For buyers, heirs, and investors acquiring land plots in Nepal
Understanding Land Ownership in Nepal
How Ropani, Bigha, and Lalpurja records work, and how to verify boundaries before purchase.
Last reviewed Sep 1, 2026 (भदौ १६, २०८३)
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Ropani vs. Bigha: Regional measurement conversions
Hilly regions and Kathmandu Valley use Ropani-Aana-Paisa-Daam. 1 Ropani equals 16 Aana; 1 Aana equals 4 Paisa; 1 Paisa equals 4 Daam.
Terai regions use Bigha-Kattha-Dhur. 1 Bigha equals 20 Kattha; 1 Kattha equals 20 Dhur. Always convert all dimensions to standard square meters or square feet to avoid costly sizing discrepancies.
Checking cadastral maps (Napi) and boundary markers
Visit the local Survey (Napi) Office and hire an authorized surveyor (Amin) to measure the property on-site using the official sheet map.
Verify that all four physical boundaries (Chaarkilla) listed on the Lalpurja match current adjoining properties and public roads.
Inheritance, partition (Amsabanda), and spousal consent
Under the National Civil Code of Nepal (Muluki Dewani Samhita), ancestral property requires formal family partition and consent from registered coparceners before disposal.
Ensure the seller possesses full disposable rights or that all legal heirs co-sign the deed at the Malpot registry.
This is general information about how things usually work, not legal or tax advice. Rules change and they are not the same for everyone. For anything you will file or sign, check with someone qualified.
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