Land transactions can be a labyrinth of confusing terms, especially when checking records online. In this simplified guide, Genuine Plots unravels key terms, empowering you to make informed decisions and ensuring smooth navigation through the world of land transactions. Let's embark on this journey together, where understanding land records becomes as easy as a walk in the park.

Jamabandi 

• Jamabandi serves as the Records of Rights (RoR), providing intricate details about land ownership, including information about owners and cultivators.

 Nakal 

• Nakal is a document that encapsulates all essential information about a piece of land, covering ownership patterns, revenues, and other pertinent details.

Khata 

• Khata is a crucial revenue document that assesses a property's size, location, and build-up area. It also pinpoints the individual responsible for property tax payments.

 Khasra or DAG Number

• Often referred to as DAG number, Khasra is a unique identifier assigned to a land parcel in a village. In urban areas, it corresponds to the survey number.

Khewat 

• Khewat is a number assigned to landowners who collectively own a piece of land. Think of it as an account number granted to various owners of the same parcel.

Mauza 

• Mauza is the term used to refer to a village, a significant geographical unit in land records.

 Bainama 

• Bainama is synonymous with a sale deed, providing a comprehensive transaction record.

Khatauni 

• Khatauni acts as a comprehensive account book, detailing all landholdings and their respective landowners.

Patta 

• Patta is a record of rights, a document that unveils the name of the legal owner of a piece of land property.

Khudkasht  

• This document signifies that the land is cultivated by its owners, not external cultivators.

Embarking on a land transaction journey can be daunting, but armed with these simplified explanations, you'll be better equipped to decode the complexities of land records. 

Non-Resident Indians (NRIs) generally have the desire to invest in land in India, whether for its heritage value or for its ability to create a luxurious or wealth-building opportunity. However, the regulatory environment surrounding the ownership of land by NRIs is distinct and varies according to the category of the land.

1. Agricultural Land and Farmland - Understanding the Restriction

• ​NRIs are also interested in agricultural land from an aesthetic perspective, in addition to its value for appreciation. However, NRIs cannot purchase agricultural land in India. Agricultural land includes plantations, or plots of land that are not used for any other purpose except agricultural purposes.
• Exceptions are rare, but an NRI is allowed to inherit farmland from a relative or receive it as a gift, and in extreme cases, an NRI may obtain permission to use the land for agriculture after clearance from the authority. An inherited agricultural plot of land cannot be sold to another NRI.
• Although agricultural lands have aesthetic and emotional value, NRIs searching for hassle-free investment options would normally be interested in lands identified as non-agricultural.

2. Semi-Developed and Developed Plots — Clarity and Legal Safety

• ​Semi-developed or fully developed plots would be some of the most readily available options to NRIs. This land is normally titled, well-documented, and also accessible to basic infrastructure such as water, electricity, or roads.
• These plots have a "Non-Agricultural" designation, which qualifies them to be eligible for purchasing through NRIs without the need for any special approvals. These lands are perfect for raising residential, villas, or even commercial buildings.
• Semi-developed plots offer an amalgam of affordability, lifestyle, and potential for long-term investments. They find particular favour in areas surrounding growing urban centres where land can be expected to appreciate in value.

3. Farmhouse Plots in Gated Communities — Lifestyle and Investment

• ​Farmhouses in the Gated or Planned Communities offer plots that are widely popular with the NRIs. Such plots are classified as non-agricultural and are provided with basic infrastructure, including utility services and security.
• Weekend homes, elderly care homes, and other small-scale resort homes would be apt for the land. Apart from their utility purpose, the land makes a good investment source. People would be interested in buying such lands in areas near cities or areas that contain beautiful landscapes.
• Farmhouse plots for investment offer the benefits of a rural residential experience with complete documentation for ownership, providing NRIs with a soothing experience regarding compliance with the authorities.

4. Large Estate Parcels (1–5+ Acres) — Strategic Asset Class

• NRIs looking to acquire bigger properties can consider estate plots that are an acre or bigger in size. Such properties have to be non-agricultural and ought to lie in or around areas where development corridors exist.
• Large plots of land will be ideal for entrepreneurial ventures like the construction of boutique resorts, health resorts, or eco-friendly resorts. They will also provide great appreciation potential. NRIs will have the option of developing the land step by step or using the land for co-investment schemes.
• In fact, unlike agricultural properties, after being properly zoned, such estates do not require any special approval to purchase or develop; hence, they make ideal acquisitions for NRIs.

​Key Considerations for NRIs

• ​One should always ensure that payments go through the right channels for regulatory compliance.
• Carry out extensive due diligence on the land titles, encumbrances, and ownership history.
• Before finalising a purchase, involve lawyers and property experts, especially if you intend to develop the property.

Conclusion

​Though purchasing an NRI in agricultural land in India is banned, several other options exist for NRI investment in land in India that are most assured. Semi-developed land, farmhouses, and large land parcels provide NRIs with secure property rights, lifestyle options, and substantial future appreciation on their land investments in India.

India has seen one of the biggest increases in land demand in its modern real estate history during the last four to five years. Land has surpassed traditional favourites like gold, stocks, and even ready-to-move-in homes to become the asset class that is selling the fastest, while apartments and commercial offices continue to grow steadily.

1. Lifestyle Shift: Indians Want Space, Freedom, and Open Living

For decades, apartments – small, convenient, and city-centred – dominated the agenda. But after the experiences of lockdowns and confined living:

• Residence purchasers desire privacy, larger land area, yards, gardens, and terraces
• They choose peri-urban or suburban land as opposed to the busy city apartments
• Land offers the one thing modern apartment towers cannot: freedom to design, expand, and personalise your living environment.
• This desire for space has become a cultural reawakening — and a major driver of the land boom.

2. Work-From-Anywhere Culture Has Changed How India Lives

These forms of telework have opened a new dream of life:

“If I can work from anywhere, why not live better?”

This has led to a huge demand in the following:

• Farmhouses
• Second homes
• Weekend villas
• Organic farmlands
• 1 to 5-acre hobby farms
• Young professionals, freelancers, business owners, and retirees are all buying land to escape urban chaos and enjoy nature without compromising work.
• Areas within 100–200 km of major cities (Pune, Mumbai, Bangalore, Hyderabad, Delhi, Chennai) are witnessing a surge in:
• Plot sales
• Agricultural land conversions
• Boutique villa projects
• Eco-living communities

This trend is growing faster than any other segment.

3. Land Is Finite — Population Is Not

This is the simplest economic equation behind India’s land boom:

Land supply is fixed, but India's population and economic base keep expanding.

Urbanisation proceeds at a historically unprecedented rate:

India is expected to have an additional 416 million urban population by 2050

Urbanisation is occurring as cities grow outwards to the suburbs

Industrial corridors are gobbling up major chunks of land.

Infrastructural developments are transforming whole regions

Given its relatively constant supply and growing demand, land values naturally appreciate in value every year, often more reliably even than apartments.

This explains why land is being perceived as the only safe asset in the Indian market.

This is why land is increasingly viewed as the safest long-term asset in India.

4. India's Massive Infrastructure Push Is Fueling the Land Rush

No factor boosts land prices more than infrastructure — and India is currently undergoing the largest infra transformation in its history.

Key drivers include:

• New airports (over 21 new airports built since 2017, more planned)
• Multiple expressways (Delhi–Mumbai, Samruddhi Mahamarg, Bengaluru–Chennai)
• Ring roads around Tier-1 and Tier-2 cities
• Metro expansion across 15+ cities
• Freight corridors and logistics parks
• Industrial parks and SEZs
• Tourism destination development

Wherever infrastructure arrives, land prices typically jump 25–60% in 2–4 years.

Example:

The Samruddhi Mahamarg has transformed land markets around Shirdi, Nashik, Aurangabad, and Nagpur.

The Pune Ring Road is triggering price surges in Wagholi, Charholi, Pirangut, and Ranjangaon.

5. Cultural and Emotional Value: Indians Trust Land Over All Else

For generations, Indians have believed:

“Land is security. Land is legacy.”

• Land never goes out of demand
• Land doesn’t age
• Land can be repurposed (residential, rental, commercial, farming, villa, warehouse)
• Land carries emotional value — especially for families and NRIs

6. The NRI Factor: Why Global Indians Are Buying More Land Than Ever

Rupee depreciation → property becomes cheaper in dollar terms

• Desire to return or retire in India
• Long-term investment stability
• High returns compared to global real estate markets
• Emotional connection to home country

7. Pune–Mumbai: The Hottest Land Market in India Today

The Pune–Mumbai corridor has become India’s most dynamic land market due to:

• Expressways (Mumbai–Pune, Mumbai–Goa, Pune Ring Road)
• Strong IT sector in Pune
• Industrial belts (Chakan, Talegaon, Ranjangaon)
• Growing NRI demand
• Better climate and lifestyle than metro cities
• Affordable land compared to Bangalore or NCR

This region is witnessing rapid appreciation, making it a top choice for investors, end users, and NRIs.

Conclusion

With increasing incomes, improved infrastructure, the work-from-home philosophy, NRI enthusiasm, and the subsequent economic growth in India, land is going to remain the favourite as well as the highest-growing sector for the coming years.

Buying land is one of the most important financial decisions many people make — especially first-time buyers. Land can be a great investment or a future home site, but it also has unique risks that many buyers overlook.

Here’s a simple guide to the 10 most common mistakes first-time land buyers make — and how to avoid them.

​1. Inadequate Title Verification

Many purchasing individuals regard the seller's word as sufficient. Nevertheless, incorrect details about ownership, disputes, and/or unsecured documentation could cause future problems.

It’s always important to ensure the title of the land being purchased is valid.

There must be no pending lawsuits or claims, and the ownership must be cleared.

2. Ignoring the Authorisation of the Government

The buyers may overlook the verification of Government approvals for the use of the land. The land may be set for acquisition, reserved, or withheld for future use by the Government.

Ensure that you have the necessary approvals, such as RERA, Layout Sanction, and Land Use Permission, before signing.

​3. Overlooking Land Use and Zoning

Different land types have different uses: agricultural, residential, commercial, etc. Mistaking one for another can cause major issues.

Confirm the land’s zoning and permitted use with local authorities.

4. Failure to Check the Encumbrance Certificate

The EC reveals whether there are any loans, mortgages, or disputes associated with the property. Failure to investigate this aspect might bring unexpected purchases.

One should always ask for an Encumbrance Certificate that is at least 10-15 years old.

5. Falling for Low Price Traps

Even if the land is cheap, if it lacks approval, title, and connectivity, it may become a source of even greater losses.

Compare local rates to ensure the offer does not sound "too good to be true."

6. Not Visiting the Land in Person

Relying solely on photos or maps can be dangerous. Photos don’t show the exact condition, access roads, encroachments, or surrounding development.

Visit the land multiple times at different times of day.

7. Skipping Soil and Survey Reports

The soil type and ground condition matter — especially if you plan to build a home. Poor soil quality can increase construction costs dramatically.

​8. Disregard of Access and Connection

A plot without a proper road, streetlights, and reliable connectivity to all key places quickly loses value.

Check road access, nearest highways, water supply, and public transport.

9. Not Budgeting for Hidden Costs

Purchasing land involves more than just the sale price. You have to consider stamp duty, registration fees, brokerage, conversion charges, taxes, and verification of documents.

Prepare a complete budget that includes all additional costs.

10. Not Taking Legal or Expert Help

Many first-time buyers try to handle everything alone. But land law and property documentation can be tricky.

Consult a lawyer or genuine Plots before closing the deal.

Investing in land in India can be one of the strongest long-term decisions for NRIs—but only when the legal groundwork is done correctly. With the increasing number of land frauds, disputed titles, and unclear ownership records, verifying every document and detail becomes non-negotiable.

To help NRIs protect their capital and avoid legal complications, here is a straightforward checklist of the 10 most important checks that must be completed before finalising any land purchase.

1. Title Check

The first and most important step is to ensure that the seller has absolute ownership rights to sell this land. If this is accomplished, it means that this land is not under any dispute, shared ownership, or any court restraining order.

2. 7/12 Extract & Mutation Entries

This government document validates ownership of the property, previous modifications, and updates made over the years. This document guarantees the transparency of the property’s history and authenticates whether the “mutation,” or change of ownership, is registered.

3. Property Card Records

Issued by local or revenue authorities, these cards verify information on land size, boundaries, and the current owners. It prevents forged or mismatched land information.

4. Chain of Ownership History

A full trail of ownership assists in verifying all legitimate transactions and ensures that all were done correctly. This also eliminates the potential for a claim of ownership and for an owner to exist.

5. Survey and Precise Demarcation

In order to avoid future encroachment problems, a physical survey of the plot confirms the precise boundaries on-site.

6. Legality of Access Roads

Access to the land must be authorised by law, not just a physical route.

7. Classification of Zoning

The land's use—agricultural, NA (non-agricultural), residential, industrial, or tourism—is determined by zoning. Your plans for development or investments must be in line with the zoning that the local government has approved.

8. Encumbrance & Litigation Check

This confirms that the land is free from:

• Loans
• Mortgages
• Cases heard in court
• Legal notices

An encumbrance-free property simply ensures you do not inherit someone else's liabilities.

9. Verification of Seller Background

It helps confirm the vendor's identity, selling authority, and background.

10. Authority Approvals

Planning organisations like PMRDA, MMRDA, or local governing bodies must grant approvals.

Gold and property are traditionally the two things that Indians believe in to create their wealth. Both of these would be termed safe investments to hold in the long run. However, as we usher in 2026, it's time to make the comparison smarter.

​Reasons why people continue to purchase gold:

• High Liquidity

• Insure Against Inflation

• Cultural and emotional value

• Easy entry cost

Restrictions on using gold in 2026

• Prices are globally driven

• Returns tend to flatten during stable economic growth

• Volatility rises during geopolitical events

Why land remains the standout in 2026:

• Limited supply + Growing demand

• Appreciation fueled by infrastructure

• Tangible, controllable asset

• It generates income (farmhouse,leasing,reselling)

• Depreciable items like buildings

What’s driving land demand in 2026:

• Road construction – highways, express roads, metro routes

• Second homes and nature living

• Urban areas to master-planned developments

• Emphasis on clear-title, gated plot development

Land is no longer just about waiting — it’s about planned growth, zoning, and location intelligence.

Gold vs Land: 2026 Comparison Snapshot

What Smart Investors Are Doing in 2026

Instead of choosing gold OR land, informed investors are:

• Holding gold for stability
• Allocating larger capital to land for growth

Especially popular are:

• Gated plotted developments
• Land near upcoming highways & infrastructure
• Nature-centric plots near Mumbai, Pune, Bengaluru

Final Verdict: Which Is Better in 2026?

In 2026, land clearly outperforms gold as a wealth-building asset — provided the location, legality, and timing are right.