— NAGAR PALIKA PARISHAD · CHHATA TEHSIL, MATHURA
Kosi Kalan
Kosi Kalan is a Nagar Palika Parishad in Chhata tehsil, Mathura district, on NH-44 — town and industrial land with notified UPSIDA estates, inside MVDA and outside YEIDA; the "logistics hub" label has no notification behind it.
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 office — disclosed, never implied as direct service.
On the map
Distances & access
Location — map unavailable
Kosi Kalan ·
Evidence
- Kosi Kalan is a NAGAR PALIKA PARISHAD - the only one in Mathura district (the district has one Nagar Nigam, Mathura-Vrindavan, one NPP, and 13 Nagar Panchayats); it lies in CHHATA tehsil, and Chhata town - not Kosi Kalan - is the tehsil headquarters. Mathura district has five tehsils: Mathura, Mahavan, Chhata, Mant, Goverdhan — mathura.nic.in municipal-bodies + mathura.nic.in/tehsil/ (OFFICIAL), 18 Jul 2026.
- The Delhi-Agra road through Kosi Kalan and Mathura district is NH-44, not NH-19 - the 2010 renumbering made Delhi-Agra NH-44 and Agra-Kolkata NH-19; NH-19 does not touch Mathura district. This is the same NH-44 that runs through Palwal. Portal listings carrying "NH-19" for Kosi Kalan are in error — NH-44 route record (secondary: Wikipedia/AARoads, internally consistent with the documented 2010 MoRTH renumbering); matches our own plan §17.5 correction, 18 Jul 2026.
- Kosi Kalan is inside the Mathura-Vrindavan Development Authority (MVDA) area by government order of 8 January 1997, so construction needs MVDA sanction under the UP Urban Planning and Development Act 1973; UPSIDA (Agra regional office) runs notified industrial estates here - Kosi Kalan, Kosi Kotwan IA, Kosi Kotwan IIDC and Kosi Kotwan Phase-2 — mvdamathura.com/AboutMVDA.html inclusion timeline (OFFICIAL); UPSIDA estate listings, onlineupsida.com (OFFICIAL), 18 Jul 2026.
- Census 2011 population 60,074 - reported as Nagar Palika Parishad INCLUDING outgrowth; the NPP-proper figure is lower and was not resolved. Census 2011 remains the latest published Indian census (Census 2027: house-listing from Apr 2026, enumeration Feb 2027, reference date 1 Mar 2027) — Census 2011 via census2011.co.in (secondary retrieval of official data); PIB Census 2027 notification 16 Jun 2025 (OFFICIAL), 18 Jul 2026.
- Chhata tehsil does NOT appear in YEIDA's notified-village roster for Mathura district - so YEIDA allotment rules, its lease regime and the Jewar-airport land narrative do not legally apply at Kosi Kalan — yamunaexpresswayauthority.com notified villages (Mathura) - checked 18 Jul 2026 (OFFICIAL), 18 Jul 2026.
- NO government notification designates Kosi Kalan a logistics park or multi-modal logistics hub; the "logistics and warehousing hub" phrasing traces to property-portal listings only. The notified UPSIDA estates on NH-44 are the verifiable fact. Estate layout figures are NOT printed - the authority layout document did not parse on inspection — absence check against UPSIDA and UP logistics/warehousing policy listings; portal claims rejected as marketing, 18 Jul 2026.
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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?
Anything unanswered? Send your requirement — Same-day reply in working hours (Mon–Sat 10–7) — urgent: call. Finding land or checking records takes longer.
Start here
Send a Kosi Kalan requirement
Tell us the budget and purpose; the reply comes the same working day, and the search runs against it in writing.
Buying, selling or verifying land in Palwal district and Nuh (Mewat) district — plots, farm land, commercial and industrial parcels — against a written requirement.
We do not take mandates whose only objective is to pressure an owner into a distress or knowingly under-value sale. For a valuation, send the village and khasra first.
Buying: the purpose, village or area, land type and size, budget, timeline, and whether the money is arranged. Selling: village, land type and size, whether you own it alone, jointly or by inheritance, whether all owners agree, asking price, timeline and the documents in hand. Verifying: district, tehsil and village, khasra or khewat, where the deal stands, and what worries you.
Same-day reply in working hours (Mon–Sat 10–7) — urgent: call. Finding land or checking records takes longer. After 19:00 and on Sundays, the reply comes the next working day. Your requirement is restated in writing and the record screened before any parcel is discussed.
Fee and scope are agreed in writing before any work begins. A site visit happens only after the requirement is in writing and a first record screen is done. Nothing is shared outside the practice without your say-so; where a partner is needed, they are named in the written terms first.
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