Sita's family had been offered NRS 45 lakh per aana for their plot in Imadol, Lalitpur. The buyer said it was a fair price. A friend said it sounded low. A local broker said it was high. Her brother-in-law in Pokhara said in Pokhara you could get 60 lakh per aana easily. Nobody could agree, and nobody had a reliable reference number to point at.
She went to the Land Revenue Office at Lagankhel. They gave her the official government valuation (malpot rate) for that year. It was NRS 21.78 lakh per aana for her area. The buyer was offering more than double the government rate. That was actually a reasonable market premium for a good location with road access.
She sold. At NRS 47 lakh per aana. And she knew it was fair because she had both numbers.
This guide gives you both numbers for 12 districts. Government valuation and market reality, side by side.
Government Rate vs Market Rate: Understand the difference first
Government valuation (Malpot rate / Sarkari bhau): Set annually by Land Revenue Offices (Malpot Karyalaya). Used to calculate registration tax (4% of government rate) and capital gains tax. This is almost always much lower than what land actually sells for. It is the minimum floor price for legal transactions.
Market rate (Bazar bhau): The price two parties actually agree on. Driven by road access, location, development in the area, demand and supply. This is what you negotiate. In Kathmandu's premium zones, market rates are 2 to 5 times the government valuation.
Why both matter: Buyers use government rates to estimate stamp duty (registration) costs. Sellers use market rates to set asking prices. Knowing both prevents you from overpaying or underselling.
Market rate (Bazar bhau): The price two parties actually agree on. Driven by road access, location, development in the area, demand and supply. This is what you negotiate. In Kathmandu's premium zones, market rates are 2 to 5 times the government valuation.
Why both matter: Buyers use government rates to estimate stamp duty (registration) costs. Sellers use market rates to set asking prices. Knowing both prevents you from overpaying or underselling.
NRS 72.6L
Highest government valuation: New Road / Hanumandhoka per aana (2082/83)
NRS 500L
Highest government valuation per ropani (16 aana × 72.6L = approx NRS 11.6 crore in top zones)
16
Aana in one Ropani. 1 Aana = 342.25 sq ft = 31.80 sq meters.
27.7%
Nepal Rastra Bank estimated annual property price growth rate in Kathmandu Valley (pre-correction)
Nepal Land Measurement Quick Reference: Ropani, Aana, Bigha, Dhur
Jagga mol bujhnu aghi, unit bujhnu parchha. Nepal uses two different measurement systems depending on where the land is located.
| Unit | System | Where Used | Sq Feet | Sq Meters |
|---|---|---|---|---|
| Ropani | Hill (Pahadi) | Kathmandu Valley, Pokhara, hill districts | 5,476 sq ft | 508.72 m² |
| Aana | Hill (Pahadi) | Kathmandu Valley, Pokhara (1 Ropani = 16 Aana) | 342.25 sq ft | 31.80 m² |
| Paisa | Hill (Pahadi) | Sub-unit of Aana (1 Aana = 4 Paisa) | 85.56 sq ft | 7.95 m² |
| Bigha | Terai | Chitwan, Butwal, Biratnagar, all Terai districts | 72,900 sq ft | 6,772.63 m² |
| Kattha | Terai | Urban Terai plots (1 Bigha = 20 Kattha) | 3,645 sq ft | 338.63 m² |
| Dhur | Terai | Smallest Terai unit (1 Kattha = 20 Dhur) | 182.25 sq ft | 16.93 m² |
Free Merokalam Tool
Nepal Land Measurement and Price Calculator
Convert Ropani to Aana, Bigha to Kattha, sq ft to sq meters. Enter a price per unit and get total plot value in NPR instantly. Works for all Nepal districts.
Kathmandu District
Bagmati Province | Hill system: Ropani and Aana
Kathmandu is Nepal's most complex real estate market. Jagga ko bhau euta lane bata arko lane ma dherai farak huncha. The same street can have land at NRS 30 lakh per aana on one side and NRS 60 lakh on the other simply because of road width or south-facing orientation.
The following rates are based on the official Kathmandu Metropolitan City financial act for 2025/26 (2082 BS) and cross-referenced with current market listings from propertykarobar.com, gharghaderi.com, and expertsewa.com.
Kathmandu Government Valuation (Malpot Rate) 2082/83: Zone by Zone
| Area / Zone | Govt. Rate Per Aana (NPR) | Govt. Rate Per Ropani (NPR) | Notes |
|---|---|---|---|
| New Road, Hanumandhoka, Indrachowk, Thamel, Asan, Kantipath | NRS 72.6 lakh | NRS 11.6 crore | Highest valuation in Nepal. Commercial core of old Kathmandu. Source: Kathmandu Metropolitan City Financial Act 2025/26. |
| Bagbazar to Ratna Park, Putalisadak main road | NRS 53.24 lakh | NRS 8.5 crore | Major commercial corridor |
| Mitra Park to Dillibazaar, Gaushala to Ratopul | NRS 50.6 lakh | NRS 8.09 crore | Inner Ring Road zone, eastern Kathmandu |
| Gaushala to Dhobi Khola (Ring Road link) | NRS 57 lakh | NRS 9.12 crore | Ring Road frontage premium |
| Boudha Stupa area (main road) | NRS 44.5 lakh | NRS 7.12 crore | Tourism zone, high commercial demand |
| Balkumari, Koteshwor, Tinkune, Baneshwor, New Baneshwor | NRS 38.72 lakh | NRS 6.19 crore | Ring Road commercial and residential mix |
| Manoharapul to Chabahil, Banasthali to Maharajgunj, Samakhushi, Kapurdhar, Bishalnagar | NRS 38.72 lakh | NRS 6.19 crore | Ring Road northern and eastern sections |
| Budhanilkantha, Gokarna, Tokha, Kapan (peripheral north) | NRS 15 to 25 lakh | NRS 2.4 to 4 crore | Developing areas, lower density |
| Chandragiri, Nagarjun, Kirtipur outskirts | NRS 8 to 15 lakh | NRS 1.28 to 2.4 crore | Peripheral western zones, lower connectivity |
Kathmandu Market Rates (Actual Bazar Bhau) 2082/83
| Area | Market Rate Per Aana | Market Rate Per Ropani | Market Condition (2026) |
|---|---|---|---|
| Lazimpat, Maharajgunj, Baluwatar (embassy zone) | NRS 21 to 25 lakh | NRS 3.36 to 4 crore | Stabilized after 10-12% correction from 2023 peak. Diplomatic demand keeps floor high. |
| Inside Ring Road, central (Baneshwor, Putalisadak, Kamaladi) | NRS 40 to 75 lakh | NRS 6.4 to 12 crore | Premium residential and commercial. Market rate far exceeds government valuation here. |
| Koteshwor, Tinkune, New Baneshwor | NRS 25 to 45 lakh | NRS 4 to 7.2 crore | 2-3% recovery after 15-20% correction. Commercial oversupply in parts. |
| Budhanilkantha, Dhumbarahi, Chandol | NRS 18 to 30 lakh | NRS 2.88 to 4.8 crore | 5-7% growth from improving north Kathmandu infrastructure. |
| Sitapaila, Kalanki, Kirtipur (mid-periphery) | NRS 12 to 22 lakh | NRS 1.92 to 3.52 crore | Steady demand from first-time buyers priced out of central areas. |
| Chandragiri, Nagarjun, Dakshinkali road periphery | NRS 8 to 15 lakh | NRS 1.28 to 2.4 crore | Buyer's market. Large supply, lower demand. Outer ring road development will improve this. |
The government valuation paradox in Kathmandu: For premium central areas like Baneshwor and Putalisadak, the government valuation (NRS 38-72 lakh per aana) is actually close to or sometimes above the market rate. This is unusual because government rates are normally lower. In premium zones, malpot office rates have been aggressively revised upward. In peripheral areas like Chandragiri, the government rate is NRS 8-15 lakh but actual market deals happen at similar levels. The gap between government and market rate is largest in mid-tier areas like Budhanilkantha and Koteshwor.
Lalitpur District
Bagmati Province | Patan and surrounds | Ropani and Aana system
Lalitpur (Patan) ko real estate 2026 ma interesting position ma cha. Some areas have appreciated faster than Kathmandu. Imadol and Chapagaun were 2026's standout stories with 5-7% growth. Kupandol and Jawalakhel remain premium but have corrected slightly from their 2023 peaks.
| Area | Govt. Rate (Malpot) Per Aana | Market Rate Per Aana | Notes |
|---|---|---|---|
| Kupandol, Jawalakhel, Lagankhel main road | NRS 39.5 lakh | NRS 35 to 55 lakh | Highest Lalitpur zone. Boutique hotels and embassies nearby. |
| Ring Road Lalitpur (Sanepa, Dhobighat, Ekantakuna) | NRS 26 lakh | NRS 25 to 40 lakh | Ring road access commands strong premium |
| Saibu, Bhaisepati, Imadol | NRS 21.5 lakh | NRS 20 to 35 lakh | Fast-growing zone. Imadol rose 5-7% in 2026. Good road connectivity. |
| Bagmati Rural Municipality (Ikudol area, paved road) | NRS 4.2 lakh per ropani (approx NRS 26,250 per aana) | NRS 8 to 15 lakh | Cheapest paved-road land in Lalitpur. Remote location. |
| Godavari, Dukuchhap, Champi | NRS 6 to 7.5 lakh | NRS 10 to 18 lakh | Outer Lalitpur. Peaceful but long commute to city center. |
Bhaktapur District
Bagmati Province | Ropani and Aana system
Bhaktapur ma jagga ko mol Kathmandu bhanda sasto cha. This makes it popular for buyers who want to stay within the Valley but cannot afford Kathmandu or central Lalitpur prices. Tourism recovery in Bhaktapur Durbar Square area and the improving Bhaktapur-Kathmandu fast road connection are pushing prices upward in 2026.
| Area | Govt. Rate Per Aana | Market Rate Per Aana | Notes |
|---|---|---|---|
| Suryabinayak, Nakhel, Chittapol | NRS 24.5 lakh | NRS 20 to 35 lakh | Bhaktapur's highest-valued areas. Good connectivity to Kathmandu via Koteshwor. |
| Changunarayan, Duwakot road | NRS 5.8 lakh per ropani | NRS 8 to 14 lakh | Developing corridor. Government valuation still low compared to market. |
| Gundu area (main road) | NRS 4.7 lakh per ropani | NRS 7 to 12 lakh | Southern Bhaktapur. Agricultural conversion potential. |
| Bhaktapur general residential (25 to 65 lakh range in premium) | Varies by ward and road | NRS 15 to 65 lakh | Wide range. Premium areas near main roads at upper end. Farming land at lower end. |
Pokhara (Kaski District)
Gandaki Province | Hill system: Ropani and Aana
Pokhara is Nepal's second city for real estate demand. The Pokhara International Airport opening and tourism recovery have both driven price increases in Lakeside and Bagar areas. Pokhara real estate behaves differently from Kathmandu: tourism proximity adds a significant premium that pure residential demand does not create.
| Area | Market Rate Per Aana (2026) | Market Rate Per Ropani | Notes |
|---|---|---|---|
| Lakeside (Baidam), Phewa Tal roadfront | NRS 40 to 70 lakh | NRS 6.4 to 11.2 crore | Tourism premium. Hotel and commercial land commands highest rates in Pokhara. Lakefront land can exceed NRS 1 crore per aana for commercial plots. |
| Bagar, New Road, Prithvi Chowk (central Pokhara) | NRS 30 to 55 lakh | NRS 4.8 to 8.8 crore | Commercial and residential mix. Business-oriented buyers dominate. |
| Chipledhunga, Nayabazar, Srijana Chowk vicinity | NRS 20 to 35 lakh | NRS 3.2 to 5.6 crore | Mid-zone Pokhara. Residential demand from Pokhara working population. |
| Lekhnath area (Pokhara-12 to 33, outer ring) | NRS 5 to 15 lakh | NRS 80 lakh to 2.4 crore | Outer Pokhara Metropolitan. Road access determines price significantly here. Paved road plots command 3x unpaved road plots. |
| Peripheral Kaski (agricultural, unpaved road) | NRS 2 to 5 lakh | NRS 32 to 80 lakh | Rural Kaski outside Pokhara Metropolitan boundary. Agricultural land designation. Conversion to residential requires municipality approval. |
Chitwan District
Bagmati Province | Terai system: Bigha, Kattha, Dhur
Chitwan uses the Terai measurement system. Land here is measured in Bigha, Kattha, and Dhur. Bharatpur Metropolitan City (Chitwan's main city) has seen consistent demand growth from Kathmandu residents seeking affordable land and from Terai workers returning from abroad.
| Area | Market Rate Per Kattha | Market Rate Per Dhur | Notes |
|---|---|---|---|
| Bharatpur-5 to 10 (city core, Narayangadh area) | NRS 15 to 30 lakh | NRS 75,000 to 1.5 lakh | Commercial and premium residential in Bharatpur city center. |
| Gitanagar, Bharatpur municipal areas | NRS 5 to 12 lakh | NRS 25,000 to 60,000 | Residential demand, good infrastructure. Popular for first-time buyers. |
| Shivaghat, outer Bharatpur (6m road access) | NRS 3 to 6 lakh | NRS 15,000 to 30,000 | Growing residential areas on city fringes. Road width matters significantly. |
| Agricultural Bigha (Chitwan rural) | NRS 1.5 to 4 lakh | NRS 7,500 to 20,000 | Agricultural classification. Conversion costs apply. Often purchased for farming or long-term holding. |
Land Price in 9 More Nepal Districts: Quick Reference 2082/83
Kathmandu Valley baaher garnu cha? Here are current market rates for Nepal's other major urban and semi-urban districts. These use a mix of measurement systems depending on region.
Morang District (Biratnagar)
Koshi Province | Terai: Kattha and Dhur
| Area | Market Rate Per Kattha | Notes |
|---|---|---|
| Biratnagar city (Bhanubhakta Marg, main roads) | NRS 10 to 20 lakh | Commercial corridors. Koshi province's largest city. |
| Biratnagar residential zones | NRS 4 to 9 lakh | Standard residential areas. Road access key. |
| Outer Morang, agricultural | NRS 1.5 to 3 lakh | Farming land, lower conversion value. |
Sunsari District (Dharan, Itahari)
Koshi Province | Terai and Hill mix
| Area | Market Rate | Notes |
|---|---|---|
| Dharan city (main road) | NRS 8 to 15 lakh per kattha | Dharan is growing rapidly. BPKIHS hospital zone drives demand. |
| Itahari (Bajra area, highway access) | NRS 3 to 6 lakh per kattha | Itahari is emerging as Sunsari's commercial hub. |
| Dharan outskirts (Aana system for hill land) | NRS 2 to 4 lakh per aana | Hill areas above Dharan use ropani-aana measurement. |
Rupandehi District (Butwal, Siddharthanagar)
Lumbini Province | Terai: Kattha and Dhur
| Area | Market Rate Per Kattha | Notes |
|---|---|---|
| Butwal city core (Puspalal Park, Hospital Line) | NRS 12 to 25 lakh | Butwal is Lumbini Province's economic hub. Rapid commercial growth. |
| Butwal residential zones | NRS 5 to 12 lakh | Strong residential demand from remittance-driven buyers. |
| Siddharthanagar / Bhairahawa airport area | NRS 6 to 14 lakh | International airport premium. Lumbini tourism circuit driving demand. |
Banke District (Nepalgunj)
Lumbini Province | Terai: Bigha and Kattha
| Area | Market Rate Per Kattha | Notes |
|---|---|---|
| Nepalgunj city center, Dhambojhi Chowk | NRS 8 to 16 lakh | Mid-western Nepal's commercial hub. Cross-border trade with India drives commercial demand. |
| Nepalgunj residential | NRS 3 to 7 lakh | Steady residential market. Madhesh province proximity adds economic spillover. |
Kailali District (Dhangadhi)
Sudurpaschim Province | Terai: Bigha and Kattha
| Area | Market Rate Per Kattha | Notes |
|---|---|---|
| Dhangadhi city center | NRS 5 to 12 lakh | Sudurpaschim Province capital. Fastest-growing city in far-west Nepal. |
| Dhangadhi outskirts, residential | NRS 2 to 5 lakh | Growing residential demand from returning migrants and civil servants. |
Nuwakot, Sindhuli, Makwanpur, Kavrepalanchok
Hill districts near Kathmandu | Ropani and Aana system
These four districts surround Kathmandu Valley and have been seeing growing demand from Valley residents priced out of the Valley itself. Road improvements and proximity to Kathmandu make them increasingly attractive.
| District / Area | Market Rate Per Aana | Notes |
|---|---|---|
| Kavrepalanchok (Banepa, Dhulikhel, Panauti) | NRS 4 to 12 lakh | Prithvi Highway access. Dhulikhel view lots at premium. Panauti historic zone growing. |
| Makwanpur (Hetauda, Thaha area) | NRS 2.5 to 7 lakh | Industrial zone around Hetauda. Fast Track route proximity adding land value. |
| Nuwakot (Bidur, Kakani road) | NRS 1.5 to 5 lakh | Popular for hill resort plots. Kakani road access key. Weekend home buyers. |
| Sindhuli (Sindhulimadhi town) | NRS 1.5 to 4 lakh | Sindhuli corridor highway improved connectivity. Slowly rising demand. |
Free Merokalam Tool
Calculate Total Plot Value in NPR
Enter any area (Ropani, Aana, Kattha, Dhur, sqft, sqm) and price per unit. Total value calculates instantly. Works offline on your phone.
Jagga Kinnuaghi Ke Herne? What to Check Before Buying Land in Nepal
Price thaha bhayo. Tara price matra thaha huncha ra? These are the practical checks every buyer should do before signing anything.
| Check | Why It Matters | How to Verify |
|---|---|---|
| Lalpurja (title deed) verification | The Lalpurja proves legal ownership. Without checking the original, you cannot confirm the seller actually owns what they are selling. | Visit the local Malpot Karyalaya (Land Revenue Office) with the plot number (Khasra number) and request a field book or ownership record. This is a public record. |
| Land use classification (Jamin ko prakar) | Agricultural land (Krishi Jagga) cannot be used for residential construction without conversion approval. Conversion costs money and time. | The Lalpurja document shows the land classification. Confirm at the Land Revenue Office. Ask if any conversion application is pending. |
| Road access width | Building permits in Nepal require minimum road width access. A plot with only a 3-foot path cannot get a standard building permit. | Physically measure the road width. Minimum for most municipalities is 5 meters (approx 16 feet). Kathmandu Metropolitan requires minimum 6 meters in most zones. |
| Multiple ownership / family disputes | Many Nepal properties have multiple inheritors listed in the Lalpurja. All owners must sign for a valid transfer. | Check the Lalpurja for all names listed as owners. If multiple names appear, all must be present and consenting for the sale deed. |
| Bank lien (Dhito) | If the land is pledged as collateral for a bank loan, the bank has a first claim. You could buy land and then have a bank claim it. | Ask the seller for a "No Objection" certificate from their bank, or request a field book from Malpot that shows any mortgage registration. Any existing mortgage appears in the field book. |
| Plot boundary (Chepraja) and area accuracy | The actual area may differ from what the Lalpurja states if old land records have errors or if neighbors have encroached. | Hire a licensed land surveyor (Napi Goswara registered surveyor) to conduct a boundary survey before finalizing the deal. This costs NRS 5,000 to 15,000 depending on plot size and district. |
| Registration cost estimation | Registration charges are calculated on the government valuation, not the sale price. Knowing this prevents budget surprises at registration. | Registration fee = 4% of government valuation for most buyers. Confirm current rates at your district's Land Revenue Office before proceeding. Women registering land in their own name get a discount in some categories. |
The registration cost trap that surprises buyers
Registration fee (stamp duty) in Nepal is approximately 4% of the government valuation, not the actual sale price. But many Land Revenue Offices also charge a minimum fee equivalent to 1.5% of the declared transaction price if it is higher than the government valuation. For a plot selling at NRS 50 lakh per aana in a zone where the government valuation is NRS 38 lakh, your registration cost on that aana is roughly: 4% of NRS 38 lakh = NRS 1.52 lakh. Budget for this before completing any land deal. A CA or real estate lawyer can give you the exact calculation for your specific plot.
Frequently Asked Questions: Nepal Land Price 2082/83
Kathmandu ma ek ropani ko mol kati cha 2082 ma? +
It depends heavily on location. At New Road and Hanumandhoka (highest government valuation), 1 Ropani government rate is approximately NRS 11.6 crore (16 aana × NRS 72.6 lakh). In mid-zone areas like Koteshwor and Baneshwor, government rate is approximately NRS 6.19 crore per ropani. In peripheral areas like Chandragiri, market rate can be as low as NRS 1.28 to 2.4 crore per ropani. 1 Ropani = 16 Aana. Multiply any per-aana price by 16 to get per-ropani price.
Pokhara ma Lakeside jagga kati lagchha? +
Pokhara Lakeside (Baidam) market rates in 2026 range from NRS 40 to 70 lakh per aana for standard residential-commercial plots. Commercial plots directly on the Phewa Tal lakefront can exceed NRS 1 crore per aana for premium parcels. Pokhara uses the ropani-aana measurement system. 1 ropani in Lakeside at NRS 50 lakh per aana = NRS 8 crore per ropani.
Malpot valuation ra bazar bhau ko farak kati huncha? +
In peripheral areas and Terai districts, market price is typically 2 to 4 times the government (malpot) valuation. In premium Kathmandu central areas, the gap has narrowed because government valuations have been aggressively revised upward since 2080 BS. In some premium zones like Putalisadak and Dillibazaar, government valuation now roughly matches market reality. The gap is largest in rapidly developing areas where government valuations have not caught up with actual market appreciation.
Nepal ma jagga kinnu aghi kasto documents check garnu parchha? +
The five must-check documents: (1) Original Lalpurja (title deed) showing current owner name, plot number, and area. (2) Field book from Malpot Karyalaya showing ownership history and any mortgage (dhito). (3) Land use classification confirming it is residential or the conversion is approved. (4) Road access measurement confirming minimum width for building permit. (5) Chepraja (boundary survey) report from a licensed surveyor. Never finalize a land deal without all five confirmed.
Nepal ma mahila ko naam ma jagga kinmanda registration discount milchha? +
Yes. Nepal government policy provides a registration fee discount for land registered exclusively in a woman's name. The discount structure varies by year and is specified in the annual Finance Act. As of recent years, women registering land in their sole name pay a reduced stamp duty rate compared to men or joint registration. Confirm the current year's discount at your district Land Revenue Office before registration, as the exact percentage is set in each year's Finance Act.
Nepal ma jagga ko mol 2027 ma barchha ki ghatchha? +
This is impossible to predict precisely, but the 2026 consensus from Nepal's real estate analysts is: modest 2-7% growth in infrastructure-heavy corridors (Imadol, Budhanilkantha, outer ring road areas), flat to slight decline in oversupplied commercial zones (New Baneshwor, Koteshwor), and steady growth in emerging cities (Dhangadhi, Itahari, Butwal) driven by remittance-funded buyers. NRB's tighter lending policies since 2024 have reduced speculative buying, making the market more fundamentals-driven than it was in 2021-2023. Land along the 66 km Kathmandu outer ring road is expected to appreciate significantly when the road opens in phases through late 2026 and 2027.
Using Price Data Correctly: What This Guide Is and Is Not
The numbers in this guide are reference ranges drawn from government valuation records, real estate portal listings, and published market analyses for 2082/83 (2025/26). They represent the realistic band within which most transactions are occurring.
They are not valuations for your specific plot. Your specific plot's value depends on exact road width, south or east facing orientation, floor area ratio (FAR) allowed by the municipality, distance from the nearest paved road, and whether it is surrounded by developed or undeveloped neighbors.
Sita's family used the government rate as the floor and the market comparables as the ceiling. Then they negotiated in between, with knowledge rather than guesswork. That is what this guide enables.
Before any final decision on buying or selling, use the Merokalam Land Measurement tool to convert between units and estimate total value, then consult a licensed valuer or real estate professional for your specific plot.
Nepal Land Price Quick Reference 2082/83
Kathmandu premium core: NRS 40-75 lakh per aana (market) | NRS 38-72 lakh (govt)
Kathmandu mid-zone: NRS 15-35 lakh per aana (market)
Kathmandu peripheral: NRS 8-15 lakh per aana (market)
Lalitpur premium: NRS 35-55 lakh per aana | Govt: NRS 39.5 lakh
Bhaktapur: NRS 15-65 lakh per aana (premium to standard)
Pokhara Lakeside: NRS 40-70 lakh per aana
Pokhara mid-zone: NRS 20-35 lakh per aana
Chitwan (Bharatpur): NRS 5-30 lakh per kattha
Biratnagar: NRS 4-20 lakh per kattha
Butwal: NRS 5-25 lakh per kattha
1 Ropani = 16 Aana = 508.72 sq meters = 5,476 sq ft
Kathmandu mid-zone: NRS 15-35 lakh per aana (market)
Kathmandu peripheral: NRS 8-15 lakh per aana (market)
Lalitpur premium: NRS 35-55 lakh per aana | Govt: NRS 39.5 lakh
Bhaktapur: NRS 15-65 lakh per aana (premium to standard)
Pokhara Lakeside: NRS 40-70 lakh per aana
Pokhara mid-zone: NRS 20-35 lakh per aana
Chitwan (Bharatpur): NRS 5-30 lakh per kattha
Biratnagar: NRS 4-20 lakh per kattha
Butwal: NRS 5-25 lakh per kattha
1 Ropani = 16 Aana = 508.72 sq meters = 5,476 sq ft
Disclaimer: Land price ranges in this guide are based on government valuation records (Malpot Karyalaya), Kathmandu Metropolitan City Financial Act 2025/26, and market data from real estate portals including propertykarobar.com, gharghaderi.com, and published analyses from aafnaighar.com and expertsewa.com as of May 2026 (2082/83 BS). Actual transaction prices vary significantly based on plot-specific factors. This guide provides reference ranges only and is not a formal property valuation. Consult a licensed real estate professional or the local Land Revenue Office for any specific transaction. Merokalam is not a real estate agent and earns no commission from any land transactions.
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