There is no single, government-audited “land rate per bigha” table for West Bengal. The Directorate of Registration publishes circle rates (minimum assessed values for stamp duty) mouza by mouza, not a clean district-average market price — and open-market land, unlike a flat in a named building, varies so much block-to-block that a single district figure hides more than it reveals. This piece doesn’t manufacture a precision the data doesn’t support. Instead it pulls together the real figures that could be sourced, explains what actually drives the gap between them, and points you to the per-district reports and the land measurement converter for the rest.
What actually moves the number
Four factors explain almost all of the spread you’ll see between two plots of land in West Bengal, even within the same district:
- Distance from Kolkata. Land inside the Kolkata Metropolitan Area’s commuting range — Rajarhat, New Town’s periphery, parts of North 24 Parganas and Howrah — carries a premium over land in the same district’s interior blocks, simply because it’s within reach of the city’s job market and social infrastructure.
- National Highway / arterial road access. A plot fronting NH-6, NH-19 (formerly NH-2, the Kolkata-Delhi corridor through Bardhaman), or NH-12 (towards North Bengal) is a fundamentally different asset than an equivalent plot a few kilometres off the highway with no all-weather road access — frontage and connectivity routinely move the price more than the raw distance-from-Kolkata number does.
- Municipal vs. gram panchayat jurisdiction. Land inside a municipality or corporation area comes with sewerage, piped water, and a clearer path to converting agricultural-classified land to residential/commercial use — all of which show up in the price. The same plot just outside that boundary, still agricultural in the land record, prices very differently even if it’s a short drive away.
- Irrigation and soil quality, for land still valued as agricultural. Multi-crop irrigated land in a district like Hooghly or Nadia — both inside the fertile Gangetic delta with reliable canal and groundwater irrigation — commands more than single-crop or rain-fed land even within the same block.
Illustrative listings across districts
The figures below are individual listing asking prices pulled from live property-listing data, not audited district averages — treat each one as a data point about a specific plot, not a benchmark for its whole district. What they’re useful for is showing just how wide the range is within a single district, which is the real headline here.
| District | Location | Asking price | Unit |
|---|---|---|---|
| North 24 Parganas | Dogachhia | ₹60 lakh | per bigha |
| North 24 Parganas | Kankinara | ₹50 lakh | per bigha |
| North 24 Parganas | Ashok Nagar | ₹15 lakh | per katha |
| North 24 Parganas | Gaighata | ₹15 lakh | per bigha |
| North 24 Parganas | Madhyamgram | ₹14 lakh | per bigha |
| Hooghly | Chandan Nagar | ₹75 lakh | per bigha |
| Hooghly | Monoharpur | ₹60 lakh | per bigha |
| Hooghly | Rajhat | ₹55 lakh | per bigha |
| Nadia | Krishnanagar | ₹70 lakh | per bigha |
| Nadia | Kalyani | ₹20 lakh | per katha |
| South 24 Parganas | Bhatpara | ₹12 lakh | per katha |
| South 24 Parganas | Joka | ₹5 lakh | per katha |
| Paschim Bardhaman | Panagarh/Kanksa | ₹6 lakh | per bigha |
| Paschim Bardhaman | Panagarh | ₹5.2 lakh | per bigha |
Source: 2bigha.ai land listings for West Bengal, accessed August 2026 — individual seller/broker asking prices, not verified transaction data.
Look at North 24 Parganas alone: Dogachhia at ₹60 lakh/bigha versus Madhyamgram at ₹14 lakh/bigha, in the same district. That four-to-one spread inside one district’s boundary is the practical reason a single “North 24 Parganas rate” would mislead more than it informs — it’s the connectivity and proximity-to-Kolkata factors above doing the work, not anything about the district as a whole.
Agricultural land: a rougher but sourced range
For land still valued primarily as farmland rather than plot-for-construction, one 2025 analysis puts per-acre agricultural land prices at:
| District | Range (₹ per acre) | Reported YoY change |
|---|---|---|
| Nadia | 4–6 lakh | ~8% |
| Hooghly | 3.2–5.8 lakh | ~7.2% |
| Bardhaman (undivided) | 3–5.5 lakh | ~6.5% |
| Murshidabad | 2.5–5 lakh | ~5.8% |
| South 24 Parganas | 2–4 lakh | ~4.5% |
Source: Farmonaut’s 2025 West Bengal agricultural land price analysis.
A caveat worth stating plainly: this same source also cites a West Bengal-wide “average” of roughly ₹38 lakh per acre elsewhere in its analysis — a figure that doesn’t reconcile with its own district-level range above (₹2-6 lakh/acre), and it isn’t a government or research-house dataset. Read the district figures as one analyst’s estimate, useful mainly for the relative ordering between districts (Nadia and Hooghly ahead of South 24 Parganas, broadly consistent with the irrigation and Kolkata-proximity logic above) rather than as a rupee figure to build a budget around.
Converted roughly to district land-market terms: ₹4-6 lakh/acre in Nadia works out to somewhere near ₹1.3-2 lakh per bigha using the standard West Bengal conversion (1 acre ≈ 3.03 bigha) — a useful sanity check that agricultural land and plot-for-construction land in the same district can be priced an order of magnitude apart, which is exactly what the Krishnanagar (Nadia) listing above at ₹70 lakh/bigha shows: that’s a plot priced for development, not farming.
Why the same district shows both numbers
The Krishnanagar-vs-Farmonaut gap above isn’t a data error — it’s the underlying reality of West Bengal’s land market. The same mouza can have:
- Farmland still recorded and taxed as agricultural, priced off crop yield and irrigation, and
- A plot a few hundred metres away, on a road, within reach of a growing town centre, priced off its potential for a house, a shop, or a small development — sometimes ten times higher per unit area.
This is also why converting agricultural land to a “plot” (getting it reclassified for non-agricultural use) is itself a value-adding step in West Bengal’s land market, separate from any change in the land itself — and why the same physical bigha can carry two very different honest price tags depending on how it’s currently classified and what it’s being valued for.
Doing the unit math
Every figure in this piece is quoted per bigha, katha, or acre depending on what the source used — which is normal in West Bengal but makes prices hard to compare at a glance. Rather than converting by hand:
- Use the West Bengal Land Measurement Converter to convert any of the figures above into a common unit (Sq Ft, Acre, or Decimal) before comparing them.
- If you’re unsure what a Bigha, Katha, Chatak, or Decimal actually equals — or why the numbers vary between old records and current practice — see West Bengal Land Measurement Units: Bigha, Katha, Chatak & Decimal Explained.
Go deeper: per-district reports
This overview intentionally stays at the cross-district level. For a block-by-block breakdown of one specific district, see the dedicated district reports as they’re published — starting with Howrah’s land rate per katha report — or browse the Land Rates topic hub for the full set as new districts are added.
How to read this data
- Nothing above is a government-published market-value table. West Bengal’s registration department sets circle rates (statutory minimum values for stamp duty) by mouza, which is a different number from what land actually transacts for — circle rates tend to run below open-market prices, sometimes considerably so in fast-appreciating areas.
- Listing asking prices are not sale prices. The 2bigha.ai figures above are what a seller or broker is asking, checked once in August 2026 — the actual transacted price on any of those plots could differ, and listings age and get relisted at different prices over time.
- Treat the Farmonaut agricultural figures as directional, not precise, given the internal inconsistency flagged above between its district range and its own stated state average.
Sources: 2bigha.ai — West Bengal land listings, accessed August 2026; Farmonaut — Agricultural Land Price Per Acre in Bihar and West Bengal (2025); standard West Bengal unit conversions per this site’s land measurement explainer.