A weekend home in the hills is one of the most common dreams we hear from Tricity families — and Kasauli, Solan and Shimla are all within a two to three hour drive. But buying in Himachal Pradesh works differently from buying in Mohali or Panchkula.
The rule that matters most: Section 118
Under Section 118 of the Himachal Pradesh Tenancy and Land Reforms Act, 1972, land in Himachal cannot be transferred to a non-agriculturist without the state government's permission. For most buyers from outside Himachal — including NRIs — that means you need permission before you can buy land or a built property.
In December 2025 an amendment bill proposed exempting flats built by HIMUDA and private builders from this permission. Until the position is settled, we confirm the current rule for every property before a buyer commits.
Five checks before you pay a token
- Confirm whether the property needs Section 118 permission, and how long the permission route takes.
- Check the title and the revenue records for the exact khasra numbers.
- For projects, check the HP RERA registration and the approved plans.
- Visit in the monsoon if you can — road access, drainage and slope stability show their true colours then.
- Ask about water supply and backup power; they vary a lot from site to site.
Which town suits you?
- Kasauli — the closest classic hill station to Chandigarh, about 60 km away. Best for weekend villas and cottages.
- Solan — a working town on the four-lane highway with schools and hospitals. Best for year-round living and apartments.
- Shimla — the capital, about 115 km away. Cottages and villas around Mashobra, Naldehra and Kufri.
See our guides to property in Kasauli, Solan and Shimla, or message us on WhatsApp with your budget and we will send what is available.