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Runwal Enterprises’ Massive Rs 20,000 Crore Township in Alibaug: A Game-Changer for Coastal Real Estate
Isprava Group, a luxury real estate development company based in Mumbai, has acquired a land parcel of over two acres in Verna, marking its entry into the emerging luxury residential market in South Goa. The company will be investing around ₹85 crore in developing the property.
Strategic Expansion into South Goa
This marks a major play-out outside of North Goa, where Isprava has already carved a niche for itself over the last decade. According to Nibhrant Shah, Managing Director and Co-CEO of Isprava Group, the current market conditions could not be more apt.
North Goa, which was hitherto identified as the prime destination for luxury holiday homes, has developed quite extensively. South Goa, with its serene ambience and lower density, is all set to be the next big thing.
Project Overview: Private Villas & Bespoke Homes
The upcoming development in Verna will feature two key components:
- Private luxury villas
- A curated collection of bespoke residences
True to Isprava’s design philosophy, the project will emphasise limited inventory, spacious layouts, privacy, and superior craftsmanship rather than scale.
Dhimaan Shah, Executive Director & Co-CEO, highlighted that the company intends to build a carefully curated number of thoughtfully designed homes, focusing on quality over quantity.
Backed by Prominent Investors
Isprava has received early backing from influential business families, including the Burman family of Dabur, Nadir Godrej, and the Anand Piramal family offices. The acquisition and development will be funded through the company’s investment vehicles, with the ₹85 crore outlay covering both land acquisition and construction costs.
South Goa: The Next Luxury Hotspot
South Goa has been experiencing steady growth in the super-premium housing market. This has been due to improved connectivity, infrastructure development, and the growing demand for wellness-oriented and peaceful environments from HNIs.
South Goa provides the following, unlike the party-driven destination that North Goa is:
* Lower density
* Cleaner and quieter surroundings
* Great appreciation potential
Developers are increasingly pivoting toward boutique and low-density luxury projects instead of large gated communities—a trend expected to shape the next phase of Goa’s second-home market.
India’s Growing Luxury Second-Home Market
The entry into South Goa is in sync with the overall trends in the country. The Indian luxury second-home market has been growing at a rapid rate in the past few years due to:
* Increasing wealth creation
* Increased flexibility due to the work-from-home culture
* Increasing preference for lifestyle investments
Wealthy individuals are actively investing in second homes in vacation spots such as Alibaug, Lonavala, Coorg, and the hill stations of Uttarakhand and Himachal Pradesh. These second homes are increasingly being looked at not only as a personal getaway but also as an income-generating asset through professionally managed rental schemes.
Looking Ahead
As South Goa positions itself as the next strategic luxury destination, developers like Isprava are moving early to shape its high-end residential landscape.
Section 25 of Property Registration In Maharashtra
If you're buying or selling property in Maharashtra, it's important to know about property registration. The Maharashtra Registration Act governs this process. Here's a simple explanation for those who may not speak English fluently.
Property Registration Timeframe and Penalty:
When you buy a property, you must register the related documents within four months of the property purchase. If you miss this deadline, you might have to pay a fine equal to ten times the registration fee.
Benefits of Property Registration:
- Ensures Authenticity
- Prevents Fraud
- Public Record
- Keeps Records Up-to-Date
- Avoids Double Sales
- Secures Documents
Who Can Register Property:
The Registration Act states that the person involved in the property transaction, their representative, or an authorized agent can present the documents for registration.
Required Documents for Property Registration:
When registering property in Maharashtra, you need to submit the following documents:
- Aadhar card: This is an identification card.
- Passport-Size Photos: Photos of both the seller and buyer.
- Old Sale Deed Copy: A verified copy of the original sale deed.
- No Objection Certificate (NOC): This is needed under the land ceiling Act.
- Property Register Card Copy: The latest property register card.
- Municipal Tax Bill Copy: Proof of tax payments.
- Construction Completion Certificate: If applicable, a certificate showing that construction is completed.
- Builder-Buyer Agreement: The original agreement between the builder and the first buyer of the property.
Understanding property registration is essential to protect your rights when buying or selling property in Maharashtra.
In Maharashtra, there are two main types of land: Occupancy land and Lease land. These are categories that help define how people use and own the land.
- Occupancy Land: This type of land is a bit complex, but in most cases, the people with this land are considered the owners. It's like they own the land. Occupancy land has two categories: Class 1 and Class 2.
- Class 1: This is like a higher category of occupancy land. People with Class 1 land have more rights and benefits related to the land they use.
- Class 2: This is a slightly lower category of occupancy land. People with Class 2 land also have ownership-like rights, but there might be some differences compared to Class 1.
- 2. Lease Land: Lease land is land given to people on a lease basis. This means they have permission to use the land for a specific time, but they don't own it like the way people own houses. It's more like borrowing the land for a while.
Bhulekh Mahabhumi Address
Bhulekh Mahabhumi
https://bhulekh.mahabhumi.gov.in/
020-26050006
How to check Bhulekh Mahabhumi Land Records?
You can now access information related to land records in Maharashtra by visiting the Bhulekh Mahabhumi website without having to visit the office of the Tehsildar of the respective district. Steps to follow for Land Records details
- Visit the official website of Bhulekh Mahabhumi
- 6 Locations are given. Aurangabad, Pune, Nashik, Nagpur , Konkan and Amravati
- Select 7/12 or 8A
- In 7/12, select the district, taluka, and village for the land records required
- Search by alphabetical survey number/group number. You can also search by survey number or the name in the records.
- Enter Mobile Number
- Click the See 7/12' tab and type the captcha code.
- You will get the required information on the web page.
Bhulekh Mahabhumi's Services
- Type of land (agricultural/non-agricultural)
- Survey number of land
- Land ownership
- Area of land
- Name of cultivator (in the case of agricultural land)
- Type of cultivation
- Encumbrances and encroachments
- Litigation in land title
The Maharashtra government made an online system to help with land use and construction permissions. But if someone wants to use farmland for other things, they usually need to ask the Collector for permission unless they're doing big industrial or housing projects in certain areas.
But there are some rules in a law called The Maharashtra Land Revenue Code, 1966 (Code). According to these rules, if someone wants to use land meant for farming, but they want to use it for something else, they need to ask a person called the Collector for permission. This is also true if they want to change how they use land that's not meant for farming.
There are some special cases, though. If someone wants to use farming land for real factories or big housing projects, they may only need permission from the Collector. For example, if the farming land is in an area where the government has already made plans for factories or houses, or if it's in an area where no plans exist but they want to make a factory, they might not need special permission.
FAQ
Q1: What is the Building Plan Management System (BPMS) created by the Government of Maharashtra?
A1: The Building Plan Management System (BPMS) is an online system developed by the Government of Maharashtra to facilitate obtaining certificates for land use other than farming and permissions for construction projects.
Q2: What is the role of The Maharashtra Land Revenue Code, 1966 (Code) in land use and construction?
A2: The Maharashtra Land Revenue Code, 1966 (Code) lays out regulations for land use. It mandates that if someone intends to repurpose farmland or change non-agricultural land use, they generally require permission from the Collector.
Q3: Are there exceptions to seeking permission from the Collector for changing land use? A3: Yes, there are exceptions. In cases where farmland is being utilized for significant industrial or housing projects, permission from the Collector might not be necessary if the government has existing plans for such development in the area.
Q4: What scenarios might not require special permission from the Collector for land use changes?
A4: Land use changes involving farmland for substantial industrial or housing projects might not require special permission from the Collector if there are pre-existing government development plans or if the intention is to set up a factory in an area with no existing plans.
R-Zone or No Zone Making Informed Decisions for Residential Plot Investments
R-zone refers to residential plots designated for construction in both urban and rural areas. In Maharashtra, authorities like CIDCM and MMRDA can determine R-zone plots. This article will explore the different R-zone categories and associated risks and address common queries.
R-zones are classified into two main categories:
Purely residential (R1 zone): These plots are exclusively meant for residential purposes. They are located within 12m of the nearest road in open areas, and if the area is congested, the distance can be 9m or even less. Building residential structures on R1 plots does not necessitate regulatory authority permission.
R2 zone: The R2 zone comprises residential areas situated at a minimum distance of 12m or more from the nearest road. The R2 zone allows for various types of residential development, including the construction of institutional, commercial, and medical facilities within the designated area.
Investing in R-zone properties carries risks similar to any other property. These risks arise when the title deed is not appropriate. Researching and understanding how to evaluate R-zone plots and their locations is crucial before making an investment decision. However, the risk is minimal if all ownership documents are up to date and without discrepancies.
Likewise, when purchasing an R-zone plot, ensure that the encumbrance certificate (EC) indicates no issues, discrepancies, complaints, or disputes. Investing in land with clear ownership and devoid of doubts is advisable, after considering the ready reckoner rate of the location.
Can R-zone properties be converted into Non-Agricultural (NA) properties?
According to recent amendments by regulatory bodies in Maharashtra, such conversions are allowed. However, for a smooth transaction from R-zone to NA plot, it is essential to have a clear and marketable property title.
Moreover, confirming that the ownership rights solely belong to the owner or seller is crucial. Consulting a lawyer to verify the deed is necessary. Before signing any agreement, carefully examine the encumbrance certificate (EC) issued by the local sub-registrar's office. The EC must be from the relevant land registration authority.
Once the EC confirms no pending payments, complaints, or disputes, you can convert the R-zone property into an NA plot and proceed with your plans.
An NA plot, a non-agricultural plot, is considered unsuitable for agricultural activities. Instead, it offers various possibilities for development, including the construction of residential homes, apartments, shopping malls, office buildings, and factories.
What are the different types of NA Plots?
Non-agricultural plots encompass various land types, each serving distinct purposes. These include residential plots catering to housing needs; commercial plots, facilitating the establishment of businesses; warehouse plots, providing storage and logistics solutions; and IT land, dedicated to developing technology and related infrastructure. Each plot type offers its own defining features and advantages to suit various developmental requirements.
Is NA order required in Maharashtra?
In a recent development, the Maharashtra government has taken a significant step by announcing that builders will no longer be required to obtain separate Non-Agricultural (NA) permission for plots.
This decision has been warmly received by realtors in the city. Prior to this, developers had to go through a cumbersome process of visiting multiple offices to secure NA permission, which often resulted in long waiting periods.
With the new ruling, this time-consuming and bureaucratic procedure will be eliminated, streamlining the development process and potentially accelerating construction projects across the state.
How can you obtain NA land in Maharashtra?
To obtain an NA certificate for land in Maharashtra, you'll need to follow these steps:
- Download the PDF application form for Non-Agricultural Permission.
- Complete the application form in duplicate and affix a court fee stamp of rupees 5.
- Provide the original Extract of 7/12 (land ownership document) and four photocopies.
- Include copies of relevant mutation entries pertaining to the land in question.
By submitting these required documents, you can obtain the Non-Agricultural permission certificate for your land in Maharashtra.
How to convert agricultural land into NA land?
Converting agricultural land to Non-Agricultural (NA) land in Maharashtra involves the following steps:
- Visit the District Collector’s Office and apply for land conversion.
- The District Collector will thoroughly verify the land and the proposed conversion.
- The Tahsildar, a revenue officer, will also verify the details and assess the suitability for conversion.
- Once the verification process is completed successfully, the Conversion Order will be issued, granting NA status to the land.
- Appropriate entries reflecting the land's new NA status will be made in the Revenue Records, officially recognizing the conversion.
Following these steps, you can convert agricultural land to NA land in Maharashtra.
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