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.

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.

In the last few years, the air quality in cities like Pimpri Chinchwad, Pune, and Mumbai has continued to deteriorate gradually. It is no longer a surprise when the AQI figures go beyond 150, 200, and even 300. This means that the air we inhale daily is becoming increasingly hazardous, particularly for children, the elderly, and people with underlying health conditions. It is no longer a regular occurrence; it is now normal. As the environment deteriorates, so does the level of stress and discomfort.

​People living in urban areas are beginning to ponder how much longer they will have to live within this environment. The traffic congestion, dust particles, sounds of horns and machinery, and the ever-present pressure to move and compete create an environment that is already hard to live with. Even the air that is breathed inside is no longer guaranteed to be safe.

Alongside this change in awareness, there has been an apparent change in what people perceive regarding homes and investments. Increasingly, individuals and families believe that having a retreat from the city environment is no longer a luxury but a necessity. This has triggered a steep demand for plots and second homes in environments that are cleaner and greener. Natural surroundings comprising trees, a cool breeze, and expansive space are becoming the paramount choice for a weekend home, a retirement, or a long-term investment solution.

Investing in land away from the polluted city means an individual gains peace of mind. An apartment, unlike land, lacks flexibility, privacy, appreciation, and a healthier environment. Land becomes a retreat where one can unwind, take a break, or even decide to live there eventually.

​With the increase in levels of pollution in the state of Maharashtra, buyers are seriously contemplating the future. When you purchase a plot of land in a region with plenty of nature around, you get pure air, reduced noise, and a healthy rate of living. With an increase in pollution and a higher increase in the number of people in cities over the coming years, a plot of land in a natural region will be even more valuable.