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.

Pune's infrastructure is set for a significant boost with upcoming projects like the Airport Expansion, Ring Road, Metro Rail, and Smart City Mission, promising improved connectivity and enhanced living standards for residents.Let’s check out the current updates of these projects.

Pune Airport Expansion Project 

Photo Credit- Zee News

The expansion of Pune International Airport is ongoing, and a new terminal building is nearly completed. Initially, the new airport was planned within Pune City but faced objections from residents, leading to a shift in location to Purandar tehsil in 2015. However, due to opposition from some farmers owning the land, a revised proposal was presented to the Centre, and the final decision on the new airport is yet to be confirmed. Meanwhile, the current airport's expansion is being pursued.

Benefits Benefits of Pune Airport Expansion:

1. Increased capacity to handle more passengers and cargo, reducing congestion and meeting growing demand for air travel in the region.
2. Improved infrastructure with a new terminal building, taxiway, and apron parking bays, offering a better travel experience.
3. Boost tourism and the local economy, attracting more tourists and enabling handling of increased international flights, making Pune a more accessible global destination.

Current Status 

The expansion work is 55% complete, and the entire new building and the existing terminal are set to finish by the end of 2023. The combined space will cover 7,50,000 square feet, accommodating 16 MPPA passenger capacity, featuring 72 check-in counters, 10 passenger boarding bridges, and an in-line luggage handling system.

Pune Ring Road Project 

Photo Credit- Business Standard

The ambitious Pune Ring Road Project is set to span 128 kilometers, seamlessly connecting the city to 29 neighboring villages and main highways. This eight-lane motorway, with a maximum speed limit of 120 km/h, promises efficient and swift transportation for residents and travelers alike. 

The project boasts six flyovers, three tunnels spanning 3.75 kilometers, 18 major bridges, and 5 minor bridges, adding to its architectural marvel. Divided into four phases, the road's course thoughtfully weaves through numerous villages, facilitating enhanced connectivity, fostering economic growth, and bringing the vision of a well-connected and modernized Pune to reality.

Current Status

This ambitious project is strategically divided into two sections, east, and west, with the construction of the western portion already underway. The second phase is scheduled to kick off by the end of 2023. Anticipated to reach its full fruition by 2026, the completion of the entire Pune Ring Road is eagerly awaited. 

Pune Metro Rail Project 

Photo Credit-  PMC Gov.

The Maharashtra Metro Rail Corporation Limited (MMRCL) is all set to transform Pune's transportation landscape with its ambitious project featuring three corridors. The first corridor, Line 1, will connect PCMC to Swargate, marked by its distinctive Purple Line. Meanwhile, Line 2, the Aqua Line, will link Vanaz to Ramwadi, catering to the city's growing urban needs. Lastly, Line 3 will stretch from Hinjawadi to Civil Court, promising improved connectivity and efficiency across these vital destinations. With MMRCL at the helm of this groundbreaking initiative, Pune is poised to witness a revolutionary shift in public transportation, offering convenience and accessibility to its residents like never before.

Pune Smart City Mission 

Photo Credit- Square Yards

Pune leads India's smart city movement with five-phase planning: visualize, identify issues, propose ideas, implement solutions, and raise awareness. These initiatives aim to transform Pune into India's finest smart city. The project is expected to be completed by 2023. 

The goal of Pune Smart City

Ensuring uninterrupted electricity supply, revolutionizing sanitation through efficient waste management, and redefining urban mobility with seamless public transport. But that's not all! Pune Smart City also champions affordable housing for the underprivileged, making dreams come true for all its residents!

Current Status- The project was launched in 2015 and is expected to be completed by 2023.

Zoning is like a map the government makes to organize how land can be used. It's really important for planning our towns and cities. Here's a simple explanation for everyone:

What is Zoning?

Zoning is when the government rules what you can do on different pieces of land. They do this to make sure land is used properly and safely. Without zoning, things could get messy, and people might build things anywhere they want.

How Zoning Works:

Zoning divides land into different categories:

• Residential: This is for houses and places where people live.
• Commercial: It's for businesses like shops and offices.
• Agricultural: This is for farming.
• Industrial: It's for factories and heavy machines.
• Public: These areas are for things like schools and parks.
• Mixed Use: This is when you have a mix of homes and businesses in one area.

Colors and What They Mean:

Zoning maps use colors to show what each area is for:

• Light Yellow: It's for homes.
• Dark Yellow: This is mixed - you can have some stores and services here.
• Red: This is for schools, temples, and public stuff.
• Green: Green areas are for nature like parks and forests.
• Light Blue: It's for offices and business areas.
• Dark Blue: This is where you find malls and places to eat.
• Light Purple: It's for factories and industry.
• Dark Purple: This is for high-tech stuff.
• Gray: It's for really heavy industry.

Patterns on Maps:

Sometimes, you'll see patterns on the map:

• Cross Hatches: Means it's for houses.
• Slanted Lines: This is for businesses.
• Points, Diamonds, Stars: These show land for different things like industry or transportation.
• Vertical Lines: It's for public things like schools.
• Stipple Patterns: These are for parks and fun places.
• Curved Lines: For farming areas.

Final Thoughts:

In India, zoning is a bit different. Sometimes, you can have houses and businesses together. The main idea is to keep things organized and safe. Zoning helps our cities and towns work better, so everyone can live and work happily.

In Maharashtra, the government has made important rules called the Unified Comprehensive Development Control Regulations (UCDCR), also known as Maharashtra Building Bye-Laws. These rules make sure that building and construction are done safely and correctly. They are for homes and shops and make everything fair and clear.

Who the Rules Apply To:

These rules are for everyone who builds things in Maharashtra, India. This includes builders, architects, engineers, and anyone who plans or makes buildings. The rules are like a guide everyone must follow when building.

Getting Permission to Build:

Before building, people have to tell the government about their plans. They need to give some papers and fees to the people in charge. Within sixty days, the chief officer will check the plans and approve them. If they don't respond in time, it means the plans are approved. People also need a special paper, called a commencement certificate, to start building.

Making Changes During Construction:

If someone wants to change the plans while building, they need permission from the chief officer. They have to show the new plans and follow the same process as before. If they do changes without permission, it's not allowed and they might get in trouble.

Saying the Building is Done:

When the building is finished, the owner has to tell the chief officer. They need a paper from professionals like architects and engineers to show that everything is done correctly. This paper is called a building completion certificate. It proves that the building follows the rules.

Safety and Penalties:

The rules care a lot about safety. If a building is unsafe, it must be fixed or taken down. Anyone who doesn't follow the rules might have to pay fines or stop their work. Even the people who helped build might lose their licenses.

Uniform Rules for Fair Development:

The Unified Comprehensive Development Control Regulations want buildings to look similar across Maharashtra. They also give rewards for good things. For example, they allow more space for building in some cases. They also give bonuses for building near train stations and fixing old buildings.

These rules are important to make sure buildings are safe and fair for everyone in Maharashtra. They help keep our homes and shops good places to live and work.

Are you dreaming of owning your own agricultural land? Finding the perfect piece of land for your farming endeavors can be a rewarding and challenging task. Explore the essential points you need to consider when searching for agricultural land for sale. 

Learn About the Land's Previous Use

One of the first crucial steps in finding the perfect agricultural land is to learn about its previous use. The land's history can significantly impact its current state and potential for agricultural activities. 

If the land has been left unused for decades, it may lack essential nutrients for healthy crop growth. Moreover, if the property was previously used for industrial purposes, it could contain toxic substances in the soil and water, posing potential hazards for your farming endeavours.

To evaluate the land's previous use, consult local authorities and historical records. This information will provide valuable insights into the land's past and help you determine its suitability for your farming needs.

Test the Soil's Acidity and Nutrients

Understanding the soil quality is crucial to finding the perfect agricultural land. Testing the soil's acidity and nutrient levels is essential to ensure that it can support the crops you intend to grow. 

Different crops have specific pH and nutrient requirements, and a soil test will indicate whether the land can meet these needs.You can conduct a soil test through local agricultural extensions or hire a professional soil testing service. The results will help you determine if the soil needs any amendments to improve its fertility and productivity.

Observe Farmland Soil Drainage

The drainage of farmland soil plays a significant role in crop health and productivity. Most crops prefer soil that quickly drains after rain, preventing waterlogged conditions that can lead to root rot and other plant diseases. Well-drained soil ensures optimal oxygen levels for plant roots, promoting healthy growth and nutrient uptake.

During your land inspection, observe how water drains from the property after rainfall. Puddles and waterlogged areas may indicate poor drainage, which could negatively affect your farming efforts. 

Analyze the Topology of the Agricultural Land

Understanding the topology of agricultural land is crucial for effective farm planning. Topography refers to the land's physical features, including elevation, slope, and contour. Most farmers avoid steep hillside terrain because heavy rainfall can wash away essential nutrients, leaving the soil less fertile.

Agricultural Land Should Meet Your Needs

To find the perfect agricultural land, it should align with your specific farming requirements. Consider the following factors:

1. Infrastructure: Ensure the land has adequate infrastructure to support your farming activities. Access to roads, electricity, and irrigation facilities is essential for smooth farming operations.
2. Size and Layout. Consider the available space for cultivation, storage, and any future expansion plans.
3. Soil Type: Different crops thrive in various soil types. Determine if the land's soil type suits the crops you wish to cultivate.
4. Climate and Weather: Assess the local climate and weather patterns to understand how they might affect your crops. Choose a location with a climate suitable for your desired crops.
5. Water Availability: Access to a reliable water source is vital for successful agriculture. Verify the availability of water for irrigation purposes.
6. Proximity to Markets: Consider the proximity of the land to potential markets for your produce. Shorter distances can reduce transportation costs and ensure fresher products for consumers.

FAQs

Q: How can the land's previous use impact my farming plans?

A: The land's previous use can significantly impact its soil quality and potential for agricultural activities.

Q: Why is soil testing essential when looking for agricultural land?

A: Soil testing helps determine the soil's pH and nutrient levels, critical for successful crop cultivation. Different crops require specific pH and nutrient conditions for optimal growth. Soil testing ensures that the land's soil can support the crops you intend to grow.

Q: How does soil drainage affect crop health?

A: Proper soil drainage is crucial for crop health as it prevents waterlogged conditions that can lead to root rot and diseases. Well-drained soil allows optimal oxygen levels in the root zone, promoting healthy plant growth and nutrient absorption.

Q: What should I consider when analyzing the topology of the land?

A: When analyzing the topology of the land, look for gentle slopes and level areas. Steep hillside terrain can lead to nutrient erosion, making the soil less fertile. Flat or slightly sloping land is ideal for most farming activities and efficient irrigation practices.

Q: Why is it important for agricultural land to meet my specific needs?

A: Agricultural land should align with your specific farming requirements to ensure the success of your farming endeavors. Consider factors like infrastructure, soil type, climate, water availability, and market proximity when selecting the perfect agricultural land.

Q: How can I ensure the land has adequate infrastructure?

A: To ensure the land has adequate infrastructure, conduct a thorough inspection and take Genuine Plot's expert guidance to verify access to roads, electricity, and irrigation facilities.

Bhunaksha is a special computer software created by NIC (National Informatics Centre) that helps manage digitized cadastral maps. But what does all that mean? 

1. Cadastral maps: These are maps that show the boundaries and ownership of land parcels. They help keep track of who owns which piece of land. 
2. NIC: The National Informatics Centre is an organization that develops and implements technology solutions for the Indian government. 
3. Open source applications and libraries: Bhunaksha is made using software, a free version for use, modification, and share. 
4. Facilitate management: Bhunaksha makes handling and organizing digitized cadastral maps easier. Instead of dealing with paper maps, the software lets you work with maps on a computer.
5. Integration with existing Land Records application: If a state already has a computer system for keeping track of land records (information about land ownership, etc.), Bhunaksha can be connected to it to work together. 

How to Login Bhunaksha?

1. Open your web browser. Enter the URL. Your system administrator will provide it. 
2. You will see a login page once you access the Bhunaksha web application. 
3. On the login page, you need to select your location. This ensures that you are accessing the correct cadastral maps for your area. 
4. After selecting your location, enter your unique user ID in the designated field. 
5. Next, enter your password in the password field. Make sure to enter the correct password associated with your user ID. 
6. Double-check that you've entered both your user ID and password correctly. 
7. Finally, click the "Login" or "Sign In" button to proceed. 

Benefits of Maharashtra Bhunaksha 

1. Verify details of the plot owners
2. Know the plot size
3. Provide the details of the landowners, including name, address, etc.
4. Viewing plot record online saves your time 

Contact Information of Bhunaksha, Maharashtra 

The state coordinator for Bhunaksha Maharashtra can be reached at

Datar SP

TD, NIC, Office of SC & DLR, Pune 

FAQ 

Is Bhunaksha only for Maharashtra? 

No, Bhunaksha is not limited to Maharashtra alone. It is a software solution developed by NIC and can be implemented in various states across India.

Can I access Bhunaksha from any device? 

Yes, Bhunaksha is accessible from any device with internet connectivity, including computers, laptops, tablets, and smartphones. 

Is Bhunaksha available for free? 

Yes, Bhunaksha is an open-source application, which means it is available for use, modification, and sharing at no cost. 

Can private individuals use Bhunaksha? 

While Bhunaksha is primarily designed for government use and land administration purposes, some states may allow limited access to private individuals for specific tasks. 

How accurate are the cadastral maps in Bhunaksha? 

The accuracy of cadastral maps in Bhunaksha is generally high. However, it is essential to cross-verify with official records and conduct surveys for critical transactions or land development projects. 

Are the maps updated regularly? 

Bhunaksha maps are regularly updated to reflect land ownership and boundary changes. However, users should verify the latest information with relevant authorities. 

Is There an Official Mobile App for Bhunaksha Maharashtra?

Currently, there is no official mobile application provided by the Maharashtra government for searching your Bhunaksha document. The only source for accessing Bhunaksha Maharashtra is the official web application provided by the National Informatics Centre (NIC).