100 x ₹100 = ₹10,000, plus ₹10 = ₹10,010.
- Regularising a house built before 2017 on 15 decimal of rural land: Form 1D band "above 10 decimals to 1 acre", 15 x ₹600 = ₹9,000.
How to apply
- Make sure the land is mutated in your name first. Conversion usually follows mutation (see the mutation fee calculator).
- Apply on Form 1A online at banglarbhumi.gov.in (Citizen Services, conversion). Industrial projects apply through the Silpasathi portal.
- Attach: the registered deed, the current RoR (khatian) in your name, the latest khajna (land revenue) receipt, ID proof, a site plan or sketch map of the plot, and for a water body the Form 1B affidavit.
- The officer who decides depends on the area: BL&LRO up to 10 decimals, SDL&LRO above 10 decimals up to 1 acre, DL&LRO above 1 acre and for water bodies (Rule 5A, Notifications 4296-LR and 4297-LR dated 17.09.2009). The office may inspect the land.
- Pay the fee online through GRIPS when asked. After approval, the RoR class is changed. Khajna is then charged at the rate for the new use.
Changing land use without permission is an offence under Section 4D of the WB Land Reforms Act (up to 3 years in jail or a Rs 50,000 fine). Conversion is barred in East Kolkata Wetlands and similar protected areas.
Sources and effective dates
- Circular No. 4403-LR/3M-135/05 GE(M) dated 28.12.2005, for applications from 01.01.2006 (regular schedule): WB Land and Land Reforms Officers' Association compendium (PDF)
- GoWB information sheet on conversion of land (application fee Rs 10): wb.gov.in (PDF)
- Memo 4183-LL/N/LP/5M-52/2017 dated 06.12.2017 (allied agriculture): allowb.org (PDF)
- Circular 3473-LP/1A-01/22 dated 05.08.2022 (conversion into water body): copy on wbxpress.com
- Notification 2221-LP/417/04-IS(Pt.-V) dated 21.06.2018 (post-facto Form 1D rates), under the WBLR (Third Amendment) Act 2017 in force from 07.11.2017: allowb.org (PDF)
- Rule 5AA and Form 1C (Notification 1332-LR dated 01.03.2011): allowb.org (PDF)
- Window extension, Notification 3007-LP dated 13.08.2024: allowb.org (PDF)
- Rule 5A (who decides, 2009): allowb.org (PDF)
- Apply and pay: banglarbhumi.gov.in
allowb.org, wbllroa.in and wbxpress.com reproduce Government of West Bengal documents; they are not government sites. Rates checked on 15 October 2026.
Frequently asked questions
What is the land conversion fee in West Bengal?
It is charged per decimal under Circular 4403-LR dated 28.12.2005. Agricultural land to homestead costs Rs 20 per decimal in rural areas, Rs 30 in municipal areas outside KMDA and Rs 40 in KMDA areas. To industrial or commercial use it is Rs 50, Rs 75 and Rs 100. A small application fee is added.
Do I need conversion to build a house on bastu land?
No. Land already recorded as bastu or another non-agricultural class does not need conversion for your own house. Conversion is needed when the RoR shows agricultural land (such as sali) and you want a non-agricultural use.
Who approves land conversion?
The BL&LRO for agricultural land up to 10 decimals, the SDL&LRO above 10 decimals up to 1 acre, and the DL&LRO above 1 acre and for all water body cases (Rule 5A, 2009).
What if I already built without conversion?
Use changed before 7 November 2017 could be regularised post-facto: Form 1C for small plots (25 times the yearly khajna) or Form 1D at Rs 300 to Rs 10,000 per decimal. The application window ran to 31 March 2026 and no extension was found as of October 2026.
Can a pond be converted to bastu land?
Rarely. You must create a new water body of equal or larger size nearby, file a Form 1B affidavit and get environmental clearance. Post-facto regularisation does not cover water bodies.
Is conversion the same as mutation?
No. Mutation records you as the owner. Conversion changes the land class. They are separate applications with separate fees, and conversion usually follows mutation.
Rates and conventions last checked: .