What is the fee for leasehold to freehold conversion in Bhubaneswar?

The conversion application fee is ₹400. Additionally, conversion fees are calculated based on the premium per acre multiplied by the area of the plot in square feet divided by 43,560. The exact amount is calculated as on the date of application.

How to Convert Leasehold Land to Freehold in Bhubaneswar – BMC Area Guide 2026

Q: Who is eligible for leasehold to freehold conversion in Bhubaneswar?

The original allottee/lessee of a residential plot or the legal heirs/successors-in-interest are eligible to apply. The property must be within BMC limits and the lease deed must be valid and subsisting.

Q: What documents are required for leasehold to freehold conversion?

Required documents include: e-Receipt of ₹400 conversion application fees, photograph of applicant, copy of original lease deed duly attested, affidavit in prescribed form, indemnity bond on ₹10 stamp paper, copy of up-to-date rent receipt, copy of up-to-date holding tax receipt, attested copy of identity proof, three specimen signatures, and NOC from Bank if the property is under mortgage.

Q: Do I need a certificate from BDA or BMC for conversion?

Yes, as per Order No. 26984/CA dated 07.08.2025, applicants are required to obtain a certificate from the Planning Member, BDA (in place of BMC) regarding building construction without any plan deviation or with deviations within permissible limits. BDA is now authorized to issue this certificate.

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How to Convert Leasehold Land to Freehold in Bhubaneswar – BMC Area Guide 2026

Leasehold to Freehold Conversion Guide – Bhubaneswar

Convert Leasehold Land to Freehold in Bhubaneswar

Complete Guide – BMC Area | GA Department Leasehold Plots | Residential Property Conversion

Service	Leasehold to Freehold Conversion
Applicable Area	Bhubaneswar Municipal Corporation (BMC) Area
Department	General Administration (GA) Department, Govt. of Odisha
Official Portal	gaestate.odisha.gov.in
Application Fee	₹400
Certificate Authority	Planning Member, BDA (Order No. 26984/CA)

Service Leasehold to Freehold

Area BMC Area

Fee ₹400 (Application)

Portal gaestate.odisha.gov.in

Portal

GA Estate

gaestate.odisha.gov.in

Application Fee

₹400

Non-refundable

Certificate

BDA

Instead of BMC (Order 26984)

Department

GA & PG

Director of Estates

About Leasehold to Freehold Conversion in Bhubaneswar

The leasehold to freehold conversion process allows lessees of residential plots within the Bhubaneswar Municipal Corporation (BMC) area to convert their leasehold rights (land taken on lease for 90 years) into permanent freehold ownership. This conversion is facilitated by the General Administration (GA) Department, Government of Odisha.

Key benefits of conversion:

Permanent ownership – No lease renewal required
Transferable rights – Sell or transfer property freely
No annual ground rent – After conversion
Higher property value – Freehold properties command premium prices

Who Can Apply?

Original allottee/lessee – The person to whom the lease deed was originally executed
Legal heirs / Successors-in-interest – In case of death of the original allottee
Substituted lessee – In case of transfer of leasehold rights with GA Department approval

Note: The property must be a residential plot within the BMC area and the lease deed must be valid and subsisting.

Important Update: BDA Certificate Requirement

Order No. 26984/CA dated 07.08.2025

As per the recent Government Order, the following changes have been made:

BDA replaces BMC – The Planning Member, BDA (Bhubaneswar Development Authority) is now authorized to issue the required certificate instead of BMC.
Timeline: Certificate shall be issued within 15 days from the date of filing of application.
Applicants: Both pending and new conversion applicants are required to apply before the Planning Member, BDA.

Note: The certificate is required to confirm that the residential building has been constructed as per the approved plan without any deviation, or deviations are within permissible limits or have been regularized through compounding.

Step-by-Step Application Process

Follow these steps to apply for leasehold to freehold conversion online:

Step 1: Visit the GA Estate Portal

Open your web browser and go to the official GA Estate website:

https://gaestate.odisha.gov.in

Register on the Portal

Go to https://gaestate.odisha.gov.in/registration.php and register by providing your basic information. After successful registration, you will receive an SMS with your acknowledgement number and login details.

Login to Your Account

Click on the login link on the registration success page or use the menu bar login link. Select "Conversion Applicant" and login with your credentials.

Update Your Photograph

Click on "Edit Profile" from the left menu. Either take a photograph using your web camera or upload a scanned passport-size photograph.

Upload Your Signature

Click on "Take Signature" from the left menu. Use a signature pad to take your signature directly or scan and upload your signature.

Pay Application Fee

Click on "Pay Application Fees" to pay the ₹400 fee. Only online payment through the website is acceptable. Click "Proceed for Payment" to redirect to the Odisha Treasury site.

Important: After completing the transaction, click "Back to DTI" or "Return to Orissa VAT" to ensure your transaction is registered with GA Estate.

Apply for Conversion

Click on "Apply for Conversion" from the left menu. Complete the process by uploading clearly visible scanned copies of all required documents.

Obtain BDA Certificate

Apply to the Planning Member, BDA with the required documents to obtain the certificate confirming building construction as per approved plan.

Submit Hard Copies

Visit the GA Department facilitation centre with all original documents, the e-payment receipt, and the BDA certificate.

Important: Keep your acknowledgement number, transaction ID, and application number safe for future reference. Only online payment through the GA Estate website is accepted – no other mode of payment is acceptable.

Prescribed Format for Conversion – PDF

Download the prescribed format for conversion application, which includes the affidavit, indemnity bond, specimen signature format, and conveyance deed format.

Documents Required for Conversion

The following documents are required for conversion of leasehold land to freehold:

e-Receipt of ₹400 Application Fees Photograph of Applicant(s) Copy of Original Lease Deed (Attested) Affidavit in Prescribed Form Indemnity Bond (₹10 Stamp Paper) Copy of Up-to-Date Rent Receipt Copy of Up-to-Date Holding Tax Receipt Attested Copy of Identity Proof Three Specimen Signatures NOC from Bank (if under mortgage) BDA Certificate (as per Order 26984) Building Plan Approval

Note: For legal heirs/successors-in-interest, additional documents such as Legal Heir Certificate and Succession Certificate may be required.

Fee Structure for Conversion

Application Fee

₹400 – Non-refundable application fee (payable online through the GA Estate portal)

Conversion Fee Calculation

Conversion fees are calculated using the following formula:

Amount of premium per acre × (Area of the plot in sq. ft / 43,560)

The exact amount is calculated as on the date of application.

Concessional Premium

Applicants who availed lease on concessional premium will pay equal percent differential concessional premium calculated at the rate as on date of application for conversion.

Note: Additional charges such as stamp duty and registration charges are to be borne by the purchaser/applicant.

Forms Required for Conversion

Affidavit

To be executed by the applicant
Declares the correctness of information
Confirms use of property as residential
Confirms up-to-date ground rent payment

Indemnity Bond

On ₹10 Non-Judicial Stamp Paper
To be attested by Notary Public
Keeps the Government harmless from claims
Must be executed by the applicant

Specimen Signature Format

Three specimen signatures required
For all applicants/mutatees
In A4 size paper
Required for verification

NOC from Bank

Required if property is under mortgage
Issued by Bank/Financial Institution
No objection for conversion
In prescribed format

Important Points to Remember

Only Online Payment: Payment must be made only through the GA Estate website – no other mode of payment is acceptable.
Back to DTI: After completing the transaction with your bank, click "Back to DTI" or "Return to Orissa VAT" to register the transaction.
BDA Certificate: Obtain certificate from Planning Member, BDA (not BMC) as per Order No. 26984/CA.
Certificate Timeline: BDA certificate will be issued within 15 days from date of application.
Document Attestation: All documents must be self-attested by the applicant and attested by a Gazetted Officer/Notary.
Suppression of Facts: If any fact is suppressed or misrepresented, the conveyance deed will be void and the consideration forfeited.
Stamp Duty: Stamp duty and registration charges for the conveyance deed shall be borne by the purchaser.

Frequently Asked Questions

What is leasehold to freehold conversion in Bhubaneswar?

Leasehold to freehold conversion is the process of converting leasehold rights (land taken on lease for 90 years) into permanent freehold ownership for residential plots within the Bhubaneswar Municipal Corporation (BMC) area through the General Administration (GA) Department, Government of Odisha.

Who is eligible for leasehold to freehold conversion in Bhubaneswar?

The original allottee/lessee of a residential plot or the legal heirs/successors-in-interest are eligible to apply. The property must be within BMC limits and the lease deed must be valid and subsisting.

What documents are required for leasehold to freehold conversion?

Required documents include: e-Receipt of ₹400 conversion application fees, photograph of applicant, copy of original lease deed duly attested, affidavit in prescribed form, indemnity bond on ₹10 stamp paper, copy of up-to-date rent receipt, copy of up-to-date holding tax receipt, attested copy of identity proof, three specimen signatures, and NOC from Bank if the property is under mortgage.

What is the fee for leasehold to freehold conversion?

The conversion application fee is ₹400. Additionally, conversion fees are calculated based on the formula: Premium per acre × (Area in sq. ft / 43,560). The exact amount is calculated as on the date of application.

Do I need a certificate from BDA or BMC for conversion?

Yes, as per Order No. 26984/CA dated 07.08.2025, applicants are required to obtain a certificate from the Planning Member, BDA (in place of BMC) regarding building construction without any plan deviation or with deviations within permissible limits. BDA is now authorized to issue this certificate within 15 days.

What is the mode of payment for conversion application?

Only online payment through the GA Estate website (https://gaestate.in) is acceptable. After payment, you must click "Back to DTI" or "Return to Orissa VAT" to register the transaction. No other mode of payment is acceptable.

What is the timeline for BDA certificate issuance?

The Planning Member, BDA is required to issue the certificate within 15 days from the date of filing of application by the applicant.

What happens if there is unauthorized construction?

The conversion application requires declaration of any unauthorized construction. The BDA certificate confirms whether the building has been constructed as per approved plan without deviation, or deviations are within permissible limits, or have been regularized through compounding.