11 states
1 bigha = ? acres
Land Unit Converter
Bigha, kanal, marla, guntha, cent, gaj, acre — with state-wise bigha values.
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Handy tools for land you look after from abroad.
Measure your field on a satellite map, convert bigha to acres, work out TDS and capital gains on a sale, split inherited land fairly and more. Everything runs in your browser — free, private and without an account.
Not sure which tool you need? Start with your situation:
Measure & convert
Units, areas and exact locations.
GPS
Maps link → exact spot
GPS Coordinates Converter
Maps link or lat/long → decimal, DMS, a map link and ready-to-send text.
Use free toolSatellite
Measure land on a map
Measure Land Area on Map
Tap the corners of your plot on satellite imagery — get acres, kanal, bigha and sq ft.
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Live rates
₹1 crore = $?
Lakh & Crore Converter
Lakh and crore to million, USD, GBP, CAD, AUD and more — at today’s rates.
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Any shape
How big is my plot?
Plot Area Calculator
Enter the sides of any plot — see a to-scale sketch and the area in sq ft, gaj, acre, marla and bigha.
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All units
₹ per acre = ₹ per sq ft?
Land Rate Converter
₹ per acre to ₹ per sq ft, bigha, kanal, marla, gaj or cent — and total price for any area.
Use free toolTax, money & selling
What you’ll pay, what you’ll keep, and how to send it home.
2026-27
₹1 Cr sale: TDS = ?
TDS on NRI Property Sale Calculator
What a buyer must deduct from an NRI seller — and how much could come back.
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CII 384
Sold Dad’s land. Tax = ?
Capital Gains on Inherited Property Calculator
Tax on selling inherited land — 2001 value, CII indexation, NRI and resident rules.
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2-6-8 km
Tax-free farmland sale?
Agricultural Land Capital Asset Checker
Rural or urban? Check in a minute if selling your farmland is free of capital gains tax.
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9 states
Gift it for ₹200?
Stamp Duty & Registration Calculator
Stamp duty, registration fee and cess for a sale or a gift to family, in 9 states.
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$1M/yr
How fast can I send it?
NRI Repatriation Calculator
How many years to send your sale money abroad under the USD 1 million NRO limit.
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₹ vs $
Keep the land or sell?
Keep or Sell Land Calculator
Keep and wait, or sell and invest abroad? Compare both after tax and currency moves.
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CAGR
How much has my land grown?
Land Appreciation Calculator
Your land’s CAGR in rupees, after inflation and in your own currency — vs a bank FD.
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54 · 54EC
Reinvest, pay less tax
Capital Gains Exemption Calculator
Reinvest in a house, bonds or farmland — see the exempt gain, tax saved and deadlines.
Use free tool2026-27
Rent ₹35k: tax = ?
NRI Rental Income Tax Calculator
Tax on Indian rent for NRIs, the tenant’s 31.2% TDS, and how much comes back.
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Up to 4×
Is your award fair?
Land Acquisition Compensation Calculator
Check a government award: market value × multiplier + 100% solatium + 12% a year.
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Sec 78/50C
Price < circle rate?
Sale Below Circle Rate Tax Calculator
Price below stamp duty value? See the seller's and buyer's tax under the 110% rule.
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Selling from abroad? Plan it
NRI Property Sale Planner
A dated plan back from your sale date: mutation, POA, Form 128, TDS, repatriation.
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Free format
Sale deed, ready in 5 min
Sale Deed Format Generator
A complete sale deed (bainama) or bayana agreement to sell — download in Word, copy or print.
Use free tool2026-27
Farm income: taxed or not?
Agricultural Income Tax Calculator
Farm income is tax-free, but it can raise the tax on your other income. See by how much.
Use free tool2001–2026
CII 2026-27 = 384
Cost Inflation Index Calculator
Full CII table from 2001-02, indexed cost of land with working, 12.5% vs 20% tax.
Use free toolInheritance & family land
Who gets what, and how to put it in your name.
Exact
Who gets Dad’s land?
Inheritance Share Calculator
Exact shares for widow, sons, daughters, mother and grandchildren under Hindu law.
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20 states
Dad’s name still on it?
Mutation After Death Checklist
Intkal, varsai, dakhil-kharij: the papers and steps to put land in the heirs’ names.
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Gift, will or release?
Family Property Transfer Options
Gift deed, will, release, partition or sale — ranked for your family and situation.
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FEMA
Can NRIs own farmland?
NRI / OCI Property Eligibility Checker
Buy, inherit, gift or sell — see what FEMA allows for NRIs, OCIs and foreign citizens.
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By state
Legal heir certificate?
Legal Heir Certificate Checklist
Legal heir vs succession certificate, the right office in your state, and every document.
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Gift deed, ready in 5 min
Gift Deed Format Generator
A complete gift deed draft for family property — download in Word, copy or print.
Use free toolFree format
Give up your share, properly
Relinquishment Deed Format Generator
A release deed for heirs giving up their share to a co-owner — Word, copy or print.
Use free toolFree format
Settle the land, keep peace
Family Settlement Deed Generator
A family settlement deed or memorandum with an allotment table — Word, copy or print.
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Free format
Your will, in plain words
Will Format Generator
A simple, complete will for property in India — NRI-ready, with an attestation clause.
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Free format
Consent, not a transfer
NOC from Family Members Generator
An NOC or affidavit from co-heirs for mutation, sale, a loan or a connection.
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Free format
Family tree, ready to sign
Family Tree & Legal Heir Affidavit Generator
Draw the vanshavali and get a family tree affidavit, with likely Class I heirs marked.
Use free toolRecords & paperwork
Find records, gather papers, and delegate safely.
20 states
Find your land record
Land Record Finder
Pick a state: record name, parcel ID, official portal and mutation term.
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Limited
Give power, keep control
Power of Attorney Builder
Pick your tasks → special or general POA, scope, time limit and safeguards.
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Checklist
Every paper you need
Property Document Checklist
Tick off the 12 documents every landowner should keep — saved in your browser.
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Free
Lease it, don’t lose it
Land Lease Agreement Generator
Theka, batai or chakota lease with clauses that keep the land yours. Copy or print.
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₹10
Where is my file stuck?
RTI Application for Land Records
Ready-made RTI questions for mutation files, stuck applications and record copies.
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Free
Did my land record change?
Land Record Change Checker
Paste an old and new fard, khatauni or 7/12 — see new names, shares, mutations and areas.
Use free toolFree format
Get your name on the record
Mutation Application Generator
Intkal, dakhil-kharij or namantaran application after a sale, death or gift — in Word.
Use free toolFree format
Gurprit → Gurpreet
Name Correction Application Generator
Fix a misspelt name or wrong father's name in your jamabandi, khatauni or 7/12.
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200 words
Kabza in English = ?
Land Record Translator
Paste a fard, khatauni or 7/12 line, or type a word like kabza, and read it in English.
Use free toolWord, free
11-month rent agreement
Rent Agreement Format Generator
11-month rent agreement or lease with NRI-landlord clauses. Word, copy or print.
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Gurmit = Gurmeet, sworn
One and the Same Person Affidavit Generator
Sworn proof that every spelling of a name is you — for land records, banks and sales.
Use free toolIf something’s wrong
Encroachment, complaints and the 12-year clock.
12 yrs
The 12-year clock
Adverse Possession Calculator
See the 12-year (or 30-year) limitation date and how much time is left.
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Act fast
Someone built on it?
Encroachment Action Plan
Five questions → a personalised, step-by-step plan for encroachment.
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Complaint letter, ready
Complaint Letter Generator
Create a formal letter to the SHO, SDM or Tehsildar in minutes.
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Where is my boundary?
Demarcation Application Generator
Nishandehi, paimaish or mojani application to the tehsildar or SDO, ready to print.
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Stop the build: send notice
Encroachment Legal Notice Generator
A firm, clear notice to stop construction and vacate your land — ready for your lawyer.
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Cancel that old POA
Power of Attorney Revocation Generator
Cancel a general or special POA, even from abroad, plus the notices and letters.
Use free toolPlan & protect
Check your risk and keep watch from abroad.
60 sec
Is my land at risk?
Land Risk Check
Four questions to see how exposed your land is — and what to do about it.
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Any zone
When to call India
India Office Hours Planner
Current IST, office hours in your time zone and the best window to call home.
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From $15
What watching costs
Monitoring Cost Calculator
Number of plots + your flight cost → a year of monitoring vs one trip home.
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Free
Fence my plot: ₹ how much?
Boundary Wall & Fencing Cost Calculator
Barbed wire, chain link, precast or brick wall — perimeter, materials and a ₹ range.
Use free toolSince 2014
My land: 2014 vs today
Historical Satellite Imagery Viewer
Swipe between dated satellite photos of your plot, from 2014 to today.
Use free toolChecklist
Check before you pay
Property Due Diligence Checklist
Personalised checks before you buy land, a plot, house or flat, with a live risk score.
Use free toolTools help. Watching helps more.
Let us watch your land from space and in the official records, and tell you — after a person has checked — when something changes.
Protect my land From $15/month · No power of attorney