Convert agricultural land to Gharabari online in Odisha through the Revenue Services Portal. Step-by-step process, documents, fees, and application guide
OdishaPlus Knowledge Series
Owning a piece of land is a dream for many, but building a home on it requires more than just ownership. If your land is recorded as ‘Agricultural’ (or any related type as described in the revenue records) in the government records, you cannot legally construct a permanent structure until its classification (kisam) is changed to ‘Gharabari’ (Homestead).
Previously, this process—technically known as conversion under Section 8(A) of the Odisha Land Reforms (OLR) Act—required multiple visits to the Tehsil office. However, under the state’s digital initiative, the Revenue & Disaster Management Department has made the entire process faceless and digital.
Whether you are in Bhubaneswar, Cuttack, or a rural village, here is a comprehensive guide on how to apply for land conversion online, the fee structure, and the documents you need.
The Online Portal
Citizens no longer need to visit government offices for the application. The entire process is hosted on the Odisha Revenue Services portal.
Website to visit: odisharevenueservices.nic.in
Service Name: Apply for Conversion of Agricultural Land U/s 8(A) of OLR Act
Documents You Need Before Applying
Before logging in, ensure you have soft copies (PDF/JPG) of the following documents ready:
Record of Rights (RoR/Patta): The land must be legally mutated in your name.
Rent (Khajana) Receipt: A current receipt showing that all land rent dues are paid.
Identity Proof: Aadhaar Card, Voter ID, or PAN Card.
Trace Map: A sketch of the plot showing the approach road (crucial for approval).
Photograph: Passport Size Photo of the applicant.
Step-by-Step Application Process
Step 1: Registration
Visit the Odisha Revenue Services portal. If you are a first-time user, click on ‘Register’ to create an account using your mobile number and email ID.
Step 2: Accessing Form 25
Once logged in, navigate to the “Land Record Services” section and select “Apply for Conversion of Agricultural Land U/s 8(A) of OLR Act.” This will open Form No. 25.
- District, Tehsil, and Village (Mauza).
- Khata Number and Plot Number.
- Total Area and the specific area to be converted.
- Purpose: Clearly select ‘Homestead/Gharabari’.
Step 4: Upload and Payment
Upload the required documents and pay the initial processing fee.
- Application Fee: ₹10
- User Fee: ₹80
- Speed Post Fee: ₹40 (to have the new Patta delivered to your home).
Step 5: Verification
Once submitted, the application travels digitally to the Tehsildar. A Revenue Inspector (RI) will conduct a field enquiry to verify the physical status of the land and the existence of an approach road. A public notice is also issued to invite any objections.
Step 6: Final Premium Payment
If the verification is successful, the Tehsildar will issue a demand notice for the conversion premium (see fee structure below). Once you pay this online, the status is updated, and the new RoR is generated.
Understanding the Fee Structure (2024-25)
The government has simplified the conversion fees to ensure uniformity across the state.
- Conversion Premium: 1% of the Market Value of the land.
(Note: This is based on the benchmark valuation of the land in your specific Mouza).
Important: Leasehold vs. Freehold
Citizens in Bhubaneswar and Cuttack should note the distinction between Private Agricultural Land and Government Leasehold Land (allotted by GA Dept, OSHB, or BDA/CDA).
- If you are converting Leasehold to Freehold, the fee is 3% of the Benchmark Value (revised down from 10% in mid-2025).
- For standard private agricultural land conversion under OLR 8(A), the 1% rule applies.
Why Is This Necessary?
Converting your land to Gharabari is mandatory for:
- Obtaining building plan approval from development authorities (like BDA, CDA) or Town Planning units.
- Applying for housing loans from banks.
- Avoiding future legal complications regarding land usage.
Citizens can track the status of their application in real-time on the same portal under the “Application Status” tab.
(Disclaimer: This article, developed with AI tools, is for informational purposes only. Fees and rules are subject to change by the Revenue & Disaster Management Department, Government of Odisha. So, please verify with the official portal for the latest notifications.)
This article needs updation….whether in between mutation and conversion, plan approval of BDA/ BMC is required…please see to that otherwise many readers may be misled unnecessarily..thanks..