Sector 87 Landowners Are Being Offered Different Rates Across Four Villages — Why?

GMADA has announced different land values for four villages affected by the expansion of the commercial area in Sector 87, Mohali.

Sohana has been valued at ₹5,61,48,209 per acre, Manakmajra at ₹5,03,47,947 per acre, Nanumajra at ₹4,55,62,302 per acre and Sambhalki at ₹4,26,65,055 per acre. The difference between the highest and lowest announced rates is nearly ₹1.35 crore per acre.

For landowners whose property is being acquired for the same Sector 87 project, that difference raises an important question:

Why are the rates not the same across all four villages?

The available report confirms the different rates. What it does not disclose is the detailed valuation calculation behind each village's figure. That distinction is important for anyone trying to understand the Sector 87 award.

196.44 acres being acquired

GMADA's Land Acquisition Collector announced the rates for approximately 196.44 acres being acquired from Sohana, Nanumajra, Manakmajra and Sambhalki for expansion of Sector 87's commercial hub.

Around 65 acres are being acquired in Sohana, 111.46 acres in Nanumajra and 19.66 acres in Manakmajra. The acquisition in Sambhalki covers two kanals. The rates announced for these four areas are not uniform. Sohana has the highest rate at approximately ₹5.61 crore per acre. Manakmajra follows at approximately ₹5.03 crore per acre. Nanumajra has been valued at approximately ₹4.56 crore per acre, while Sambhalki has the lowest announced rate at approximately ₹4.27 crore per acre.

How large is the difference?

The gap becomes easier to understand when viewed from the perspective of an individual landowner. The difference between Sohana and Sambhalki is approximately ₹1.35 crore for every acre. Between Sohana and Nanumajra, the difference is approximately ₹1.06 crore per acre.

Even Manakmajra and Nanumajra, both forming part of the same Sector 87 acquisition, differ by approximately ₹47.86 lakh per acre.

For owners with several acres under acquisition, these differences can become financially significant.

But why are the four rates different?

This is the most important part of the story — and also where the available information has a limitation. The Tribune reports that GMADA's Land Acquisition Collector announced separate land values for all four villages.

However, the report does not provide the detailed valuation sheets or calculation used to determine why Sohana was fixed at ₹5.61 crore per acre while Nanumajra was fixed at ₹4.56 crore or Sambhalki at ₹4.27 crore. Therefore, it would not be accurate to state that the difference is because of location, previous sale deeds, collector rates, road access or any other specific factor unless GMADA's underlying valuation record confirms it.

At present, what can be established is:

GMADA has valued land in the four villages differently, but the detailed basis for those four separate figures is not explained in the published report. For affected landowners, that missing calculation may be more important than the headline rates themselves.

44 written objections were filed

The award has already faced opposition from affected landowners. According to The Tribune, as many as 44 written objections were submitted by landowners from the four villages during the acquisition process.

Residents, farmers' representatives and political leaders have criticised the announced rates. A Sohana landowner quoted in the report claimed that open-market land prices in the area are around ₹40 crore to ₹50 crore per acre. Political representatives quoted in the report also argued that GMADA auctions developed land in the area at considerably higher values.

These figures should, however, be understood correctly. The ₹40 crore to ₹50 crore figure is a claim made by an affected landowner, while the criticism concerning higher GMADA auction values was also raised by those opposing the award. They are not the land-acquisition rates announced by GMADA.

Acquisition rate versus developed land value

One of the main arguments raised by opponents of the award is that GMADA may sell developed land at much higher prices than what it is paying affected owners. The Tribune quotes critics referring to developed land being auctioned at ₹80 crore to ₹90 crore per acre. But these are two different stages of land value.

The current announcement concerns land being acquired from owners. The comparison raised by protesters concerns land after development. Therefore, the difference between the two figures is relevant to the debate, but the future value of developed land cannot by itself tell a landowner whether the current acquisition calculation was correctly determined.

For that, the detailed basis of the acquisition valuation would need to be examined.

Cash compensation is not the only option

Another important detail in the Sector 87 announcement is that affected landowners are not limited to taking cash at the announced rate. According to the report, owners will have the option to either accept cash compensation at the decided market rate or opt for the land-pooling policy. This creates an important decision for affected families.

An owner may need to compare the immediate value of cash compensation with what could be received under the applicable land-pooling arrangement. The headline per-acre rate alone therefore does not answer which option may ultimately be more beneficial for a particular owner.

Rehabilitation and Resettlement award is still separate

The announced village-wise values are also not the end of the acquisition process. The report states that the Rehabilitation and Resettlement award will be announced separately. This is important because readers should not interpret the four per-acre figures as representing every component connected with the acquisition. Landowners will need to examine the separate R&R announcement when it is made to understand how it applies to their individual case.

What landowners actually need to know next

For affected owners, comparing ₹5.61 crore with ₹4.56 crore or ₹4.27 crore identifies the difference. It does not explain it. The next useful information would be the detailed basis on which GMADA's Land Acquisition Collector arrived at the four separate village values.

That would help answer questions such as why Sohana received the highest value, why Nanumajra is more than ₹1 crore per acre below Sohana, and why Sambhalki has the lowest rate despite forming part of the same Sector 87 commercial expansion. Until that calculation is available, these questions should remain questions rather than assumptions presented as facts.

The real Sector 87 issue

The striking part of the Sector 87 award is not merely that four different numbers have been announced.

• It is the size of the difference.
• Land being acquired for the same commercial expansion ranges from approximately ₹4.27 crore to ₹5.61 crore per acre depending on the village.
• For a one-acre owner, the maximum difference is nearly ₹1.35 crore.
• For larger holdings, it can amount to several crores.

That makes the underlying valuation particularly important. The award tells Sector 87 landowners how much GMADA has valued land in each village. What remains to be clearly understood is why those four values are different.

Source: This report is based on information published by The Tribune on October 24, 2026, in its report on GMADA's Sector 87 land acquisition award and objections raised by affected landowners.

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