Buying land in Maharashtra can be rewarding, but when it comes to green zone land—commonly known as agricultural land—the rules are very specific. These areas are protected to ensure agricultural activity, ecological balance, and sustainable land use. Before investing, it’s important to understand who can buy, what permissions are required, and what hidden costs to expect.

​What Is a Green Zone?

In planning terminology, a green zone refers to land reserved for:

• Farming and cultivation
• Horticulture
• Plantation and allied activities
• Nature and environmental conservation

These zones act as buffers against uncontrolled urbanisation and are not meant for heavy commercial or industrial development. Any change of land use requires official permission.

Can Anyone Buy Agricultural (Green Zone) Land in Maharashtra?

1. Only Agriculturists Can Buy Agricultural Land

Maharashtra law states that only an agriculturist can purchase agricultural land.

An agriculturist is someone who is:

• Actively engaged in farming, or
• Belongs to a family that owns or cultivates agricultural land.
• If you’re not an agriculturist, you cannot legally buy this land unless you meet specific exceptions.

​2. Non-Agriculturists – Limited Access

Non-agriculturists generally cannot purchase agricultural land. However:

• If the land is already converted to NA (Non-Agricultural), anyone can buy it.
• In rare cases, government permissions may allow non-agriculturists to buy land for special approved purposes (e.g., agro-industry), but this is uncommon.

Essential Legal Checks Before Buying Green Zone Land

Whether you are eligible to buy or not, legal due diligence is mandatory.

​Clear Title

The land must have:

• No ownership disputes
• No outstanding loans or mortgages
• Proper and updated land records
• Legal Due Diligence

​Consulting an experienced property lawyer. They will verify:

• Ownership history
• Encumbrances
• Revenue records
• Zoning classification
• Mutation entries

​A small legal mistake can lead to heavy penalties or even loss of land rights.

Usage & Permissions: What You Need to Build Legally

Buying agricultural land does not give you the automatic right to build on it.

To legally construct a house, farmhouse, resort, or commercial structure, you need:

1. NA Conversion (Non-Agricultural Conversion)

This is the process of converting agricultural land for:

• Residential use
• Commercial use
• Industrial use

Without NA conversion, any construction is illegal.

2. Local Zoning Approval

Local planning authorities must confirm:

• Whether the land can be used for the intended purpose
• Whether the Development Plan permits it

3. Construction Permissions

You must obtain:

• Building permission
• Commencement certificate
• Layout and structural approvals
• Skipping these steps can result in:
• Demolition orders
• Heavy fines
• Legal disputes
• Location & Future Growth Factors

Even if you can legally buy and develop the land, location determines long-term value.

Key factors influencing appreciation:

​Road Connectivity

Land accessible from main roads, state highways, or expressways appreciates faster.

Markets & Hospitals in Close Proximity

Basic facilities around the area make the land more usable and desirable.

Tourism Potential

Areas like Karjat, Lonavala, Alibaug, and Mulshi attract hospitality and second-home investments.

Upcoming Infrastructure

Any proposed highway, ring road, metro line, airport, or industrial corridor adds immense value to it in the future.

Hidden Costs Most Buyers Overlook

Many who buy land for the first time assume that land cost is usually the only cost. In reality, agricultural land investment involves some other costs:

1. Legal & Registration Fees

Stamp duty, registration, lawyer fees, and documentation costs.

2. NA Conversion Charges

The conversion charges will depend on the following

• Area of land
• Location
• Zoning category

These can be significant.

3. Fencing & Maintenance

Agricultural land requires:

• Fencing
• Soil care
• Periodic Maintenance
• Security

4. Construction Approvals

Architect fees, Government approvals, Engineering plans, Compliance charges.

5. Unexpected Compliance Costs

​Sometimes, environmental permissions or local authority requirements may arise later.

Conclusion

​Buying land in Maharashtra’s green zone can be valuable—but only if you fully understand the legal and regulatory framework. Since only agriculturists can buy agricultural land, non-agriculturists must either seek permitted exemptions or look for land already converted to NA.

Whether your goal is farming, investment, or building a home, always:

• Verify the zoning
• Check the title
• Understand long-term restrictions
• Consult a property lawyer
• Factor in hidden expenses
• With proper due diligence, green zone land can be a safe and rewarding investment.

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.

​

 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.

​

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?

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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.

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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.