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A Complete Guide for NRIs: What NA Land You Can Buy in IndiaMaharashtra Eases Land Fragmentation Rules; 60 Lakh Families to Receive Ownership Relief
The Maharashtra government has introduced major reforms to ease land fragmentation restrictions, enabling the legalisation of thousands of small land parcels. This move is expected to benefit 60 lakh families who have struggled for decades to secure legal land ownership due to technical violations under the Fragmentation (Tukdebandi) Act.
1. Key Decision Highlights
- Government eases land fragmentation rules across Maharashtra.
- Around 60 lakh families (nearly three crore individuals) are to gain clarity on legal ownership.
- Past land transactions violating fragmentation norms can now be regularised.
- Major administrative relief for small landholders and middle-class families.
2. Removal of Restrictive Remarks on 7/12 Extract
- The remark “transaction against the Fragmentation Act” will be removed from land records.
- This allows previously irregular or small, fragmented plots to be recognised as legal.
- Thousands of landowners will now be able to update ownership entries without obstacles.
3. Time Period of Eligible Transactions
Regularisation applies to deals made between:
- 15 November 1965 and
- October 2024
- Covers decades of informal or partially documented land transactions.
- Mutation entries that were earlier cancelled will be re-evaluated and approved.
4. Areas Where the New Rules Apply
The reform covers multiple planning, urban, and semi-urban regions, including:
- MMRDA, PMRDA, NMRDA areas
- Municipal corporation and council limits
- Residential and commercial zones
- Cantonment board areas
- Non-agricultural (NA) designated zones
- Peri-urban village zones
This ensures both urban and adjoining rural belt families receive benefits.
5. Regularisation of Notarised or Unregistered Land Deals
In the past, notarised agreements rather than official sale deeds were used for a large number of land transactions in Maharashtra. The new process provides relief: circle officers and talathis will help with deed registration.
- At the time of registration, landowners must pay stamp duty.
- Names will be added to the 7/12 extract as legitimate occupants following registration.
- This gives "gunthewari-style" informal land sales the much-needed recognition they deserve.
6. Effect on Transfer and Ownership Rights
All prior limitations on sale, transfer, or redevelopment will be lifted after regularisation is finished.
Full legal rights will be granted to owners, allowing:
- Property sale
- Lending money through mortgages
- Permissions for redevelopment
- Land will become legally tradable and have a more distinct market value.
7. Part of a Larger Policy Reversal
The state’s decision is linked to broader amendments to the Fragmentation Act:
- The Fragmentation Act was relaxed or repealed in urban and NA areas.
- Plots up to 1 guntha (1,089 sq ft) created before 1 January 2025 can be legalised.
- No penalty or regularisation fee to be charged — the process is free of cost.
- A state-level committee is preparing a Standard Operating Procedure (SOP) for implementation.
CM Devendra Fadnavis suspends the ₹750-crore TDR proposal for Janata Vasahat Land in Pune and orders an investigation.
Maharashtra Chief Minister Devendra Fadnavis has ordered an inquiry and suspended the ₹750-crore Transferable Development Rights (TDR) proposal concerning Janata Vasahat land in Pune.
The move follows a complaint by Minister of State Madhuri Misal, pointing out major irregularities in the SRA compensation process. Fadnavis has directed the Additional Chief Secretary of the Housing Department to conduct a probe into the matter in detail.
The SRA had proposed a one-time TDR to a private developer for more than 40 acres of land in exchange for the Janata Vasahat slum. However, there were discrepancies in the valuation: while the proposal estimated the land value at ₹750 crore, its official reassessment pegged it around ₹109 crore.
Officials said that the authorities misused the earlier land records and ready reckoner rates in making the inflated compensation calculation. The court has stayed all the proceedings with regard to the proposal pending an inquiry.
Madhuri Misal, confirming the decision of the Chief Minister, said the action would ensure transparency in the redevelopment process for Janata Vasahat and safeguard public resources.
Maharashtra Govt Rejects Lease Renewal of Jeejeebhoy Trust Land in Mumbai
The Jeejeebhoy Trust's land lease for two plots in the Mazgaon neighbourhood of Mumbai has not been renewed by the Maharashtra government. The state revenue department made the decision in response to anomalies in the lease renewal payment procedure.
According to officials, the trust held leasehold rights over two government-owned plots — one measuring about 725.76 square metres and another approximately 9,154.10 square metres. The renewal payment was allegedly made into government accounts by Ekya Realty Pvt Ltd, a private company, instead of the trust.
Revenue Minister Chandrashekhar Bawankule ordered that the amount deposited irregularly by the trust or the developer be refunded immediately. He stated that if the trust submits a fresh lease renewal application, it will be reviewed as per government policy.
Earlier, a government resolution dated September 24, 2025, had allowed for the refund and permitted renewal, and the refund process is already underway.
Shiv Sena (UBT) MLC Sachin Ahir raised the issue, alleging that certain business entities were attempting to acquire the government land under the pretext of the trust. He demanded that the state take possession of the properties, auction them, and decide on their future development.
Zepto's "10-Minute Land" Offer: A Blend of Real Estate and Fast Commerce
India’s quick-commerce pioneer Zepto has taken its “10-minute delivery” model far beyond groceries — into real estate. The company recently announced a partnership with The House of Abhinandan Lodha (HoABL) to allow users to browse and book plots of land via the Zepto app, promising the entire process can be completed in about ten minutes.
This campaign, launched around Janmashtami, marks a bold step in redefining how fast high-value purchases can happen in India’s digital ecosystem.
How Does the “10-Minute Land” Model Work?
The process is designed to mimic Zepto’s signature delivery experience — but for land:
- Users open the Zepto app and search for “land.”
- Listings from HoABL projects appear, showing plot locations and pricing.
- Interested buyers can reserve their chosen land by paying a token amount online.
Within minutes, confirmation and documentation follow through secure digital channels.
While this doesn’t mean the entire property transaction is completed in ten minutes, the initial booking and reservation process is now lightning-fast — a symbolic nod to Zepto’s identity.
Why Is Zepto Entering Real Estate?
- Brand Expansion Beyond Groceries: Zepto wants to stand out in the rapidly changing quick-commerce market by focusing on high-value, experience-driven industries.
- Appeal to Millennial Investors: Younger consumers are more receptive to digital-first investments, including real estate, because they are accustomed to instant gratification.
- Marketing Innovation: The “10-minute land” tagline has generated massive buzz, aligning Zepto with speed, innovation, and convenience in every sphere.
The Challenge of Fast-Tracking Real Estate
Buying land isn’t as simple as ordering groceries — and that’s where the complexity lies.
- Regulatory obstacles:Title checks, verification, and documentation are necessary for real estate transactions and cannot be omitted.
- Risks to transparency:Traditional procedures are still required for the legal completion process, even though Zepto's platform may manage discovery and token payments.
- Scalability issues: At the moment, this service is only available for a few HoABL projects in areas like Vrindavan and Neral; the viability of extending to additional cities will rely on regulatory considerations.
Mahindra Lifespace Acquires 13.46-Acre Land Parcel in Pune for ₹3,500 Crore Housing Project
In order to build a massive residential project with an estimated GDV gross development value of ₹3,500 crore, Mahindra Lifespace Developers Ltd., the real estate and infrastructure development division of the Mahindra Group, has acquired a 13.46-acre plot of land in Pune.
The new land is located in Nande–Mahalunge, one of Pune’s most promising growth corridors connecting Hinjewadi, Baner, and Balewadi. The acquisition reinforces Mahindra Lifespace’s focus on expanding its footprint in high-demand urban micro-markets with strong infrastructure potential.
A Strategic Location in Pune’s Western Corridor
The Nande–Mahalunge area has rapidly emerged as a real-estate hotspot in recent years, thanks to its proximity to key employment hubs such as Hinjewadi IT Park, Baner, and Balewadi High Street. It is also part of the PMRDA Town Planning Scheme, which will further enhance road networks and civic infrastructure.
Mahindra Lifespace’s new project will benefit from these infrastructural developments, offering easy access to the Mumbai–Bengaluru Expressway, Pune Metro, and proposed ring road connectivity, making it a well-connected and desirable address for future homebuyers.
₹3,500 Crore Project with Premium Residential Focus
Industry estimates suggest the development could include a mix of 2, 3 and 4 BHK configurations, following Mahindra Lifespace’s consistent approach of integrating sustainability, open spaces, and green architecture in all its projects.
A GDV of ₹3,500 crore places this among the company’s largest projects in western India, signalling strong confidence in Pune’s luxury housing demand.
The soon-to-be-completed joint survey work of the proposed Purandar Greenfield International Airport near Pune is a significant milestone toward the completion of the much-awaited project.
The government of Maharashtra wants to finish land acquisition by the end of this year, and construction tenders are likely to be invited in the first quarter of 2026. The airport is expected to be about 40 km away from Pune city and will have two parallel runways, each measuring 4,000 x 60 meters, and will be able to accommodate 75 million passengers annually. Once up and running, it is anticipated that it will cater to Pune along with western and central Maharashtra, greatly enhancing regional connectivity and economic development.
The concurrent measurement process spans seven villages reserved for the airport area: Kumbharvalan, Pargaon Memane, Khanwadi, Ekhatpur, Rajewadi, Munjwadi, and Udachiwadi. MADC officials and the district administration have been observing the process carefully in order to maintain transparency and coordination with the local villagers.
The government has noted that the compensation and rehabilitation process would be done in a fair and transparent manner to address farmers' concerns as well as ensure hassle-free implementation of the project.
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