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Aana, Ropani, Bigha & Dhur Explained: Nepal Land Measurement Guide with Conversions

Confused between aana, ropani, bigha, kattha and dhur? This guide explains Nepal's two land measurement systems with exact square-feet conversions and practical examples for buyers.

Two Systems, One Country

When clients come to us with a plot, the first confusion is almost always the unit. Nepal uses two separate land measurement systems: the hill system (ropani–aana–paisa–daam), used in Kathmandu Valley and hilly districts, and the Terai system (bigha–kattha–dhur), used in the plains. Your Lalpurja states the area in one of these — so understanding both, and converting them to square feet, is essential before you buy, sell or design.

The Hill System: Ropani – Aana – Paisa – Daam

  • 1 Ropani = 16 Aana = 5,476 sq ft (≈ 508.74 m², a square of 74 × 74 ft)
  • 1 Aana = 4 Paisa = 342.25 sq ft (≈ 31.80 m²)
  • 1 Paisa = 4 Daam = 85.56 sq ft
  • 1 Daam ≈ 21.39 sq ft

So a typical Kathmandu plot listing of "4 aana" means about 1,369 sq ft, and "8 aana" (half ropani) is about 2,738 sq ft.

The Terai System: Bigha – Kattha – Dhur

  • 1 Bigha = 20 Kattha = 72,900 sq ft (≈ 6,772.6 m²)
  • 1 Kattha = 20 Dhur = 3,645 sq ft (≈ 338.6 m²)
  • 1 Dhur ≈ 182.25 sq ft (≈ 16.93 m²)

In Terai towns, residential plots are commonly quoted in kattha and dhur — e.g. a "1 kattha" plot is roughly the size of a 10.6 aana hill plot.

Cross-System Conversions You Will Actually Use

  • 1 Bigha ≈ 13.31 Ropani
  • 1 Kattha ≈ 10.65 Aana
  • 1 Ropani ≈ 1.50 Kattha
  • 1 Aana ≈ 1.88 Dhur
  • 1 Hectare ≈ 19.66 Ropani ≈ 1.47 Bigha

Quick Reference Table (sq ft)

  • 1 Daam = 21.39 · 1 Paisa = 85.56 · 1 Aana = 342.25 · 1 Ropani = 5,476
  • 1 Dhur = 182.25 · 1 Kattha = 3,645 · 1 Bigha = 72,900
  • Common plots: 2.5 aana ≈ 856 sq ft · 4 aana ≈ 1,369 sq ft · 5 aana ≈ 1,711 sq ft · 8 aana ≈ 2,738 sq ft

Practical Tips When Buying

  • The Lalpurja records area in the official unit — always cross-check the Napi (survey) map against what is fenced on the ground; encroachment and paper-vs-ground mismatches are common.
  • Land prices are quoted per aana in the Valley and per kattha/dhur in the Terai — convert to per sq ft to compare fairly between locations.
  • Watch for road-widening (setback) losses: a 4 aana plot losing 2 ft to the road can lose usable area you paid for.
  • For oddly-shaped plots, area alone misleads — a long thin 4 aana plot builds very differently from a square one.

The Bottom Line

Remember three anchors and you can convert anything: 1 aana = 342.25 sq ft, 1 ropani = 16 aana, 1 kattha = 3,645 sq ft. Always verify the Lalpurja area against the Napi map and the actual ground before paying. And when you are ready to build, share the exact plot dimensions with your designer — at VastuVeda Designs we start every project by verifying the plot geometry, because everything from the setbacks to the Vastu grid depends on it.

Tags: aana to square feet ropani bigha kattha dhur land measurement nepal jagga nap plot size nepal construction tips
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Rachana Budathoki

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Rachana Budathoki

Lead Architect

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Frequently Asked Questions

1 aana = 342.25 square feet (about 31.80 m²). There are 16 aana in 1 ropani, so 1 ropani = 5,476 sq ft. A typical 4 aana plot is therefore about 1,369 sq ft. The aana is subdivided further: 1 aana = 4 paisa, and 1 paisa = 4 daam (≈ 21.39 sq ft), which is why Lalpurjas often state areas like "0-4-2-1" (ropani-aana-paisa-daam). When comparing plots or calculating construction area, converting everything to square feet first avoids costly mistakes.
1 kattha ≈ 10.65 aana (3,645 sq ft ÷ 342.25 sq ft). Conversely, 1 ropani ≈ 1.50 kattha and 1 bigha ≈ 13.31 ropani. These cross-conversions matter when comparing Terai and hill land prices. The two systems developed separately — the hill system around the ropani (74×74 ft) and the Terai system around the bigha — so the conversions are not round numbers. The most reliable approach is to convert both sides to square feet: kattha × 3,645 and aana × 342.25, then compare per-square-foot prices directly.
Yes — 4 aana (≈ 1,369 sq ft) is one of the most common house plot sizes in Kathmandu. After setbacks, you typically get a footprint of roughly 700–900 sq ft, enough for a comfortable 2.5–3 storey family home. The buildable area depends on the plot shape, road setback and municipal ground-coverage rules, which is why two 4 aana plots can support quite different houses. A squarish plot with road on the north or east is ideal — it builds efficiently and suits Vastu. See our detailed 4 aana / 5 aana house design guide for layouts and indicative costs.
Common causes are boundary encroachment by neighbours, old survey errors, road-widening losses, or fences built off the true boundary. Get a licensed surveyor (amin) to re-measure against the Napi map before buying or building. Paper-versus-ground mismatches are among the most common land disputes in Nepal. A trace (surjimin) from the survey office maps your Lalpurja boundaries onto the ground precisely. Resolve any discrepancy before payment — after purchase it becomes your problem, and a few missing feet on a small urban plot can change what you are legally allowed to build.

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