Lonavala
Monsoon magic in the Western Ghats with stunning valley views
Buying Land & Second Homes Near Mumbai — FAQs
Straight answers on plot sizes, title documents, NA approvals and how land compares with a flat.
How many square feet is one guntha?
One guntha equals 1,089 sq ft, or about 101.17 sq m. Forty guntha make one acre, which is 43,560 sq ft. So a 10,000 sq ft plot works out to roughly 9.2 guntha — the standard plot size at Lonavalley in Kamshet Valley.
What is a 7/12 extract and why does it matter when buying land?
The 7/12 extract, or Satbara, is Maharashtra's primary land record. It names the owner and lists any rights, loans or encumbrances on the land. An individual 7/12 in your own name is the clearest proof you own a specific, undivided plot rather than an undefined share of a larger holding.
What is NA land, and can I build on agricultural land?
NA means non-agricultural. In Maharashtra you cannot legally build a house on agricultural land until the District Collector issues an NA conversion order. Always verify the NA order exists and that its permitted use matches what you intend to build before purchasing.
Is buying land a better investment than buying a flat?
They behave differently. Land carries no construction depreciation and lower running costs, but generates no rent until you build and is less liquid. A flat can be rented immediately but the structure depreciates while only the land share appreciates. Neither outperforms the other universally — it depends on holding period and whether you need income.
What documents should I check before buying a plot in Maharashtra?
At minimum: the 7/12 extract, FERFAR mutation entries showing an unbroken ownership chain, the Collector's NA order, an advocate's title search report, layout approvals, an encumbrance certificate, and the registered sale deed. Area Realty compiles this legal pack for listed plots.
What does a villa plot in Lonavala cost?
At Lonavalley in Kamshet Valley, 10,000 sq ft gated villa plots start from ₹65 Lakh, which is about ₹650 per sq ft. Pricing across Lonavala and Kamshet varies widely with access, road frontage, view and NA status. All figures are indicative and change — confirm current pricing before relying on them.
What is stamp duty on a land purchase in Maharashtra?
Stamp duty is calculated on the agreement value or the government ready reckoner value, whichever is higher, with a registration fee charged separately. Rates vary by local body and applicable cesses and are revised periodically, so confirm the current rate for your specific location before budgeting.
Can NRIs buy land in India?
NRIs and OCI cardholders may buy residential and commercial property in India, including NA plots, under RBI rules. They may not purchase agricultural land, plantation property or farmhouses. Payment must route through normal banking channels or NRE/NRO accounts. Confirm current RBI conditions before transacting.
What is a second home and why buy one near Mumbai?
A second home is a property bought for personal weekend use alongside a primary residence, often generating rental income when unoccupied. Locations near Mumbai combine short drive times with hill-station or coastal settings, so the asset serves both lifestyle and long-term land value.
Which location should I choose for a second home?
It depends on your priority. Karjat and Khopoli suit buyers wanting Western Ghats views within an hour or so of Mumbai. Lonavala and Kamshet suit villa plots and land investment on the Mumbai–Pune corridor. Alibaug and Goa suit coastal and beach-facing homes.
Should I buy a ready villa or a villa plot?
A ready villa gives immediate use and rental potential at a higher entry price. A villa plot has a lower entry cost and lets you build to your own design, but requires construction time and capital. Area Realty lists both formats across its locations.
What documents should I check before buying a second home in Maharashtra?
Key documents include the 7/12 extract, FERFAR or e-mutation records, a title search report, the NA (non-agricultural) order, layout approvals, RERA registration where applicable, an encumbrance certificate and site access confirmation. Area Realty compiles this legal pack for listed properties.
Land buying terms explained
The documents and units that come up when buying a plot in Maharashtra, in plain English.
- Guntha
- A unit of land area used across Maharashtra, Karnataka and parts of Andhra Pradesh. One guntha equals 1,089 sq ft (121 sq yards, or about 101.17 sq m). Forty guntha make one acre, which is 43,560 sq ft. A 10,000 sq ft plot is therefore roughly 9.2 guntha.
- 7/12 Extract (Satbara Utara)
- The core Maharashtra land record, issued by the state revenue department. Form VII is the record of rights — it names the owner and lists any rights, loans or encumbrances registered against the land. Form XII records cultivation and crop details. An individual 7/12 in the buyer's name is the clearest evidence of undivided ownership of a specific plot.
- FERFAR (Mutation Entry)
- The mutation register recording every change in rights over a piece of land — sales, inheritance, partition or mortgage. Reading the FERFAR alongside the 7/12 shows the chain of ownership over time, which is how a buyer confirms the seller's title is unbroken.
- NA Land (Non-Agricultural)
- Agricultural land in Maharashtra cannot be used for residential construction until the District Collector issues a non-agricultural conversion order. Land carrying a valid NA order is described as NA land. Buying agricultural land intending to build without this order is one of the most common and most expensive mistakes in the second-home market.
- Collector NA Order
- The formal order from the District Collector converting land from agricultural to non-agricultural use, and specifying the permitted use — residential, commercial or industrial. It should be verified in the original, and the permitted use should match what the buyer intends to build.
- Title Search Report
- A report prepared by an advocate tracing ownership of a property back over a defined period, typically 30 years, using registered documents and revenue records. It flags gaps in the chain of title, pending litigation and undisclosed claims before money changes hands.
- Encumbrance Certificate
- A certificate from the sub-registrar listing every transaction registered against a property during a stated period, including mortgages and charges. A clear certificate indicates the land is not pledged as security against a loan.
- Sale Deed
- The registered document that actually transfers ownership from seller to buyer. It is distinct from an agreement to sell, which only records an intention to transfer at a future date. Ownership passes on registration of the sale deed, not on signing an agreement or paying a booking amount.
- Ready Reckoner Rate
- The government-notified minimum value for a property in a given area, published annually as the Annual Statement of Rates. Stamp duty is calculated on the agreement value or the ready reckoner value, whichever is higher — so it sets a floor on transaction cost regardless of the negotiated price.
- Stamp Duty and Registration (Maharashtra)
- Stamp duty is the state tax paid to register a property transfer, calculated on the agreement value or ready reckoner value, whichever is higher. Registration fee is charged separately. Rates vary by local body and by applicable cesses, and are revised periodically — confirm the current rate for your specific location with the sub-registrar or your advocate before budgeting.