Dhirendra Shastri’s village turns into real-estate hotspot:Rampant illegal constructions on farmland as Bageshwar Dham fame grows

In Garha village, walls are plastered with bold claims — “Returns like diamonds,” “50% profit in six months,” “Plots closest to the Dham.” These advertisements are not in a metro city, but in a small village in Chhatarpur district, which has gained nationwide recognition as the home of Bageshwar Dham. Led by Baba Bageshwar Dham chief Dhirendra Krishna Shastri, the religious site has witnessed an exponential rise in visitors over the past few years. Recently, the Dham organised a mass wedding ceremony for 305 underprivileged, Dalit and needy girls. Organisers claimed that more than 10 lakh devotees attended the event, with tents spread across 200 acres of land. However, amid the grandeur of religious gatherings, another transformation is quietly unfolding. Garha village is rapidly emerging as a real estate hotspot, where farmland is allegedly being converted into illegal residential and commercial colonies — without mandatory permissions and land-use conversion. An on-ground investigation reveals a complex network of colonizers capitalizing on the Dham’s popularity to sell agricultural land at inflated prices, often comparable to or even higher than rates in Bhopal, Indore and Ujjain. To take advantage of this, today more than a dozen colonisers are selling plots in fields in Garha village. Read the full report… Real estate banners outnumber religious posters Walking through Garha village, one notices something unusual. The number of banners advertising colonies and land projects appears to exceed those promoting religious events. Phrases promising extraordinary returns are visible on nearly every wall. Colonizers are aggressively marketing plots by linking them directly to Bageshwar Dham’s rising prominence and anticipated future development. According to the investigation: The surge in prices has been dramatic. What was once farmland valued modestly is now being sold for ₹2,500 to ₹5,000 per square foot — rates that rival prime areas of larger cities. Two projects linked to Shastri’s extended family Along the road leading to the Bageshwar Balaji Temple, a large banner advertises “Bageshwar Dham Properties” featuring projects named Raghavpuram Colony and Sanatan Dham. Contacting the number on the banner led to Akhilesh Garg, locally referred to as “Dada Guru” and reportedly related to Dhirendra Shastri. At his office, staff provided details of two ongoing projects comprising over 100 plots combined. The plots are located about 500 meters from the temple and roughly 300 meters from the guru’s residence. Prices in Raghavpuram range from ₹2,500 to ₹4,000 per square foot, depending on location within the colony. Buyers are required to pay at least 50% before registry and the remaining amount within 10 days of registration. When asked about land-use status, Akhilesh acknowledged that the land remains classified as agricultural. “You can build a hotel, shop, house or ashram from the day of registry,” he assured. “We are here; there will be no problem. If needed, we can get the diversion done later.” However, verification of Khasra No. 788 — one of the advertised plots — showed that it remains categorized as agricultural land in official records. Promises of skyrocketing returns Developers strongly emphasize the future potential of the area. One representative claimed that a proposed cancer hospital expected to be completed by 2027 will significantly boost land values. “By the time the hospital is ready, land prices here will be more valuable than diamonds,” a dealer said confidently. Buyers are also told that commercial establishments can generate monthly incomes of ₹30,000 or more. Some developers cite existing shops near the Dham earning substantial rent as proof of viability. Despite these assurances, many of the sites visited had raw internal roads, no permanent drainage systems, and limited electricity infrastructure. ‘Golu Bhaiya’ and multiple phases of development Another major player in the region is Saurabh Dwivedi, popularly known as “Golu Bhaiya,” though much of the on-ground operations are handled by Rana Rawat. Rawat claimed long-standing association with Bageshwar Dham. “We were here when only 15–20 people used to visit. We helped bring publicity. Today what you see is partly due to our contribution,” he said. According to Rawat, their group is managing five to six sites across roughly 20 acres, including a project called Sannyasi Dham Market. He claimed that land prices start at ₹2,500 per square foot and go up to ₹5,000 for main road-facing plots. When asked about legal compliance, Rawat admitted that while main road plots have commercial diversion, internal plots do not yet have land-use conversion. “Diversion can be completed within four months after purchase,” he claimed. However, registry documents reviewed during the investigation confirmed that internal plots are still legally agricultural land. On-ground reality: Limited basic amenities At several project sites, temporary tents served as makeshift offices. Plot boundaries were marked using bricks, but there were no paved internal roads or streetlights in many areas. Some sites had limited development, including asphalt roads and light poles near the entrance. However, much of the internal infrastructure appeared incomplete or absent. Despite this, sales are reportedly brisk, driven by speculative buying and the belief that religious tourism will continue to expand. Administration acknowledges irregularities Rajnagar Tehsildar Dhiraj Gautam confirmed that authorities are aware of illegal colony development in Garha village. “We have received information about illegal colonies. Action will be taken soon. Cases are being prepared against two to three colonizers. They do not have collector permissions nor have they complied with land diversion norms,” he said. Legal perspective: What the law requires Retired Additional District Magistrate G.P. Mali explained the legal framework governing rural land development. Under the Panchayati Raj Act and state land laws, several approvals are mandatory before converting agricultural land into residential or commercial colonies. These typically include land-use diversion, collector approval, layout plan approval, and compliance with infrastructure standards. “Selling agricultural land is not illegal,” Mali clarified. “But if it is to be used for residential colony development, prior permissions are mandatory. Without diversion and approvals, such colonies are illegal.” He further stressed that claims of post-registration diversion are unlawful. “If someone says diversion will be done after registry, that is illegal. Government has enacted specific laws to deal with illegal colonisation. FIRs can be filed, and colonisers may face fines and imprisonment.” Faith-driven growth, regulatory challenge The rapid transformation of Garha highlights the powerful economic ripple effect of religious tourism. As Bageshwar Dham continues to draw massive crowds for spiritual discourses and social initiatives, the surrounding land has become a speculative asset. For villagers, rising land prices present both opportunity and risk. Some have sold land at modest rates to developers, unaware of the sharp price escalation that follows. Buyers, meanwhile, may be investing without fully understanding legal implications. The intersection of faith, commerce, and real estate has created a high-stakes environment in Garha village. While the Dham’s prominence has brought infrastructure, visibility, and economic activity, it has also opened doors to unregulated development. As authorities prepare action against alleged illegal colonies, the future of Garha’s real estate boom remains uncertain. The central question is whether regulation can catch up with rapid commercialization — or whether speculative growth will continue under the shadow of spiritual prominence. For now, Garha stands at a crossroads — a village transformed by devotion, and reshaped by the promise of profit.