Buying Real Estate in Leh Ladakh

Updated on April 16, 2020
soni2006 profile image

I like traveling and meeting like-minded people. Love Kashmir the most and like going there again and again. Waiting for the train to start.

Buying Hotel Property in Leh
Buying Hotel Property in Leh

My new friend on Facebook, who read my travel articles there, asked me:

How do you buy real estate in Leh Ladakh? . . . [D]o you have any advice about buying land or an already-constructed flat or house or villa in Leh? What papers are required, and is there a finance scheme or bank loan available? I would love to own a house on this land as it is so beautiful, plus it will serve as my holiday home when I am there. Would it be a good investment property for long-term gains?

So I answered him: “Who would not love to own a house or a piece of land in this beautiful place, it’s like buying real estate in heaven. Isn’t it?" But unfortunately I had to tell him that the State of Jammu and Kashmir, where Leh Ladakh is located, is under a special act, and only people with a domicile in J&K can legitimately buy, sell, or own property in this region.

Like Buying Real Estate in Heaven
Like Buying Real Estate in Heaven

Under Article 370, residents of Jammu and Kashmir can buy real estate anywhere in India without any difficulties, and J&K is the only state in India which has had this article implemented since 1951 by Pandit Jawaharlal Nehru. But unfortunately, residents of other states or countries cannot buy real estate. They cannot buy agricultural land there even if they are farmers.

The only way to buy property in Leh Ladakh is in the name of a local.

I do know of a few people, even foreigners, who have bought real estate in Leh in the name of locals and run it as a guest house for years and also used it as a holiday home. It is a win-win situation for both. I have even heard of boat houses on Dal Lake in Srinagar, Jammu and Kashmir, having been bought in this way.

Buying a Flat in Leh
Buying a Flat in Leh

In nearby Himachal Pradesh, one can buy property which is residential in nature but not agricultural land. This means that in H.P., you can buy any property which lies within the municipal limits of the town, but not property outside it.

Under special conditions, one can buy up to 500 square yards of agricultural land in H.P., but the process is very lengthy and requires knowing the right people and having the right amount of money. This is the reason why in J&K people mostly lease real estate from the locals.

Leh Ladakh
Leh Ladakh

This year when I went to Manali near Leh with my friends, we met a lawyer in Manali. One of our friends took a small hotel on lease in Manali. The lawyer told us one could buy agricultural land in HP if he/she is an ex-servicemen or a senior citizen farmer, and Himachal is still on the loose side, but buying real estate in Leh Ladakh directly is not possible; it can only be done via a local.

Leh Ladakh
Leh Ladakh

This article is accurate and true to the best of the author’s knowledge. Content is for informational or entertainment purposes only and does not substitute for personal counsel or professional advice in business, financial, legal, or technical matters.

Questions & Answers


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      • hmkrishna profile image

        Halemane Muralikrishna 

        7 weeks ago from South India

        I liked your article on Ladakh and wish to visit this newly formed state of India. It is sharing the border with China and Nepal, can we visit the boarders, I know terrains will be difficult being sloppy and chilling. I loved your pictures and description of the place. It was nice reading Mr Rajinder.

      • profile image

        Good Dealers 

        6 months ago

        Thanks for sharing your services & information. Good Dealers provide direct contact with Top Property Dealers in Delhi. Visit our website.

      • profile image


        8 months ago

        Hi luking for sum investment in Leh n Ladakh.....wii wait for your revert...

      • profile image

        Rakesh jain 

        9 months ago

        My recorment land

        In leh

      • profile image

        Sasikumar Krishnaswami 

        9 months ago

        From Kerala-I want Agriculture land of 8 to 20 kanal, like to own shops at Ladakh and two house for my family, Please give the details separately

      • profile image

        santosh r pandey 

        10 months ago

        Hi this is santosh from dreamconstruction i am intrested land

        pl.send me mail..dreamconstruction79@r

      • profile image


        10 months ago

        Not anymore :) #Article 370 scrapped

      • profile image

        Ankur agarwal 

        20 months ago

        I want hotel in ladak for lease

        Otherwise I want shop also

      • profile image


        21 months ago

        Ram JI

        You cannot buy land in ladakh and j&k both due to some article.

        but you can always invest with a guy who owns place there.

        For investing on resorts or hotels, I can definitely help you with that.

      • profile image

        Ram ji 

        2 years ago

        I am looking to buy commercial property in leh

      • profile image


        5 years ago

        Hello can anybody tell me a way to buy some land in leh i want to start a small tourist related enclave having a successful porject running in himachal and goa already so can anybody help me ? But i don't wanna start a business on others name or lease it

      • profile image

        Subodh Vashisth 

        5 years ago

        I m thinking to buy a house there for me .I want to stay my rest of life there.can u help me to buy property



      • profile image


        6 years ago

        our Comment...I m thinking to buy a house there for me .I want to stay my rest of life there.can u help me to buy property there .

      • profile image

        Stanzin Thinley 

        6 years ago

        Hello People!

        I seems there is an overwhelming interest in owning a land or a flat in Ladakh. Well you can meet all your requirements in Ladakh in terms of properties and vehicles from Total Property Solutions Ltd Leh-Ladakh near Main Post Office Leh.

        You can contact at 9469212885 or e mail to:

        With Love

        Stanzin Ladakh

      • soni2006 profile imageAUTHOR

        Rajinder Soni 

        9 years ago from New Delhi, India

        Come to Leh rsuan and you will love it. I am glad that you gave your precious time in reading this article.

      • rsusan profile image

        Rika Susan 

        9 years ago from South Africa

        What a beautiful hub. Love the pics! Thanks for helping me to discover Leh Ladakh.


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