Enter a plot size in ropani-aana-paisa-dam or bigha-kattha-dhur and the rate the seller quoted — per aana, ropani, kattha, bigha or square foot — and get the total in NPR, with the rate converted into every other unit so you can compare listings that are quoted differently.
How is land priced in Nepal?
Land is quoted per unit, not per plot, and the unit changes with the region. In the Kathmandu valley and the hills the rate is normally per aana; in the Terai it is per kattha or per bigha. The plot itself is written as a mixed ladder — "3-2-1-0" meaning 3 ropani 2 aana 1 paisa 0 dam — so the size and the rate are almost never in the same unit to start with.
The reliable method is to normalise both to square feet first, then multiply. That is exactly what this calculator does, which is why you can enter a hill plot size and a per-square-foot rate together and still get the right number. If you only need the size conversion, use the Nepal land area converter.
What does the registration cost on top?
Transferring ownership at the land revenue office (malpot) carries a registration fee charged as a percentage of the transfer value. The rate depends on the municipality and on whether the buyer is an individual or a company, and commonly falls between 2% and 5%.
One detail catches most buyers: the fee is charged on the higher of the agreed price and the government valuation for that plot. If the official valuation is above what you paid, the fee is calculated on the valuation. Treat the registration figure here as a floor, and check the exact municipal rates in the stamp duty and property registration calculator.
Comparing two listings quoted in different units
A plot at NPR 5,000,000 per aana and one at NPR 14,000 per square foot look unrelated until you convert. One aana is 342.25 square feet, so the first works out to roughly NPR 14,610 per square foot — slightly the more expensive of the two. The results panel shows every equivalent rate so the comparison takes no arithmetic.
Related tools
- Nepal Land Area Converter — ropani, aana, bigha, kattha, sq ft.
- Stamp Duty Calculator — registration cost on a property transfer.
- EMI Calculator — monthly payment if the purchase is financed.
