The biggest mistake investors make around major infrastructure projects is focusing only on distance.
“This plot is only 5 km from Purandar Airport.”
That number alone does not make a property a good investment.
Before paying an “airport premium”, verify the exact land parcel, legal status, zoning, access and future infrastructure plans.
1. Check the 7/12 (Satbara) Extract
Start with the official 7/12 extract of the property.
Check:
- Name of the recorded landowner
- Area of the land
- Gat/Survey number
- Land classification
- Mutation entries
- Any loans, charges or other recorded liabilities
- Whether the seller's details match the revenue records
2. Verify the Exact Gat/Survey Number
7/12 → 8A → Mutation Records → Sale Deed → Land Map → Acquisition Records → Planning/Zoning Records
If the numbers do not match, stop the deal till the inconsistency is solved.
This is especially necessary in the case of Purandar Airport,,which spans numerous villages and includes sizeable holdings.
3. Check Whether the Land Is Affected by Airport Acquisition
This should be one of the first checks, not the last.
Verify the exact Gat/Survey number against the applicable government acquisition notifications and records.
Also understand the difference between:
- Land already notified for acquisition
- Land currently under acquisition proceedings
- Land where consent is being obtained
- Land proposed for future infrastructure
- Land genuinely outside the affected area
Never rely on a broker saying:
“This plot is just outside the airport boundary.”
Ask for the official documentation and verify the exact parcel yourself.
4. Check the Current PMRDA Zoning
Being close to an airport does not automatically make agricultural land residential or commercial land.
A plot could be only a few kilometres from the airport and still have restrictions that prevent the development you are planning.
Check the applicable planning/zoning status for the exact Gat/Survey number.
Find out whether the land falls under:
- Residential use
- Commercial use
- Industrial use
- Agricultural use
- Green/open-space restrictions
- Road or infrastructure reservations
- Other restricted planning zones
Most importantly, don't rely on an old broker map or outdated development-plan screenshot.
Always verify the current official planning status.
5. Check Road Reservations and Future Infrastructure
A property may look perfect today but be affected by a future road or infrastructure reservation.
Check whether the land is affected by:
- Proposed roads
- Road widening
- Airport access roads
- Transport corridors
- Utility corridors
- Other government reservations
Also distinguish between a proposed road shown on a marketing map and a road that has actually been notified or approved by the relevant authority.
6. Confirm Actual Physical Access
* The access path, width and legal permission
* The route transects private property
* The route has been confirmed officially
* The access route for the future is under consideration
* How far it is from the major highway
* Access to the main freeways
- Do Proper Title and Encumbrance Search
* Any past selling transactions
* Mortgages to be paid
* Bank loans
* Claims for heritage
* Lawsuits and complaints
* Appointing of attorney
* Claims for revenue and mutation
* Any restrictions regarding transfer
8. Get Professional Legal Verification
Ask the lawyer to establish:
- Who legally owns the property?
- Can the seller legally transfer it?
- Is the land affected by acquisition?
- Is it affected by any government reservation?
- What is the current zoning?
- Is the intended development legally permissible?
- Are there mortgages, disputes or other encumbrances?
- Does the property have legally usable access?
Only after these questions are satisfactorily answered should you evaluate the property's investment potential.
Don't Buy the Airport Story. Verify the Land.
Purandar Airport may create significant opportunities around Pune, but investors should remember that not every plot marketed as “near the airport” will benefit equally from the development.
The opportunity lies not simply in buying close to the airport, but in identifying land that is legally secure, properly zoned, accessible and positioned to benefit from the infrastructure that actually gets built.