Farmhouses near Kharar and Airport Road

Farmhouses near Kharar and Airport Road at a glance

Around Mohali, farmhouses and farmhouse land come up for sale on three sides: villages near Kharar (Khuni Majra, Machhli Kalan, Gharuan and the Kurali highway), the Landran side, and the edge of Aerocity towards Chhatbir and the airport. They are sold by landowners and their brokers, not by a developer.

• Built farmhouses: ₹2.45 crore for a farmhouse with a private pool on 3 kanal near Khuni Majra (OLX, 13 November 2026) up to ₹9.75 crore for a three-storey 700 sq yd farmhouse near Chhatbir (see the listing)
• Farmhouse land: ₹52 lakh for 2 kanal at Machhli Kalan and about ₹70–73 lakh for 1 kanal on the Kurali side, up to ₹3.25 crore for 1,000 gaj near the airport, in November 2026 (see the listing)

These are asking prices; deals are often lower. Land on the Landran–Banur road has been offered at about ₹3.4 crore per acre, in an undated listing.

Rules every farmhouse buyer should know

• Minimum size: Punjab's building rules allow a farmhouse on agricultural land of at least 2.5 acres (The Tribune, September 2025; GMADA's draft Unified Building Rules 2025 keep a 2.5-acre minimum with low ground coverage). Most "farmhouse plots" offered near Mohali are far smaller, 1–3 kanal or 500–2,000 sq yd, so a house on them needs a change of land use (CLU) or another approval: ask to see the approval itself, not an application.
• Gated "farm" colonies: selling small plots in a gated layout with roads is a colony, which needs a licence under Punjab's colony law (PAPRA) and usually RERA registration. A seller's "approved" or "NOC available" is not enough: ask for the licence or RERA number and check it.
• Foothill villages: on 24 July 2026 the Punjab and Haryana High Court stopped all construction and land transfers in 16 Shivalik foothill villages of Mohali district, including Siswan, Mirzapur, Karoran, Parol and Nada, until forest land is demarcated, and the National Green Tribunal has stayed Punjab's policy to regularise farmhouses in such areas. None of the listings here is in those villages.
• Title: get the current jamabandi and fard (khewat, khatauni and khasra numbers) from Punjab's land records, check every mutation (intkal), and if the land is jointly held, make sure the seller's share is partitioned (takseem).
• Who can buy: NRIs and OCI cardholders cannot buy agricultural land or farmhouses in India except by inheritance (FEMA).
• Costs: stamp duty in Punjab is about 7% for men, 5% for women and 6% jointly, plus a 1% registration fee, on the higher of the deal value and the collector rate (confirm at the sub-registrar).

Location

Khuni Majra and Machhli Kalan are villages on the Kharar side of Mohali, Gharuan is on the Kharar–Morinda road near Chandigarh University, and Chhatbir lies beyond Aerocity on the way to Zirakpur. All are in Mohali (SAS Nagar) district; check each village's master-plan zone before you buy.

Before you buy a farmhouse here

• Ask for the khasra (field) numbers and the village, and get the current jamabandi and fard from Punjab's land records; check the mutations and that the seller's share is partitioned.
• For land under 2.5 acres, ask to see the change of land use (CLU) or other approval that allows a house; for a plot in a gated layout, ask for the colony licence or RERA number.
• Check that the village is not one of the 16 Shivalik foothill villages where the High Court stopped building and transfers in July 2026, and that the land is not forest or PLPA land.
• Check the approach road, the power connection and the tubewell or water supply on site, and who maintains the boundary, roads and any shared services.

Facts checked on 14 November 2026 against farmhouse ads on OLX (dated November 2026), RealEstateIndia and 99acres, the Punjab and Haryana High Court's order of 24 July 2026 (LiveLaw), and The Tribune's reports on Punjab's farmhouse rules. The cover is an area map; map © OpenStreetMap contributors.