Highest Bona Fide Sale Exemplar Must Be Preferred for Determining Land Acquisition Compensation, Averaging Impermissible for Widely Varying Prices: Supreme Court - 2025-07-28

Supreme Court Steps In to Grant Fair Compensation to Farmers, Overrules High Court and Reference Court

New Delhi: In a significant ruling championing the rights of farmers, the Supreme Court of India has set aside judgments from the Bombay High Court and a lower Reference Court, substantially enhancing the compensation for landowners whose property was acquired over three decades ago. A bench led by Chief Justice B.R. Gavai and comprising Justice Augustine George Masih held that in determining market value for acquired land, the highest bona fide sale exemplar must be preferred, and averaging prices is impermissible when sale instances show a wide variation.

A Three-Decade Fight for Fair Value

The case, Manohar vs The State of Maharashtra , originated from a land acquisition process initiated in the early 1990s under the Maharashtra Industrial Development Act, 1961. The State acquired 89.44 Hectares of land in Village Pungala, Parbhani, to establish an industrial area. The appellants, a group of farmers, lost their land and were initially awarded compensation of Rs. 10,800 per Acre in 1994.

Dissatisfied, the farmers sought enhancement from the Reference Court, presenting ten sale exemplars to argue for a higher market value. The Reference Court enhanced the compensation to Rs. 32,000 per Acre but, critically, overlooked the highest-value sale deed of Rs. 72,900 per Acre. The farmers' subsequent appeal to the Bombay High Court was dismissed, prompting them to approach the Supreme Court.

Core Contentions: Highest Exemplar vs. Averaging

• Appellants' Arguments: The farmers, represented by Mr. Bharat Thakorlal Manubarwala, argued that the lower courts erred by ignoring the highest sale exemplar—a bona fide transaction dated March 31, 1990, showing a market value of Rs. 72,900 per Acre. They contended that their land, situated near a state highway and Jintur town with non-agricultural potential, deserved the highest possible valuation.

• Respondents' Arguments: Counsel for the State of Maharashtra and the Maharashtra Industrial Development Corporation (MIDC) defended the lower courts' decisions. They argued that the highest exemplar was an "abnormally high" outlier and that the Reference Court was justified in averaging the prices of smaller, comparable plots to arrive at a fair value.

Supreme Court's Analysis: Upholding the 'Highest Exemplar' Rule

The Supreme Court found significant flaws in the reasoning of both the Reference Court and the High Court. The bench noted that the Reference Court had accepted all ten sale exemplars as bona fide but then inexplicably ignored the one with the highest value without providing any reason.

More pointedly, the Supreme Court criticized the High Court for its contradictory findings. In one paragraph, the High Court noted that the Reference Court had not considered the highest exemplar, but in the very next paragraph, it incorrectly stated that it had been considered. The Supreme Court termed this finding "erroneous."

Citing its own precedents in cases like Anjani Molu Dessai v. State of Goa and Mehrawal Khewaji Trust v. State of Punjab , the Court reiterated a settled legal principle:

"It is a settled position of law that when there are several exemplars with reference to similar land, usually the highest of the exemplars, which is a bona-fide transaction, will be considered."

The Court further clarified that averaging prices is permissible only when sale deeds show a "marginal variation" or fall within a "narrow bandwidth." In this case, with prices ranging from Rs. 25,000 to Rs. 72,900 per Acre, the Court found that "averaging thereof was clearly not permissible."

The bench emphasized the prime location of the acquired land and its potential value, stating:

"We are, therefore, of the considered opinion that the land of the Appellants was situated in a prime location and they deserve the benefit of the highest sale exemplar."

Final Verdict and Enhanced Compensation

Finding the lower court judgments unsustainable, the Supreme Court decided against remanding the matter to avoid further delays in a case pending since the 1990s.

Proceeding to calculate the compensation, the Court took the highest exemplar of Rs. 72,900 per Acre as the base value. Acknowledging that the acquired land was a large tract while the exemplars were for smaller plots, it applied a 20% deduction for development costs, a standard practice.

The Supreme Court set aside the judgments of the High Court and the Reference Court and passed the following final order:

1. Compensation was enhanced from Rs. 32,000 to Rs. 58,320 per Acre.

2. The farmers are entitled to all consequential statutory benefits, including solatium and interest on the enhanced amount as per the Land Acquisition Act, 1894.