Land Acquisition Under Railways Act: Complete Guide to Compensation, Rights & Remedies (2025)

Understanding Railway Land Acquisition in India: Your Complete Legal Rights Guide

When the Indian Railways acquires private land for infrastructure projects like the Dedicated Freight Corridor (DFC) or railway track expansion, landowners face a complex legal framework governing compensation for land acquisition by railways. This comprehensive guide explains the interplay between the Railways Act, 1989 and the Right to Fair Compensation and Transparency in Land Acquisition, Rehabilitation and Resettlement Act, 2013 (RFCTLARR Act), ensuring you understand your full legal entitlements.

What is Railway Land Acquisition?

Railway land acquisition is the process by which the Central Government compulsorily acquires private property for railway projects under Chapter IV-A of the Railways Act, 1989. Unlike ordinary land acquisition, railway projects follow an expedited timeline designed to reduce procedural delays while ensuring fair compensation to affected landowners.

The Dual Legal Framework: Railways Act and RFCTLARR Act

Railways Act 1989: The Procedural Backbone

The Railways (Amendment) Act, 2008 inserted Chapter IV-A (Sections 20A to 20P) into the Railways Act, creating a self-contained code for land acquisition. Key procedural steps include:

1. Section 20A: Notification for acquisition of land for Special Railway Project
2. Section 20D: Limited right to object to acquisition
3. Section 20E: Declaration leading to vesting of land
4. Section 20F: Determination of compensation by Competent Authority
5. Section 20F(4): Public notice inviting claims from interested persons
6. Section 20F(6): Dispute resolution through arbitration

RFCTLARR Act 2013: The Compensation Standard

The RFCTLARR Act 2013 revolutionized land acquisition by mandating significantly higher compensation and comprehensive rehabilitation packages. Following the 2015 Amendment Ordinance and subsequent notification dated August 28, 2015, the beneficial provisions relating to compensation determination now apply to Railway land acquisition as well.

The Landmark Tarsem Singh Judgment: Game Changer for Landowners

Union of India v. Tarsem Singh (2019) 9 SCC 304

The Supreme Court’s decision in Union of India v. Tarsem Singh fundamentally transformed railway land compensation. The Court held that Section 3J of the National Highways Act, 1956 was unconstitutional under Article 14 (Right to Equality) as it discriminated between landowners based solely on which Act governed their acquisition.

Key Holdings:

1. Solatium is Mandatory: 100% solatium must be paid over and above the market value
2. Interest Rights: 12% per annum interest on market value from notification date to award/possession
3. No Discrimination: Landowners cannot receive different compensation merely because land is acquired under Railways/Highways Acts instead of general land acquisition laws

Recent Reaffirmation (February 2025)

In a February 4, 2025 ruling, the Supreme Court dismissed NHAI’s application seeking prospective application of Tarsem Singh, confirming that the benefits apply retrospectively to all acquisitions between 1997 and 2015. The Court emphasized that denying compensation benefits violates constitutional equality principles.

Your Compensation Entitlements: What You Must Receive

Mandatory Components of Railway Land Compensation

1. Market Value

Determined based on the highest sale deed of comparable land in the vicinity within three years preceding the notification (Section 26, RFCTLARR Act).

2. Multiplier Factor

• Urban Areas: 1.00 times market value
• Rural Areas: 1.00 to 2.00 times market value (varies by state notification)

3. Value of Assets

Compensation for trees, structures, wells, and other improvements attached to the land.

4. Solatium (100%)

A mandatory 100% addition to (Market Value × Multiplier + Value of Assets). This effectively doubles your base compensation.

5. Interest (12% per annum)

Calculated on market value from notification date (Section 20A) to award date or possession date, whichever is earlier.

Compensation Calculation Example

Scenario: 1 acre of industrial land in Gandhidham, Gujarat

Understanding Section 20F(4): The Public Notice Stage

What is Section 20F(4)?

Section 20F(4) of the Railways Act requires the Competent Authority to issue a public notice in two local newspapers (one vernacular) inviting claims from all interested persons before determining the final compensation amount.

What This Stage Means for You

1. Pre-Award Phase: The financial award has not yet been finalized
2. Critical Opportunity: This is your best chance to influence valuation before it becomes a government order
3. Evidence Submission: You must submit comprehensive documentation supporting higher valuation

Action Required at This Stage

Submit a detailed Written Claim Statement including:

• Proof of Ownership: 7/12 extracts, mutation entries, property cards
• Valuation Evidence: Sale deeds of comparable land from the preceding 3 years
• Claims for Damages: Severance compensation, loss of earnings, standing crops
• Legal Citations: Explicit reference to Tarsem Singh judgment and RFCTLARR Act provisions
• Expert Valuation: If possible, obtain independent valuation report

CRITICAL: Evidence not presented at this stage may be difficult to introduce later during arbitration or reference proceedings.

Section 64 of RFCTLARR Act: Your Path to Judicial Review

Understanding Section 64

Section 64 of the RFCTLARR Act, 2013 provides that any person interested who has not accepted the award may require the Collector to refer the matter to the Land Acquisition, Rehabilitation and Resettlement Authority for determination of disputes regarding:

• Measurement of land
• Amount of compensation
• Person entitled to compensation
• Rehabilitation and resettlement rights
• Apportionment of compensation

Section 64 vs. Section 20F(6): The Forum Dilemma

Traditional Route – Section 20F(6) of Railways Act:

• Dispute referred to Arbitrator appointed by Central Government
• Often a senior bureaucrat (DM/Commissioner)
• Perceived bias toward state treasury
• Follows arbitration procedures

Preferred Route – Section 64 of RFCTLARR Act:

• Dispute referred to LARR Authority presided by District Judge
• Judicial body designated by High Court
• Greater independence and procedural fairness
• Follows judicial procedures

Legal Basis for Section 64 Applicability

Following the 2015 Amendment Ordinance extending compensation and rehabilitation provisions of RFCTLARR Act to Railways Act acquisitions, courts in Gujarat and other states have recognized that the procedural mechanism to enforce these rights (Section 64 reference) should also apply.

Key Strategic Advantage: In Gujarat, landowners can demand reference to the judicial LARR Authority rather than executive arbitration, significantly improving prospects for fair compensation.

How to Invoke Section 64

1. File written application to the Collector/Competent Authority within 6 weeks of award
2. Clearly state it is an application under Section 64 of RFCTLARR Act, 2013
3. Specify objections: measurement, compensation amount, R&R entitlements
4. Cite precedents: Reference Tarsem Singh and applicable state High Court judgments
5. Follow up: If no reference within 30 days, apply directly to Authority under second proviso

Acceptance Under Protest: Preserving Your Right to Fight

The Doctrine of Acceptance Under Protest

Accepting compensation without objection creates a legal presumption that you are satisfied with the amount, effectively waiving your right to seek enhancement. To preserve your right to challenge the award while still receiving the offered amount, you must accept payment “under protest.”

Legal Foundation

The principle originates from Section 31(2) of the Land Acquisition Act, 1894 and has been consistently upheld by courts in cases like:

• Ajit Singh v. State of Punjab
• State of Gujarat v. Daya Shamji Bhai

Principle: Acceptance without protest kills the claim; acceptance under protest preserves rights.

Step-by-Step Guide to Accepting Under Protest

Step 1: Prepare Formal Protest Letter

Draft a letter to the Competent Authority stating:

Subject: Acceptance of Compensation for Survey No. [X], Village [Y] Under Protest

Content:

I hereby accept the compensation amount of Rs. [X] awarded vide Award 
No. [Y] dated [Z] under strict protest and without prejudice to my 
rights to seek enhancement of compensation.

I object to the award on the following grounds:
1. Market value is understated and does not reflect comparable sales
2. 100% solatium as per Tarsem Singh judgment not included
3. Multiplier not properly applied
4. Interest calculation incorrect

I reserve my right to file application under Section 64 of RFCTLARR 
Act, 2013 / Section 20F(6) of Railways Act, 1989 for reference to 
appropriate Authority/Arbitrator.

Step 2: Submit to Competent Authority

File this letter at the time of receiving payment notice or before collecting payment.

Step 3: Endorse Receipt Documents

When signing the payment voucher, acquittance roll, or cheque receipt:

1. Write “RECEIVED UNDER PROTEST” in ink above or adjacent to signature
2. If remarks column exists, write: “Accepted Under Protest”
3. Ensure endorsement appears on official government-retained copy
4. Take photocopy/photograph of endorsed document for your records

Step 4: Collect Payment

Do not refuse payment. Refusal means the amount gets deposited in court where it earns minimal interest and you lose liquidity needed to fund your legal battle.

Complete Timeline: From Notification to Appeal

Phase 1: Pre-Award (Current Stage Based on Section 20F(4) Notice)

Week 1-3:

• Receive Section 20F(4) public notice
• Gather evidence: comparable sale deeds, ownership documents
• Prepare comprehensive claim statement

Week 3-4:

• Submit claim statement to Competent Authority
• Include valuation evidence and legal citations
• Request personal hearing if desired

Phase 2: Award and Payment

Month 1-2:

• Competent Authority announces Award (Section 20F(1))
• Review award for calculation errors
• Prepare protest letter immediately

Month 2-3:

• Receive notice to collect payment (Section 20H)
• Execute “acceptance under protest” procedure
• Collect payment with documented protest
• Possession typically taken immediately after payment

Phase 3: Initiating Dispute Resolution

Within 6 Weeks of Award:

• File application under Section 64 (RFCTLARR Act) or Section 20F(6) (Railways Act)
• Submit to Collector/Competent Authority
• Attach copy of protest letter and claim statement

Within 30 Days:

• Collector must make reference to Authority/Arbitrator
• If no reference, apply directly to Authority

Phase 4: Adjudication

Month 4-12:

• Authority/Arbitrator hears case
• Present evidence of higher market value
• Prove miscalculation of solatium, interest, multiplier
• Cross-examine government valuers

Month 12-18:

• Authority/Arbitrator passes final award
• Enhanced compensation ordered if successful

Phase 5: Appeal (If Necessary)

Within 3 Months + 30 Days Grace:

• Challenge arbitral award under Section 34, Arbitration and Conciliation Act, 1996
• File in District Court (Principal Civil Court)
• CRITICAL: This limitation is absolute – no condonation of delay beyond 3 months + 30 days

Year 2-3:

• Further appeal to High Court under Article 227 or Section 37 of Arbitration Act
• Supreme Court appeal if substantial question of law

Common Mistakes to Avoid

1. Ignoring Section 20F(4) Notice

Mistake: Not submitting claim statement at public notice stage
Consequence: Difficult to introduce evidence later; lower compensation fixed

2. Accepting Without Protest

Mistake: Taking payment without documented protest
Consequence: Legal presumption of satisfaction; claim barred

3. Missing Limitation Periods

Mistake: Filing Section 64 application after 6 weeks
Consequence: Application may be rejected as time-barred

4. Inadequate Documentation

Mistake: Not collecting comparable sale deeds
Consequence: Cannot prove higher market value

5. Relying on Jantri Rates

Mistake: Accepting government ready-reckoner rates without challenging
Consequence: Significant undervaluation, especially for industrial land

6. Not Citing Tarsem Singh

Mistake: Failing to explicitly demand solatium and interest
Consequence: Award may omit these mandatory components

Special Considerations for Industrial Land

The Gandhidham-Mithi Rohar Context

Industrial areas near ports (like Gandhidham’s Mithi Rohar near Kandla Port) present unique valuation challenges:

Government Classification: Often shown as “agricultural” or “salt pan” in revenue records
Actual Value: Much higher due to industrial potential and surrounding commercial development

Strategic Arguments for Industrial Valuation

1. Potential Value Doctrine: Land value reflects not just current use but highest and best use
2. Locational Premium: Proximity to port, highways, industrial zones
3. Market Reality: Private sales reflect industrial rates (₹1.5-2.25 Crores per acre)
4. Project Context: DFC itself proves industrial character of area

Evidence to Present

• Sale deeds of industrial plots in GIDC areas nearby
• Property listings and broker quotations
• Expert valuation report considering industrial potential
• Development plans showing industrial zoning

Frequently Asked Questions (FAQs)

Q1: Can I refuse to give my land for railway projects?

A: No. Land acquisition for railways is a sovereign power under Article 300A of the Constitution. Once the notification under Section 20A is issued and declaration under Section 20E is made, the land vests in the Central Government. However, you have the right to fair compensation and can challenge inadequate compensation amounts.

Q2: What is the difference between accepting under protest vs. refusing payment?

A: Accepting under protest means you take the money but formally record objection, preserving your right to seek enhancement. Refusing payment means the amount gets deposited separately, you earn no interest on it, and you lose immediate liquidity. Acceptance under protest is always the better strategy.

Q3: How is solatium calculated under the Tarsem Singh judgment?

A: Solatium is 100% of the total of (Market Value × Multiplier + Value of Assets). For example, if market value is ₹1 crore, multiplier is 2x (total ₹2 crore), and assets are ₹5 lakhs (total ₹2.05 crore), the solatium is ₹2.05 crore, making total compensation ₹4.10 crore before interest.

Q4: Can I apply under both Section 20F(6) and Section 64 simultaneously?

A: Legally, you should choose one forum. However, you can file under Section 64 as the primary application while citing Section 20F(6) as an alternative. Courts in Gujarat have shown increasing acceptance of Section 64 references for railway acquisitions post-2015 Amendment.

Q5: What happens if I miss the 6-week deadline for filing reference application?

A: While the Railways Act doesn’t specify a strict limitation, Article 137 of the Limitation Act provides 3 years for applications not otherwise specified. However, delay weakens your case. Courts appreciate prompt action. File within 6 weeks for safety and to avoid adverse inferences.

Q6: Is interest calculated on the enhanced amount awarded by the Authority/Arbitrator?

A: Interest is calculated on the market value component from the date of Section 20A notification to the date of award or possession, whichever is earlier. If the Authority/Arbitrator enhances the market value, interest is recalculated on the enhanced market value for the same period.

Q7: Do I need a lawyer for land acquisition proceedings?

A: While not mandatory at the Competent Authority stage, legal representation is highly advisable. Land acquisition involves complex valuation principles, statutory interpretation, and procedural requirements. An experienced lawyer ensures your rights are fully protected and compensation maximized.

Q8: Can the government take possession before paying compensation?

A: Under Section 20I of the Railways Act read with Section 20H, possession can be taken after the Competent Authority tenders payment. However, you can accept payment under protest and continue fighting for enhancement. The key is to document your protest properly.

Q9: What if comparable sale deeds are not available for my area?

A: In the absence of direct comparable sales, the Authority/Arbitrator will consider:

• Sales in adjoining areas with similar characteristics
• Land values for similar purpose in the region
• Expert valuation based on land potential and development
• Capitalization of income method for income-generating land

Q10: How long does the entire process take from notification to final payment?

A: Timeline varies significantly:

• Without dispute: 6-12 months from notification to payment
• With Section 64 reference: 18-36 months
• With appeal to District Court: 3-5 years
• With High Court appeal: 5-8 years

Each phase adds time, but enhanced compensation often justifies the wait.

Conclusion: Protecting Your Rights as a Landowner

Railway land acquisition represents a significant interference with property rights, but the legal framework ensures fair compensation when properly navigated. The landmark Tarsem Singh judgment has fundamentally altered the compensation landscape, mandating 100% solatium and interest that were previously denied to railway landowners.

Key Takeaways

1. Be Proactive at Section 20F(4) Stage: Submit comprehensive claim statement with comparable sale evidence
2. Always Accept Under Protest: Proper documentation preserves enhancement rights
3. Invoke Section 64: In Gujarat and states recognizing its applicability, seek judicial Authority over bureaucratic arbitration
4. Demand Full Entitlements: Market value, multiplier, assets, 100% solatium, and 12% interest
5. Challenge Agricultural Classification: Industrial or commercial potential land should not be valued at agricultural rates
6. Respect Limitation Periods: File reference applications within 6 weeks; appeals under Section 34 within 3 months + 30 days
7. Engage Expert Help: Land acquisition law is specialized; professional guidance maximizes outcomes

The intersection of the Railways Act and RFCTLARR Act creates both complexity and opportunity. Landowners who understand this framework and assert their rights systematically can ensure they receive constitutionally mandated fair compensation for their involuntary contribution to national infrastructure development.

Legal Disclaimer

This article provides general legal information about railway land acquisition and is not a substitute for professional legal advice. Land acquisition laws vary by state, and specific cases may involve unique facts requiring tailored legal strategies. Landowners facing acquisition should consult with qualified advocates specializing in land acquisition law in their jurisdiction.

For personalized guidance on your specific railway land acquisition matter, please contact a qualified legal professional.

Additional Citation

• Railways Act, 1989 – Full Text
• RFCTLARR Act, 2013 – Full Text
• Union of India v. Tarsem Singh (2019) 9 SCC 304
• Union of India v. Tarsem Singh (2025 INSC 146) – Retrospective Application Confirmed
• Section 64, RFCTLARR Act, 2013 – Reference to Authority
• Section 20F, Railways Act, 1989 – Compensation Determination