If you’ve ever looked at a land document in Nepal and seen numbers like “3-2-1-0” or heard someone say land costs “per Aana,” you’re not alone in feeling confused. Nepal still uses traditional land measurement systems that have been around for centuries, and for many people, they can feel difficult to understand at first. But once you learn the basics, the system becomes much easier. This guide explains Nepal’s land measurement units in simple language  what they mean, where they are used, how they connect to each other, and how you can easily understand land size while buying or selling property.

Why Does Nepal Have Two Land Measurement Systems?

Nepal has two major geographical regions:

• The hilly and mountainous areas, including Kathmandu Valley
• The Terai plains in the south

Because these regions developed differently over time, they also developed different ways of measuring land. In the hills and valleys, people traditionally used the Ropani system, which suited terraced farming and uneven landscapes. In the Terai plains, the Bigha system became common because it matched the agricultural practices used across northern India and nearby flat regions. Even today, both systems are officially used in Nepal.

In the Hills & Kathmandu Valley

• Ropani (largest unit)
• Aana
• Paisa
• Daam (smallest unit)

In the Terai Region

• Bigha (largest unit)
• Kattha
• Dhur (smallest unit)

The Hill System: Ropani, Aana, Paisa & Daam

If you are buying land in places like Kathmandu, Lalitpur, Bhaktapur, Pokhara, or most hilly districts, this is the system you will use.

Ropani (रोपनी)

Ropani is the main unit used in the hills.

The word comes from “Ropnu,” meaning to plant, referring to the amount of land a farmer could plant in a day.

• 1 Ropani = 508.72 sq. meters
• = 5,476 sq. feet

Aana (आना)

Aana is the most commonly used unit in Kathmandu real estate.

Most land prices in Kathmandu are quoted per Aana.

• 1 Aana = 31.80 sq. meters
• = 342.25 sq. feet
• 16 Aana = 1 Ropani

Paisa (पैसा)

Paisa is a smaller subdivision of Aana.

It is mostly used for smaller urban plots or detailed land records.

• 1 Paisa = 7.95 sq. meters
• = 85.56 sq. feet
• 4 Paisa = 1 Aana

Daam (दाम)

Daam is the smallest unit in the hill system.

You’ll mostly see it in old land records and government documents.

• 1 Daam = 1.99 sq. meters
• = 21.39 sq. feet
• 4 Daam = 1 Paisa

Quick Hierarchy of the Hill System

• 1 Ropani = 16 Aana
• 1 Aana = 4 Paisa
• 1 Paisa = 4 Daam

Or simply:

1 Ropani = 16 Aana = 64 Paisa = 256 Daam

Understanding Lalpurja Numbers

Nepal’s land ownership documents (Lalpurja) usually show land size in a combined format.

For example:

3 - 2 - 1 - 0

This means:

• 3 Ropani
• 2 Aana
• 1 Paisa
• 0 Daam

Each number follows the same order in the hierarchy.

This system is still officially used by government land offices across Nepal.

The Terai System: Bigha, Kattha & Dhur

In the Terai region — places like Chitwan, Birgunj, Janakpur, Butwal, and nearby plains — a completely different system is used.

Instead of Ropani and Aana, land is measured in:

• Bigha
• Kattha
• Dhur

One advantage of the Terai system is that the numbers are easier to convert into square meters.

Bigha (बिघा)

Bigha is the largest unit in the Terai system.

It is commonly used for agricultural land and large rural properties.

• 1 Bigha = 6,772.63 sq. meters
• = 72,900 sq. feet

Kattha (कठ्ठा)

Kattha is widely used for residential and commercial plots in the Terai.

• 1 Kattha = 338.63 sq. meters
• = 3,645 sq. feet
• 20 Kattha = 1 Bigha

Dhur (धुर)

Dhur is the smallest commonly used unit in the Terai.

• 1 Dhur = 16.93 sq. meters
• = 182.25 sq. feet
• 20 Dhur = 1 Kattha

Quick Hierarchy of the Terai System

• 1 Bigha = 20 Kattha
• 1 Kattha = 20 Dhur

Or:

1 Bigha = 400 Dhur

Quick Conversion Table

What Does 1 Aana Actually Look Like?

Understanding the numbers is easier when you can picture the space in real life.

1 Aana

At around 342 sq. feet, 1 Aana is roughly the size of:

• A one-car garage
• A large bedroom
• A small studio room

In Kathmandu, many homes are built on plots between 3 to 5 Aana.

1 Ropani

At around 5,476 sq. feet, 1 Ropani is close to:

• The size of a tennis court
• A medium-sized home with garden space and parking

1 Kattha

At around 3,645 sq. feet, 1 Kattha is large enough for:

• A mid-sized house
• A courtyard or garden area

Most residential plots in Terai cities are sold in Kattha.

Why Kathmandu Mostly Uses Aana

Even though Ropani is technically the larger unit in Kathmandu Valley, people rarely talk about land in Ropani while buying and selling residential property. Why?

Because urban plots in Kathmandu are usually small.

For example:

• 2 Aana
• 3 Aana
• 5 Aana

These sizes are easier to understand and compare.

That’s why almost every real estate listing in Kathmandu mentions land price per Aana.

In Kathmandu, people usually ask:

“How many Aana is the land?”
not 
“How many Ropani?”

Comparing Hill & Terai Systems

Sometimes buyers compare land from different regions  for example, property in Pokhara versus Chitwan.

These quick comparisons can help:

The easiest way to compare land fairly is to convert everything into:

• Square feet, or
• Square meters

Then compare the price per sq. ft. or sq. m.

5 Important Tips Before Buying Land in Nepal

1. Always Verify the Measurement

Ask for the land size in square feet or square meters, even if the seller only mentions Aana or Kattha.

2. Read the Lalpurja Carefully

Learn how to read the compound numbers correctly and verify the total area.

3. Use Online Conversion Tools

Land converters can save time and reduce mistakes when comparing plots.

4. Know Which System Applies

• Hills & Kathmandu → Ropani/Aana
• Terai → Bigha/Kattha/Dhur

Mixing the systems can create major confusion.

5. Hire a Licensed Surveyor

Before making a major investment, a professional land survey can help confirm:

• Boundaries
• Actual size
• Road access
• Possible record issues
  
  
  

FAQs
1. What is the difference between Ropani and Aana?

Ropani is the larger land measurement unit used mainly in Kathmandu Valley and hilly regions of Nepal, while Aana is a smaller subdivision of Ropani.
1 Ropani = 16 Aana.

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2. How many square feet are in 1 Aana?

1 Aana equals approximately 342.25 square feet (31.80 square meters). It is one of the most commonly used land units in Kathmandu real estate.

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3. Which land measurement system is used in the Terai region of Nepal?

The Terai region uses the Bigha–Kattha–Dhur system.

• 1 Bigha = 20 Kattha
• 1 Kattha = 20 Dhur

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4. How do I read land measurements in a Lalpurja?

Lalpurja land documents usually display measurements in the format:
Ropani – Aana – Paisa – Daam

For example:
3-2-1-0 means:

• 3 Ropani
• 2 Aana
• 1 Paisa
• 0 Daam

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5. Why is land price in Kathmandu usually quoted per Aana?

Most residential plots in Kathmandu are relatively small, typically between 2 to 5 Aana. Because of this, buyers and sellers find it easier to compare property prices using the Aana system instead of Ropani.

Final Thoughts

Nepal’s land measurement system may seem confusing at first, but the basics are actually simple once you understand the hierarchy.

In the hills:

• Ropani → Aana → Paisa → Daam

In the Terai:

• Bigha → Kattha → Dhur

The key is to always double-check measurements, compare in square feet or square meters, and carefully review official documents before buying property. Whether you’re a first-time homebuyer, a land investor, or simply trying to understand a property listing, knowing these units can help you make smarter and more confident decisions.

Looking for property in Nepal? Visit GharDurbar to browse verified listings across Kathmandu, Pokhara, Chitwan, and more  with clear and transparent land measurements on every property listing.