— NAGAR PALIKA PARISHAD · CHHATA TEHSIL, MATHURA
Kosi Kalan
The first industrial town on NH-44 after the Haryana border — notified UPSIDA estates that are real, a "logistics hub" label that no notification supports, and our role stated before the map.
Area Snapshot
- Status
- Nagar Palika Parishad · UPSIDA estates
- District · tehsil (verified)
- Mathura · Chhata tehsil (HQ is Chhata town)
- Registration
- Sub-registrar on the Chhata tehsil establishment
- Population (2011)
- 60,074 (NPP including outgrowth)
- Connectivity
- NH-44 Delhi–Agra — the Palwal road, continued
- Planning control
- Inside MVDA (order of 8 Jan 1997) · outside YEIDA
- Our role
- Disclosed network (co-broke), terms in writing
Last verified: 18 Jul 2026
What decides the price here
There is no standard rate — this is what sets it
The only published number
The circle rate set by the District Magistrate for Mathura district, published on the state registration portal — a stamp-duty floor for the registry, not a market rate, and the Mathura district circle-rate cell for your locality and land use. how UP circle rates work.
No single market rate exists here, and no one publishes one. There is no database of what parcels actually transacted for; registry values are set to that collector-rate floor and understate the real trade; owners set their own asking prices; there is no MLS. Two parcels that look identical — same road, same class, next khasra — change hands at different numbers, for reasons that live in the paper and the approach, not in any table.
An allotted industrial plot inside a notified estate and raw land beside the highway are two different purchases with different paperwork — the allotment file, not the frontage, says which one is on offer.
What the development authority permits on that specific khasra decides what the ground is worth; agricultural land priced as an industrial plot is worth that only once the use is actually sanctioned.
Highway touch reprices ground that interior khasras never see — but frontage is read from the record and the legal approach, not from a site visit in good weather.
The per-buyer cap of about 12.5 acres, aggregated with family, makes an industrial-scale assembly a structuring question before it is a price question — it changes who can buy, not only what it costs.
Adjacent parcels here transact at different numbers for reasons we can explain on a call — the real figure needs the real parcel. Send your requirement.
Infrastructure & project impact
What actually anchors Kosi Kalan?
Industry on a working national highway — and it is worth separating the part that is notified from the part that is advertised. UPSIDA, through its Agra regional office, runs notified industrial estates at Kosi Kalan and the adjoining Kosi Kotwan pockets (an industrial area, an IIDC estate and a Phase-2), and their existence is corroborated outside the authority's own listings by company registrations and postal addresses inside the estate. That is real, occupied industrial ground on NH-44. What is not established is the label the market has attached to it: no logistics-park notification, no multi-modal logistics park designation, and no site-specific warehousing-policy notification names Kosi Kalan. Every "ideal for logistics and warehousing" line we could trace ran back to a property portal. We do not print estate layout figures either — plot counts and hectare splits circulate widely, but the authority's own layout document did not parse on inspection, so those numbers stay off this page until they are read from the source. Two boundaries decide the paperwork here. Kosi Kalan has been inside the Mathura-Vrindavan Development Authority since the order of 8 January 1997, so building needs MVDA sanction under the UP Urban Planning and Development Act 1973 — not merely a clean sale deed. And Chhata tehsil does not appear in YEIDA's notified-village roster, so nothing about YEIDA's lease regime, its allotment schemes or the Jewar-airport premium attaches to land here, whatever a brochure says. UP's own law governs the rest: the record is the khatauni on Bhulekh, mutation is dakhil-kharij, and the state's distinctive limit is a cap on how much a single buyer may accumulate — 5.0586 hectares, about 12.5 acres, aggregated with family.
Why do buyers watch Kosi Kalan?
The Delhi–Agra road here is NH-44 — the same highway that runs through Palwal. NH-19 is the Agra–Kolkata portion and never enters Mathura district; a listing that says otherwise has copied a portal, not a map.
UPSIDA estates at Kosi Kalan and Kosi Kotwan are notified and occupied — corroborated by company registrations and postal addresses inside the estate, not by a brochure.
No government notification designates Kosi Kalan a logistics or warehousing hub. The phrase is portal copy. The estates are the fact; the label is the pitch, and we price the first.
Kosi Kalan has been inside the development authority since January 1997 — construction needs MVDA permission, and a clean title alone does not make ground buildable.
Chhata tehsil is not in YEIDA's notified roster, so there is no Jewar-airport lease premium here — and equally no YEIDA permission risk. Land sold on a YEIDA story in this belt is mis-sold.
Mathura district has one Nagar Nigam, thirteen Nagar Panchayats and exactly one Nagar Palika Parishad — this one. Municipal class decides which rules and which taxes apply.
Kosi Kalan is the bigger industrial town, but Chhata is the tehsil HQ where the SDM and Tehsildar sit — a distinction that decides where a file actually moves.
UP caps a single buyer's acquisition by purchase or gift at 5.0586 hectares — about 12.5 acres — aggregated with family. An industrial assembly here is structured around that, not surprised by it.
Mathura district is beyond our home ground. We work it through named network partners with terms in writing and verification from our own desk — disclosed, never implied as direct service.
On the map
Distances & access
Location — map unavailable
Kosi Kalan ·
Current parcels
Public listings
No public listings shown for this area right now. We source land privately through a network working these villages since 1997 — send your requirement.
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FAQ
Questions about Kosi Kalan
Is Kosi Kalan on NH-19 or NH-44?
Is Kosi Kalan a notified logistics hub?
Do I need development-authority permission to build at Kosi Kalan?
Do you work directly in Kosi Kalan?
Can someone from outside Uttar Pradesh buy agricultural land at Kosi Kalan?
Where does a Kosi Kalan sale actually register?
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