Land is one of the few assets that appreciates consistently when supported by the right set of external factors. Its value seems static but through time, it gets shaped by infrastructure, location, policy changes, and socio-economic demand. Here are the seven major factors that influence long-term appreciation.

1. Location & Connectivity

The most important factor influencing land value is still location. Plots near developing cities, planned highways, transportation hubs, or industrial corridors appreciate considerably more quickly.  Increased demand and consequently higher prices are the results of improved connectivity, such as new expressways, metro links, widened roads, or airport improvements.

Improved logistics, shorter travel times, and increased residential and commercial interest are all benefits of improved access.  This frequently results in a discernible rise in real estate prices even before infrastructure projects are finished. 

2. Infrastructure & Basic Utilities

Availability of water supply, electricity, road access, drainage, and telecom connectivity adds immediate usability and desirability to land. Even raw plots with easy access to utilities enjoy a higher valuation.

The areas in which local authorities invest, such as streetlights, sewage systems, waste management, or road widening, become naturally more attractive for both developers and end-users. Infrastructure development often initiates multi-year appreciation cycles in surrounding land.

3. Zoning Ordinance & Land-Use Approval

Government zoning policies directly impact the value of land. Land zoned residential, commercial, or industrial sells at a higher price than strictly agricultural areas because of the higher development potential.

Prices for land that can be lawfully rezoned or converted—for instance, from agricultural to residential or commercial—usually rise quickly.  In a similar vein, clear title deeds, uncontested ownership, and the absence of litigation boost marketability and buyer confidence, which drives up prices. 

4. Supply-Demand Disequilibrium

Land is intrinsically scarce. As populations grow, cities expand, and industries migrate to newer areas, the demand for usable land goes up, but its supply remains fixed.

High-growth areas, especially tier-I and tier-II cities, tend to enjoy sustained demand from both buyers and developers. When demand surpasses supply, appreciation becomes inevitable. This holds true to a large extent in suburban corridors where urban sprawl transforms the countryside into residential and commercial hotspots.

5. Future Development Potential

Land appreciation is highly dependent upon the expectations of future development. Announcements related to:

• new highways
• metro or rail corridors
• industrial parks
• IT hubs
• logistics zones
• residential townships

…tend to drive early investor interest and cause value increases even before construction starts.

Speculation is seldom all wrong-it simply mirrors genuine future potential. As a rule, the investors who identify early signs of urban growth usually benefit the most.

6. Natural Features & Environmental Conditions

Topography, soil quality, access to water, and lack of environmental hazards are highly influential in determining value, particularly for agricultural, resort, or residential land.

The lands that have beautiful scenery, a body of water around it, or even slight slopes command better prices. In contrast, land requiring heavy levelling, environmental clearance, or flood mitigation appreciates more slowly because of the high cost of development involved.

7. Social Amenities & Neighbourhood Growth

Land demand is boosted by the presence of schools, hospitals, markets, shopping centres, parks, and public services in the area. When an area becomes socially well-developed, it attracts families, businesses, and builders, thereby establishing a long-term upward trend of land price improvements.

Even agricultural land near expanding residential belts can appreciate dramatically once neighbouring regions begin to urbanise.

Conclusion 

Accessibility, infrastructure, legal clarity, development potential, environmental quality, and social growth all contribute to an increase in land value.  Even though land is a reliable long-term investment, investors can find plots with the highest potential for appreciation by understanding these seven factors.  Land can provide substantial returns for decades if strategic research and due diligence are done. 

Price of farmland ranges from ₹15 lakhs to ₹1.5 Crores per acre, with some prime land selling as high as ₹2 Crores per acre.

Key Locations & Price Highlights

Butibori & Wardha Road

– Fast Growing Farmhouse + Industrial Belt

– Farmland: ₹280 - ₹340 per sq.

– Developed farm plots (11,000 sq. ft.): ₹30 to ₹68 lakh

Amravati Road

– Major development corridor

– 5000 sq. ft plots developed: ₹12.5 - ₹19 Lakh

Kalameshwar & Katol

– Predominantly Agricultural Zones

– The prices may vary from ₹15 lakh to ₹1 crore+ per acre depending on the fertility and road connectivity

Samruddhi Mahamarg Belt 

– Rapid appreciation due to Expressway

– Datala village touching ₹2.4 crores per acre

Budget-Friendly Options

– Plot size of 5,000 sq. ft. in Borgaon available for ₹15 lakh

For safe and verified land buying, contact Genuine Plots.

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 Key Rules You Must Know (Section 63 – MTAL Act)

Only Registered Farmers Can Buy Agricultural Land

– You must be a certified agriculturist from Maharashtra or any other Indian state to purchase agricultural land.

Non-Farmers Cannot Directly Purchase Agri Land

– Buying, leasing, or acquiring agricultural land is prohibited for non-agriculturists.

Exceptions Under Section 63-1A

– Non-farmers may buy agricultural land only for:

✔ Industrial purposes

✔ Special township projects

✔ With special permission from the Collector or State Government

NA Conversion Option

– Non-farmers can acquire the land after converting it to NA (Non-Agricultural) land for:

✔ Residential

✔ Industrial

✔ Commercial use

Official Approval Required

– NA conversion requires a formal process and approval by the SDO or Collector.

Unauthorised Conversion is Illegal

– As per Section 44 of the Maharashtra Land Revenue Code, any illegal land-use conversion leads to penalties.

Special Project Exemptions

– Government-approved industrial and township projects allow land transfer to non-agriculturists legally.

For safe and verified land buying, contact Genuine Plots.

​Fragmentation Law- The Maharashtra Prevention of Fragmentation and Consolidation of Holdings Act,1947, was first enacted to prevent agricultural lands from fragmenting into small, unproductive pieces. Its aim has been to prevent excessive fragmentation of agricultural lands and improve consolidation.

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Key Features of the Fragmentation Act

1. Purpose of the Act

The prevention of the fragmentation of agricultural land and the maintenance of the economic viability of the land through consolidation.

2. Restrictions on Small Plots

The law prohibits the sale, transfer, or purchase of any tract of land which is less in extent than the minimum notified area, for instance, 10 gunthas.

3. Legal Boundaries

In the past, transactions concerning smaller plot sizes have been deemed illegal, which has affected many landowners in not being able to formalise ownership.

Major Amendments Introduced in 2025

1. Free Regularisation of Old Transactions

All small-fragment land transactions completed between

15 November 1965, 15 October 2024

will now be regularized free of cost.

2. Relief for Urban Regions

In municipal corporation areas, municipal council limits, and PMRDA zones, fragmentation rules have been relaxed.

Plots as small as 1 guntha are now considered legally valid.

3. Benefit for Nearly 50 Lakh Families

Around 49–50 lakh property holders in Maharashtra will gain legal clarity and rightful ownership due to these reforms.

4. Residential Areas Exempted

In urbanised and residential zones, the fragmentation rules will no longer act as a barrier for land use or property transactions.

Conclusion

The 2025 amendments greatly simplify land ownership, support urban growth, and resolve long-pending issues for millions of property holders.

For further information or legal verification, contact Genuine Plots.

1. What is the Zepto Effect, and how does it simplify buying branded land?

The Zepto effect represents the new-age expectation of speed, convenience, and instant access—just like getting groceries in 10 minutes. Through its partnership with The House of Abhinandan Lodha (HoABL), Zepto brings the same convenience to buying branded land, giving users quick access to verified plots, transparent pricing, and fast decision-making tools. 

2. What is branded land, and why is it becoming popular?

Branded land, offered by HoABL, brings trust, documentation clarity, luxury-level planning, and legally secure ownership to land buying. The Zepto effect enhances this experience by making the discovery process fast and seamless—buyers can instantly explore details before visiting the site.

3. How does the Zepto Effect help users explore branded land in Vrindavan, Goa, Ayodhya, Dapoli, and Maharashtra?

With the Zepto effect, users can instantly browse curated information about branded land projects in Vrindavan, Goa, Ayodhya, Dapoli, and several locations across Maharashtra. They can view plot availability, pricing, amenities, legal transparency, and community plans—within seconds.

4. Why is the Zepto x HoABL partnership significant for land buyers?

The partnership combines HoABL’s expertise in branded land with Zepto's ultra-fast digital ecosystem. This means buyers can quickly access verified land information, book site visits, check availability, and begin the buying process with unmatched speed and credibility.

5. Can investors compare branded land opportunities instantly using the Zepto Effect?

Yes. The Zepto effect allows investors to compare multiple land destinations instantly—whether it's spiritual zones like Ayodhya and Vrindavan, leisure hubs like Goa, coastal regions like Dapoli, or upcoming investment hotspots in Maharashtra—helping them make faster, more informed decisions.

6. Is the Zepto Effect helpful for first-time land buyers?

Absolutely. First-time land buyers often struggle with trust, documentation, and clarity. The Zepto effect solves this by offering instant information, transparent details, and seamless access to HoABL’s branded land, making the buying journey simple, safe, and confidence-driven. 

1. Why are YEIDA plots near Noida Airport considered the best investment in 2026?

YEIDA plots near Noida Airport are considered the top investment for 2026 because they lie next to the upcoming Jewar International Airport, Asia’s largest airport project. With new sectors like 15C, 18, and 24A being released under the January 2026 scheme, these plots offer high appreciation potential, strong infrastructure, and excellent connectivity via the Yamuna Expressway. The 973 plot launch makes YEIDA investment plots one of the most sought-after opportunities in North India.

2. Is it wise to buy residential plots near Jewar Airport in 2026?

Yes. Buying residential plots near Jewar Airport is considered highly wise due to YEIDA’s planned development, expressway access, upcoming metro links, and rapid commercial growth. With YEIDA’s 2026 scheme offering regulated plots with clear titles, plots near Noida Airport are expected to deliver strong long-term appreciation once the airport becomes fully operational.

3. What is the price of residential plots near Jewar Airport in 2026?

The price of residential plots near Jewar Airport typically ranges between ₹12,500 to ₹21,000 per sq yard (gaj) depending on the sector and plot size. Under the 2026 YEIDA scheme, plot sizes such as 162, 183, 184, 200, 223, and 290 sqm are offered. Some smaller plots in the region have previously started as low as ₹7.5 lakh, making YEIDA plots for sale 2026 accessible to both investors and end-users.

4. Where should you invest near Jewar Airport in 2026?

The best places to invest are YEIDA sectors 15C, 18, and 24A, all part of the 2026 plot scheme. These sectors benefit from airport proximity, planned residential zones, and connectivity upgrades. For buyers exploring YEIDA investment plots, these sectors offer the safest and highest-growth portfolios due to government-regulated development.

5. Which area is best near Jewar Airport for residential plots?

For residential buyers, Sectors 15C, 18, and 24A are the best due to their location near the Noida International Airport, upcoming metro routes, and wide road networks. These sectors are part of the new YEIDA allocation and offer modern urban planning. This makes them ideal options for anyone searching for plots near Noida Airport with long-term growth prospects.

6. What makes YEIDA plots for sale in 2026 highly in demand?

YEIDA plots for sale 2026 are in demand because the new scheme includes 973 residential plots, with 77.5% reserved for the general public. YEIDA’s previous 2024 scheme saw over 111,000 applicants, proving investor confidence. With clear allotment through a draw of lots, transparent policies, and proximity to the airport, YEIDA’s 2026 plots stand out as the most competitive land opportunity in the region.

7. What amenities and benefits do YEIDA plots near Noida Airport offer?

YEIDA plots provide strong connectivity to the Yamuna Expressway, Jewar Airport, and future metro lines. Buyers of YEIDA investment plots also benefit from planned green belts, commercial hubs, educational zones, and proposed logistics parks. These developments make plots near Noida Airport ideal for both residential and investment-based land ownership.

8. What is the application process for the YEIDA 2026 residential plot scheme?

The YEIDA plots for sale 2026 must be applied for online through the YEIDA portal. After document submission and payment, buyers are allotted plots via a computerized draw of lots. This transparent system is a major reason investors prefer YEIDA plots near Noida Airport over private development plots.

9. Are YEIDA investment plots good for long-term returns?

Yes. YEIDA investment plots offer excellent long-term returns due to airport-led growth, rapid commercial development, and government-backed infrastructure. With the airport becoming operational in phases, land values in plots near Noida Airport are expected to multiply, making 2026 an ideal entry point for investors.

10. Why are YEIDA sectors 15C, 18, and 24A highlighted for 2026 buyers?

These sectors host the new YEIDA 2026 plot scheme, offering plot sizes between 162–290 sqm, wide roads, and airport adjacency. Their planned township layout and investment appeal make them prime locations for YEIDA plots near Noida Airport and among the most secure plots in the region.