Reference Guide
Definitions of 14 key farmland terms for Karnataka and Tamil Nadu buyers — from land measurement units (gunta, cent) to legal documents (RTC, EC, Patta) to the repealed 79A/79B restrictions.
A Guntha is a traditional land measurement unit used in Karnataka and parts of Maharashtra. One Guntha equals 1,089 square feet (101.17 sq m). In Karnataka's RTC documents, land extent is commonly recorded in Gunthas — a 5-gunta plot is roughly the size of a tennis court. The term is often used interchangeably with 'Ground' in Bangalore property circles.
A Cent is a traditional land unit used primarily in Tamil Nadu and Kerala. One Cent equals 435.6 square feet (40.47 sq m). In Tamil Nadu's Patta and Chitta documents, land extent is recorded in cents — a 10-cent plot is about the size of a small parking lot. It is NOT used in Karnataka, where Guntha is the equivalent unit.
An Acre is a standard land measurement used across India and internationally. One Acre equals 43,560 square feet or 404.7 square meters — roughly the size of a standard city block. In farmland transactions, 'one acre' is the common reference unit. A 5-acre farm is about the size of 5 city blocks or 2 standard football fields combined.
RTC stands for Record of Rights, also called Pahani in Karnataka or Adangal in Tamil Nadu. It is the primary government land record showing: current owner name, extent in local units (gunthas/cents), soil type, water source, and current crops under cultivation. The RTC is issued by the Village Tahsildar's office and is one of the first documents to verify before purchasing farmland in Karnataka. Always obtain the original RTC and cross-check the seller's name with the mutation register.
The Encumbrance Certificate (EC) is a historical transaction record obtained from the Sub-Registrar's office. It shows all registered documents — sales, mortgages, gifts, or leases — against a property over a specified period (typically 15 to 30 years). A 'Nil Encumbrance' EC confirms no registered transactions exist, making it a critical step in verifying clean title before purchasing farmland.
Patta is a land ownership certificate issued by the Tamil Nadu government through the Tahsildar's office. It is the equivalent of Karnataka's RTC (Record of Rights/Pahani). The Patta shows the recorded owner's name, survey number, land extent, and classification. When buying farmland in Tamil Nadu's Thalli corridor, the Patta in the seller's name is essential — without it, registration and mutation become problematic.
Khata is a revenue record maintained by the Karnataka Bruhat Bengaluru Mahanagara Palike (BBMP) for properties within city limits. It is different from the RTC, which covers agricultural land. Khata Certificate shows property ownership and tax payment history. When farmland is converted to a site plot in Bangalore's peri-urban areas, a Khata transfer becomes necessary for building permits and property tax assessment.
The Mutation Register is a revenue department record that tracks the transfer of land ownership from one person to another. When farmland is sold and registered, the mutation record is updated by the Village Assistant Revenue Inspector (VAI) in the local land records. The mutation extract shows: current owner's name, extent, survey number, and the date of the last transfer. Ensuring the seller's name matches the Mutation Register and RTC is a critical due diligence step.
Sections 79A and 79B of the Karnataka Land Reforms Act, 1961, previously restricted farmland purchases to persons with agricultural income in Karnataka. Section 79A required buyers to derive income from agriculture, and Section 79B imposed a ceiling on land ownership. These sections were repealed by the Karnataka Land Reforms (Amendment) Act, 2020. Today, any Indian citizen — regardless of profession — may purchase agricultural land in Karnataka.
The Mother Deed — also called the Parent Deed or Original Deed — is the earliest sale deed or government grant document that traces the beginning of the ownership chain for a piece of land. Every subsequent sale deed links back to the Mother Deed through a continuous chain. Verifying the Mother Deed means going back 30+ years to the first documented transaction — gaps in the chain are red flags that require legal resolution before purchase.
A co-farmer model is a managed farmland arrangement where multiple investors jointly own agricultural land and share produce, costs, and decision-making. The One Acre Farms co-farmer model combines individual ownership titles with professional farm management — co-farmers hold their own plots while the team handles cultivation, irrigation, harvesting, and crop sales. Returns are distributed per co-farmer vote on crop selection each season.
Managed farmland is agricultural land where a professional farm management company handles day-to-day operations on behalf of the landowner. Services typically include: soil preparation, irrigation management, crop selection and planting, fertiliser and pest management, harvesting, and produce offtake. The landowner visits when they wish and receives periodic updates. The co-farmer model at One Acre Farms is a specific form of managed farmland with shared decision-making.
Permaculture is a holistic farming approach that designs agricultural systems to mimic natural ecosystems — self-sustaining, diverse, and regenerative. Key permaculture principles include: diverse crop layering (trees, shrubs, ground cover), water harvesting via swales and ponds, composting and recycling of nutrients, and minimal external inputs. Farmland using permaculture design tends to improve soil health and biodiversity over time, reducing long-term input costs while maintaining yields.
A Sandalwood plantation involves cultivating Indian Sandalwood (Santalum album), a high-value tropical tree that produces aromatic heartwood used in perfume, medicine, and religious rites. Sandalwood takes 30-50 years to mature and commands significant market value at harvest — established plantations have reported internal rates of return exceeding 15-20% over long holding periods. Karnataka's climate is well-suited for sandalwood cultivation in agroforestry systems. One Acre Farms offers sandalwood plots in specific corridors.
Disclaimer: This glossary is for informational purposes only and does not constitute legal advice. Karnataka 79A/79B was repealed in 2020. Any Indian citizen may purchase farmland in Karnataka. NRIs: FEMA regulations apply in all Indian states. Past farmland performance is not a guarantee of future returns.
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