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Occupant Class I, II & III Land in Maharashtra
1. What is Khudkasht?
The word Khudkasht comes from old land-revenue systems in India.
It means land that is personally cultivated by the owner.
Cultivation can be done by:
- the owner himself,
- the owner’s family members,
- or hired labour working under the owner’s supervision.
It also includes land earlier recorded as Sir, Havala, Niji-jot, etc., in old settlement records.
2. Legal Meaning of Khudkasht
Indian tenancy and land revenue laws clearly define what counts as “personal cultivation.”
Even if owners like widows, minors, or disabled persons cannot personally supervise cultivation, the land can still legally be considered Khudkasht.
Courts have explained that Khudkasht land must be under direct control and use of the landowner, not tenants.
3. Key Features of Khudkasht Land
- Land is directly cultivated by the landowner, not rented out.
- Land is recorded in revenue records specifically as Khudkasht.
- Rights are connected to personal use, not to tenancy.
- Transfer of Khudkasht land can have restrictions, depending on state laws.
- These rights can be passed on to legal heirs.
4. Why Khudkasht Matters in Real Estate
A. Ownership Rights
Khudkasht holders have strong rights because they cultivate the land themselves.
These rights often continue even after changes in land laws.
B. Transfer Restrictions
Khudkasht land usually cannot be sold or transferred freely like normal freehold land.
Some transfers may require government permission or may not be allowed at all.
C. Effect on Land Value
Because of limited transfer rights, Khudkasht land often has lower market value compared to freehold land.
D. Loan & Finance Impact
Banks may be hesitant to lend large amounts on Khudkasht land.
Restricted ownership lowers the land’s mortgage value.
Summary
- Khudkasht = land personally cultivated by the owner.
- Includes owner’s labour, family labour or supervised hired labour.
- Clearly defined in law and supported by court judgments.
- Transfer often restricted → lower market value.
- Important for inheritance, loans, and development.
- Always check revenue records before buying.
Land Fragmentation Reform of Maharashtra, 2025: A BIG BOOST FOR LEGAL LANDOWNERSHIP!
Key Highlights of the 2025 Amendment
- The Maharashtra Government formulated an important ordinance, which dealt with changing the Tukde Bandi Kayda with a aim towards more control in land subdivision.
Crackdown on Illegal Fragmentation
– This update will involve increased monitoring in land registration to ensure there is no sale of illegally fragmented agricultural lands.
Streamlined Registration Process
– New measures that make it easier to register land parcel ownership, ensuring that subdivisions can be traced legally.
Regularisation of Old Land Deals
- There are 49 lakhs of land parcels, and the state aims to address these, which were earlier stagnated due to restrictions on land fragmentation.
– Such changes are aimed at making sure the land records are up to date and that there is no uncontrolled fragmentation of agricultural land.
Improved Transparency for Buyers
- With clear regulations and regularisation in place, it is easy to confirm ownership and prevent illegal practices under the current system.
For safe and verified land buying, contact Genuine Plots.
Investment opportunity at Pune: Pune is a safe haven where one can expect appreciation along with good growth in
NRIs can buy residential and NA plots in the Pune district legally.
Top Investment Zones: Talegaon, Shirwal, Hinjewadi Phase 3, Pir
Always verify the sale deed, NA order, and 7/12 extract before purchasing a plot.
Prefer to stay in a gated environment with security arrangements.
Still have doubts? You can contact Genuine Plots for safe buying.
Eco-village concepts are popular for NRI weekend stays & retirement plans.
Ensure the project land type is NA-converted, not purely agricultural.
Check for amenities: solar, water, internal roads, security, and farming activities.
Look for RERA-registered eco-projects near major cities like Pune & Mumbai.
Still have doubts? You can contact Genuine Plots for safe buying.
NRIs cannot buy a farmhouse on agricultural land, but can buy:
Villa plots
NA farmhouse plots
Weekend home plots
Ensure the project is in the Residential/Agri-Residential/NA Zone.
Check for proper mutation entries and fencing.
Still have doubts? You can contact Genuine Plots for safe buying.
Telangana follows central FEMA rules—
NRIs cannot directly purchase agricultural land, plantation properties, or farmhouse plots.
Only resident Indian citizens are eligible to buy agricultural properties.
NRIs can inherit but cannot buy agricultural lands.
If you still want to have farmland, you should consider the 'Converted (NA)' or 'Farmhouse' plots because they are available for legal purchase.
Due diligence is essential because the titles, permits, and other regulations regarding the land should be checked.
Still have doubts? You can contact Genuine Plots for safe buying.
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