How to Buy Land in
Andaman & Nicobar:
Complete Property Buyer’s Guide 2026
Any Indian citizen can buy property in Andaman & Nicobar - but the process is unlike any other Union Territory. Every single sale requires prior DC Permission (45-60 days), tribal reserves cover vast areas under absolute prohibition, 86% of the islands are forest-covered, virtually all land is coastal under CRZ, and stamp duty rates are in flux after the 2024 Calcutta High Court order. This guide covers everything you must verify.
Why Buying Land in Andaman & Nicobar is Unlike Anywhere Else in India
A&N Land Revenue & Land Reforms Regulation, 1966
Form F (Record of Rights) - Dweepbhoomi portal
DC Sale/Gift Permission mandatory before every registration
Tribal reserves (1956 Regulation), Forest land (86% coverage), Extreme CRZ
The Andaman and Nicobar Islands are 572 islands in the Bay of Bengal - only about 37 are permanently inhabited. For property buyers, the good news is that any Indian citizen can purchase property here without a residency restriction, which sets it apart from states like Himachal Pradesh or hill UTs. The complexity, however, comes from an extraordinary concentration of overlapping restrictions that apply to practically every parcel of land.
Approximately 86% of the islands are forest-covered. Virtually every habitable part is coastal, meaning CRZ rules apply everywhere. Large swathes are tribal reserves under the 1956 Regulation where any purchase - even by an Indian citizen - is a criminal offence. And before any land transaction can be registered, the Deputy Commissioner must issue a Sale/Gift Permission, a process that takes 45-60 days and cannot be bypassed.
Port Blair, Havelock (Swaraj Dweep), Neil (Shaheed Dweep). Primary market. All government offices here. Most buyer activity.
Mayabunder, Rangat, Diglipur, Baratang. Rural and semi-urban. Lower prices. Growing tourism. Agricultural land available.
Car Nicobar, Great Nicobar. Almost entirely tribal reserve. Not recommended for private buyers. Tribal Pass required to even visit most areas.
2024 High Court development: On May 21, 2024, the Calcutta High Court’s Circuit Bench at Port Blair quashed the 2019 notifications (Nos. 273, 274, 275) that had raised stamp duty rates and circle rates in A&N Islands. This creates uncertainty about which stamp duty rates currently apply. Always verify the current applicable rate directly with the Sub-Registrar in Port Blair before any transaction - do not rely on any third-party website figures.
Who Can Buy Property in Andaman & Nicobar?
✓ South Andaman (Port Blair, Havelock, Neil Island)
✓ North & Middle Andaman (Mayabunder, Diglipur, Rangat)
✓ No residency restriction - any Indian state
✓ Mandatory DC Sale Permission required for all
✓ NRIs and OCIs - same process, FEMA rules apply
✕ Tribal Reserve Areas (1956 Regulation) - Indian citizens AND foreigners
✕ North Sentinel Island + 5 km waters - criminal offence to even approach
✕ Jarawa Tribal Reserve (Western Coast) - no access whatsoever
✕ Forest land - cannot be privately owned or purchased
✕ Nicobar Islands (most areas) - tribal territory, off-limits
The single most important thing to understand: Andaman is open to all Indian buyers - but every single transaction requires a prior DC Sale/Gift Permission from the Deputy Commissioner. There is no exemption from this requirement, not even for small plots or resale properties. Registration without DC permission is void. Plan 45-60 days for this process before you can complete registration.
DC Sale/Gift Permission - The Most Critical Requirement in Andaman
Unlike any other state or Union Territory in this guide, Andaman & Nicobar requires a formal Sale/Mortgage/Gift Permission from the Deputy Commissioner before any property transaction can be registered. The Sub-Registrar will simply not accept a sale deed without this permission as a supporting document. It is not a formality - it involves multi-department review, a site inspection, and typically 45-60 days to complete.
Documents required to apply for DC Sale/Gift Permission:
DC Permission is property-specific and transaction-specific. It cannot be reused for a different buyer or a different property. Always apply for DC Permission BEFORE finalising the sale agreement or paying any advance amount. If the DC permission is refused, you have no legal transaction to complete - and any advance paid may be difficult to recover. For South Andaman: DC Office South Andaman, Port Blair (Phone: 03192-233089, Sale Permission: 03192-231951). For North & Middle Andaman: DC Office, Mayabunder.
The 13-step registration process after DC Permission:
Form F and the Dweepbhoomi Land Records Portal
Andaman & Nicobar has its own distinctive land records system. Unlike mainland India - which uses Jamabandi, 7/12, Patta, or Khatiyan depending on state - A&N Islands use Form F as the primary Record of Rights document under the 1966 Land Revenue Regulation. Every buyer’s first verification step should be to check the Form F on the Dweepbhoomi portal.
Survey number and area
Land type (wet / dry / forest / government)
Current holder/tenant name
Nature of holding (owned / tenanted / govt allotment)
Encumbrances and liabilities
Mutation history
Official digitised land records portal (NIC)
Search by survey number, holder name, or village
ROR view: dweepbhoomi.andamannicobar.gov.in/RORView.php
Online registration: onlineregistrationani.gov.in
Note: certified physical copies from Tehsildar required for all official transactions
Always verify Form F on the Dweepbhoomi portal first - then obtain the certified physical copy from the Tehsildar’s office. The online record is for preliminary verification only. The certified copy is what gets submitted to the DC office and Sub-Registrar. Any change in land holder through sale, gift, or inheritance must be updated through a Mutation entry in Form F.
Forest Land, Tribal Reserves & CRZ - The Three Absolute Restrictions
These three restrictions - forest land, tribal reserves, and CRZ - individually each make large portions of the islands unavailable for private purchase. They overlap in many areas. Understanding all three before selecting any property is non-negotiable.
A. Forest Land - 86% Coverage
Andaman & Nicobar is approximately 86% forest-covered - one of the highest proportions in India. Reserved Forests and Protected Forests cannot be privately owned or purchased. Any transaction on classified forest land is void. Forest land can only be de-reserved by the Central Government - an extremely lengthy process requiring MoEFCC approval.
Always obtain a Forest Status Certificate from the A&N Islands Forest Department before purchasing ANY land outside Port Blair municipality. This is the single most critical clearance for rural and non-urban land in Andaman.
B. Tribal Reserves - Absolute Prohibition for Everyone
The Andaman and Nicobar Islands (Protection of Aboriginal Tribes) Regulation, 1956 protects six indigenous tribes: Great Andamanese, Jarawa, Onge, Sentinelese, Nicobarese, and Shompen. This regulation is one of the strongest tribal land protection laws in India - it applies to Indian citizens and foreign nationals equally.
Absolute prohibition. Even being within 5 km of its coast is a criminal offence. The Sentinelese are an uncontacted tribe - their territory has the highest protection under Indian law.
Western Coast of South Andaman and Middle Andaman - approximately Constance Bay to Luis Intel Bay. No access whatsoever. Any purported sale of this land is void and a criminal offence.
Almost entirely tribal territory governed by Nicobarese and Shompen customary rights. Most areas off-limits even for Indian citizens. Only Campbell Bay has limited civilian access.
C. CRZ - The Most Extreme Coastal Restriction in India
Because virtually every habitable part of the islands is coastal, CRZ Notification 2019 applies with full force across most of A&N’s buildable land. CRZ-IVA and CRZ-IVB categories apply specifically to A&N Islands as island territory.
Mangroves, coral reefs, sand dunes, land between Low Tide Line and High Tide Line. No construction, no private development, no ownership for development purposes.
Existing developed areas and rural/peri-urban coastal zones. NDZ of 50m or 200m from High Tide Line applies. Construction requires Environment & Forest Dept clearance before any building plan approval.
For any property within 500 metres of the High Tide Line - verify CRZ classification with the Forest & Environment Department, A&N Administration before any other step. Construction in CRZ areas requires clearance from Environment and Forest Department before TCP/APWD will issue building plan approval.
Stamp Duty, Registration Charges & the 2024 High Court Order
2024 High Court Order - rates are uncertain: On May 21, 2024, the Calcutta High Court’s Port Blair Circuit Bench quashed three 2019 notifications (Nos. 273, 274, 275) that had raised stamp duty, circle rates, and registration charges. The pre-2019 rate structure may have reverted. Always verify the current applicable stamp duty rates with the Sub-Registrar’s office in Port Blair before any transaction. Do NOT rely on any third-party website or this guide for the final rate - confirm directly.
| Transaction Type | Stamp Duty (indicative - verify) | Registration Fee | Notes |
|---|---|---|---|
Sale Deed - Male buyer | ~6% of value (pre-2019 rates may apply) | ~1% of property value | Verify with Sub-Registrar - 2024 HC order changed structure |
Sale Deed - Female buyer | ~4% of value | ~1% of property value | Gender concession traditionally offered - verify current status |
Gift Deed | Specific rate - verify | ~1% | DC Permission also required for gift of land |
Mortgage Deed | Per slab - verify | Per slab | DC Permission required |
Stamp duty is calculated on the higher of: the circle rate (government reference value) OR the actual transaction/market value. Circle rates in A&N are published by the A&N Administration. The online registration portal at onlineregistrationani.gov.in calculates stamp duty automatically - use this as a preliminary guide but confirm the final figure with the Sub-Registrar before payment.
Building Approvals - TCP/APWD and Port Blair Municipal Council
Building permissions in Andaman & Nicobar are issued by the Town & Country Planning (TCP) Unit of Andaman Public Works Department (APWD). For plots up to 500 sq m and layouts not exceeding 8 plots, planning permission and building plan approval is delegated to local bodies - Port Blair Municipal Council (PBMC) and Gram Panchayats. Larger developments go to TCP/APWD directly.
Mandatory clearances BEFORE building plan approval:
Once clearances are granted and TCP approves a building plan, the structure cannot be changed - in terms of structural elements, floors added, or roofing type - without prior TCP approval. Violations invite penal action. Always obtain the Occupancy Certificate (OC) from PBMC before occupying or purchasing any constructed property. A building without an OC is legally unauthorised in Port Blair regardless of how complete it appears.
TNRERA for builder projects: Andaman & Nicobar is uniquely governed by Tamil Nadu RERA (TNRERA) - not a separate A&N RERA. All projects with land area > 500 sq m or 8+ apartments must be registered on tnrera.in. Developers cannot take more than 10% advance before RERA registration. Verify any builder project on tnrera.in before booking.
The Nicobar District - Why Private Buyers Should Stay Away
The Nicobar Islands are technically part of the same Union Territory as the Andamans and are theoretically accessible to Indian citizens - but in practice, they function as a completely separate and heavily restricted territory. Most of the Nicobar Islands are tribal reserves governed by the Nicobarese (officially protected tribe) and the Shompen (a particularly vulnerable isolated tribe in Great Nicobar who have been accorded the highest level of protection under Indian law).
Indian citizens need a Tribal Pass to visit most Nicobar Islands. This pass is not for tourists - only researchers with specific project approval, government officials on duty, relatives of posted officials, or persons invited by tribal community unions.
The Nicobar Islands are close to international shipping lanes and are a strategic military area. Security clearances for private visits are rarely granted to civilians without an official purpose.
Even in the limited accessible areas (Campbell Bay, parts of Car Nicobar), the DC Nicobar’s permission is still required for every transaction. Private property purchase without government/official purpose is strongly inadvisable.
The Shompen tribe of Great Nicobar has ‘particularly vulnerable tribal group’ status - their territory in Great Nicobar has the absolute highest level of protection under Indian law. Any land in or adjacent to their territory is completely off-limits. The Government of India’s Great Nicobar Island development project (ANIIDCO) is the only sanctioned large-scale development in this area and is a government initiative, not private land sales.
NRI / OCI Rules for Buying Land in Andaman & Nicobar
✓ Residential property in South & North/Middle Andaman
✓ Commercial property in accessible areas
✓ Same DC Permission process as resident Indians
✓ Payments via NRE/NRO accounts only
✓ POA: Indian Consulate attested + registered in Port Blair
✕ Agricultural land (FEMA restriction - nationwide)
✕ Tribal reserve areas (1956 Regulation - everyone)
✕ Forest land (Forest Conservation Act)
✕ Nicobar Islands (tribal protection)
✕ CRZ-I land (no private development)
Foreign nationals (non-Indian) generally cannot own property in A&N without RBI/Government approval. A residential lease of up to 5 years is permitted. Foreign nationals require a Restricted Area Permit (RAP) - issued on arrival at Port Blair for most nationalities. Citizens of Afghanistan, China, and Pakistan require prior MHA approval for RAP.
What Safe Properties Look Like in Andaman & Nicobar
A safe property in Andaman requires all of the following to be true simultaneously. These are not optional checks - each one is a mandatory clearance in the DC Permission process itself.
Seller must be the current recorded holder. Survey number, area, and land type must match physical documents exactly. Mutation history must be complete with no gaps.
Obtained from Forest Department, A&N Administration. Critical for any land outside Port Blair municipality. Without this, forest classification risk is unverified.
Confirmed via DC office records and Revenue records. No verbal assurance from seller is sufficient - get written confirmation.
Verified with Environment & Forest Department, A&N Administration. NDZ distances confirmed for CRZ-IIIA/B land. CRZ clearance obtained if within coastal zone.
Permission letter received specifying seller, buyer, survey number, and conditions. No-Dues Certificate, BDO NOC, Forest NOC, and CRZ clearance all in order.
No mortgage, no court attachment, no pending legal claim. Obtained from Sub-Registrar Office, South Andaman.
Red Flags When Buying Property in Andaman & Nicobar: Walk Away Immediately
No price discount justifies proceeding when any of these are present. In Andaman, many of these red flags represent not just a legal risk but a criminal offence.
Andaman & Nicobar Land Buyer Checklist: Documents to Verify Before You Buy
Verification: Government Portals & Contacts
You will need the survey number, village or locality name, and holder name to verify land records. Obtain these from the seller before any site visit or payment.
| Portal / Office | What you get | URL / Contact |
|---|---|---|
Dweepbhoomi - Land Records | Form F (RoR) search by survey number/name/village. Online ROR view. NIC-developed portal. | |
Online Registration Portal | Online land registration. Automatic stamp duty calculation. Sub-Registrar South Andaman at DC Office, Port Blair 744101. | |
DC South Andaman - Port Blair | DC Sale/Gift Permission applications. Land allotment queries. | 03192-233089 / 03192-231951 |
DC North & Middle Andaman | DC Permission for North/Middle Andaman properties. Tehsildar Rangat: 274248. Tehsildar Diglipur: 272240. | DC Office, Mayabunder |
Forest Department A&N | Forest Status Certificate. Forest NOC. ESZ status. Wildlife sanctuary/national park permissions. Chief Wildlife Warden A&N. | |
Environment & Forest Dept A&N | CRZ classification and clearance. CZMP for A&N Islands. Eco-Sensitive Zone notifications. | |
TNRERA (governs A&N projects) | All builder projects in A&N > 500 sq m or 8+ flats. Select ‘Andaman’ in project search. Agent registration. Complaint filing. | |
TCP / APWD - A&N Administration | Building plan approval and planning permission for larger developments. |
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Current as of April 2026. Procedures, fees, and timelines may change — verify with A&N Administration before acting. This is general guidance, not legal advice. Always consult a lawyer before purchasing land in Andaman & Nicobar.