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Do the maths
before the drive.
Land calculators, a Haryana bigha-to-acre converter and buyer guides. Everything here is free and nothing asks for your number. Run the numbers, settle a unit conversion, read what we would check, and only then decide whether a Saturday driving out to Sirsa is worth spending.
Four land calculators,
no sign-up.
Every assumption is an editable field, because the defaults are ours and you should be free to disagree with them.
Land appreciation projection
Compound a purchase price forward at a growth rate you set. The default of 11% is roughly what clean, road-touching land on our corridors has done over the last decade — it is not a promise, and a plot behind a rumoured alignment has done far worse.
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Rental & lease yield
For warehouse land, a leased shed, or agricultural land let out on an eleven-month agreement. Gross yield ignores what it costs you to hold the asset; net is the one that matters at the end of the year.
Long-term capital gains on a sale
Land held over 24 months is a long-term asset. The July 2024 change dropped the rate to 12.5% and removed indexation for most sales; property bought before 23 July 2024 can still elect the old 20%-with-indexation route, so both are shown and the lower one flagged.
An estimate, not tax advice. Surcharge and cess are not applied, and exemptions under sections 54F and 54EC can reduce this substantially. Take the number to your CA, not to the registrar.
Land against the alternatives
The same amount, held for the same years, at rates you control. Land is illiquid and lumpy and the bar below does not show that — but it does show what the growth assumption has to be true for it to be worth the trouble.
One bigha is
not one bigha.
It is the single most common misunderstanding on a site visit. The bigha varies by state, so this converter uses the pucca bigha of Haryana and western Uttar Pradesh — 3,025 square yards. If the seller means a Rajasthan or Bihar bigha, the number on the ground changes and you should say so out loud before agreeing a rate.
Haryana / west-UP conventions: 1 acre = 4,840 sq yd = 8 kanal = 160 marla. 1 killa is one acre.
Written by the people
who walk the boundary.
Ask for any of these on WhatsApp and we will send the PDF. No form, no drip sequence, no follow-up call unless you ask for one.
Asked often.
Answered plainly.
Something not covered here? Ask on WhatsApp — a person answers, usually inside the hour during working days.
What we learn
on the ground.
Written by the team after the fact, from deals that actually closed — and a few that did not.
A calculator cannot
walk the boundary.
When the numbers make sense, the next step is standing on it. Tell us what you are considering and we will arrange the visit — including to properties that are not ours.