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Section 25 of Property Registration in Maharashtra
In the state of Maharashtra, India, there exists a crucial law that aims to prevent the fragmentation of land into very small plots. This law restricts the sale or purchase of land measuring just 1 or 2 Gunthas (a unit of measurement used in India), unless prior permission is obtained from the collector or the competent authority. However, with the proper authorization, such transactions can be registered and made legally valid.
Understanding the Prevention of Fragmentation and Consolidation of Holding Act 1947
The core legislation governing land fragmentation in Maharashtra is known as the "Prevention of Fragmentation and Consolidation of Holding Act 1947." Under this act, each district in the state is assigned a standard minimum area of land, and the sale or purchase of land parcels smaller than this standard is strictly prohibited under Section VIII.
The Introduction of Section VIII-B
In 2016, the state government made an important addition to the Prevention of Fragmentation and Consolidation of Holding Act 1947. This addition came in Section VIII-B, which was introduced through a gazette notification. Section VIII-B clarified that the act does not apply to land designated for non-agricultural purposes, such as industrial or commercial use, within the boundaries of Municipal Corporations or Municipal Councils, or under the Maharashtra Regional Planning and Town Planning Act 1966.
Urban Areas and the Sub Registrar's Role
The law against land fragmentation was occasionally ignored in urban areas and areas of influence. Consequently, the Sub registrar, who handles property registrations, rejected transactions involving very small land plots that violated the act. This reinforced the importance of obtaining the necessary permissions for such transactions to be deemed valid.
Revenue Department's Role in Informing Registration and Stamp Duty Department
To ensure compliance with the law, the Revenue department informs the Registration and Stamp Duty Department about transactions involving land that falls under the scope of Section VIII-B. This exchange of information ensures that proper documentation and permissions are obtained for such transactions.
Transactions with Already Purchased Small Land Plots
If an individual desires to sell a piece of land they already own, and that land is smaller than the standard area defined by the act, they must seek permission from the competent authority or the Collector under Section VIII-B of the Act. This provision ensures that even previously acquired small land plots are subject to regulation to prevent fragmentation.
Demarcated Land and the Role of the Land Records Department
In cases where the Land Records Department has officially demarcated a piece of land with a separate boundary map, permission for its sale is not required. However, if the land was formed independently without the demarcation, dividing it will necessitate the approval of the Collector or the Competent Authority, as per a circular from the Inspector General of Registration.
FAQs
Can I sell a small piece of land without permission?
No, the Prevention of Fragmentation and Consolidation of Holding Act 1947 in Maharashtra prohibits the sale of land smaller than the standard area fixed for each district without prior permission from the collector or the competent authority.
Is the law applicable to non-agricultural land?
No, Section VIII-B of the Act states that the law does not apply to land designated for non-agricultural use, such as industrial or commercial purposes, within the boundaries of Municipal Corporations or Municipal Councils.
What happens if I buy a small plot of land?
If you purchase a plot of land that is smaller than the standard area fixed under the Act, you will need permission from the competent authority or the Collector under Section VIII-B of the Act if you wish to sell it in the future.
What is the role of the Sub registrar?
The Sub registrar is responsible for handling property registrations. In urban areas, the Sub registrar ensures that land transactions comply with the law against land fragmentation.
Do I need permission for already purchased small land plots?
Yes, even if you already own a piece of land that is smaller than the standard area, you must obtain permission from the competent authority or the Collector if you wish to sell it in the future.
Are there exceptions to obtaining permission?
Yes, if the Land Records Department has officially demarcated a piece of land with a separate boundary map, permission for its sale is not required.
Selling a plot of land can be highly profitable—if done right. Whether you're an investor or an individual owner, these tips will help you get the best value from your land sale:
- Know Your Buyer
Understand who your ideal buyer is—developers, end users, or investors. Tailoring your marketing strategy to match their expectations which will make a huge difference in closing the deal.
- Improve the Visual Appeal
A clean, well-maintained plot creates a positive first impression. Clear debris, trim overgrowth, and, if possible, landscape the area. Even minor improvements can boost perceived value.
- Ensure Accessibility and Utility Readiness
Buyers prefer land with proper road access and available utilities. If your plot lacks these, mention possibilities for easy connections or adjust pricing accordingly.
- Highlight Development Potential
Mention if the plot is zoned for residential, commercial, or industrial use—or if rezoning is possible. Development potential adds investment appeal.
- Set the Right Price
Compare recent sales in your locality to price your land competitively. Avoid overpricing or undervaluing—both can push away serious buyers.
- Market Smartly
Use high-quality photos, drone shots if possible, and clear descriptions across real estate platforms and social media. Visibility and clarity attract more genuine interest.
- Take Expert Help
A real estate agent with land sale experience will advise you on pricing, negotiating, and documents. Their network will introduce you to the best buyers in record time.
Conclusion
Getting maximum value for your land is a matter of getting it in position, showing it off, and pricing it tactically. The effort you make will pay great dividends in acquiring the best value.
Buying a plot of land is a big decision—whether it’s for building your dream home or making a smart investment. But for many, the process can seem confusing. That’s why we’ve created this simple guide to take you through every step—from your first site visit to the final registration of your sale deed.
Step 1: Do Your Research
Start with choosing the right place in Pune. Look for Bhor, Kamshet, or Mulshi, which have good roads, schools, hospitals, and a scope for development. Also, decide on your budget, including hidden costs like stamp duty and registration charges.
Step 2: Site Visit
After shortlisting a couple of choices, visit the plot in person. Observe the area around the road connectivity and ensure that the actual boundaries are the same as on paper. Take photographs or videos so that you can decide later.
Step 3: Legal Checks
This is a very important step. Make sure the seller actually owns the land and that there are no legal problems, like loans or disputes. You should:
Ask for the Encumbrance Certificate (shows if the land has loans or claims)
Check the title documents to confirm legal ownership
Make sure the land use is approved (residential, commercial, etc.)
Step 4: Sign the Agreement to Sell
Once you’re sure everything is clear, the seller will prepare a document called the Agreement to Sell. This paper includes the price, payment schedule, and other terms. You usually pay a token amount (advance) at this stage.
Step 5: Register the Sale Deed
The Sale Deed, the final document that transfers ownership to you. It must be registered at the sub-registrar’s office. To do this, you’ll need:
The signed sale deed
Identity proof (Aadhaar, PAN)
Passport-size photos
Property tax receipts
Encumbrance certificate
You also need to pay stamp duty and registration fees, which vary by state.
Step 6: After Registration
Once registered, update land records (mutation) with your name. After that, you officially own the plot and can begin construction or development.
Secure Your Investment with Genuine Plots
Your trusted partner in plot investments across Pune. From circle rate analysis to ROI calculation, buying, selling, loan guidance, and agri-certificate application, Genuine Plots supports you at every step.
If you're planning to invest in land, it's important to know how much profit you can earn in the future. ROI helps you understand that. ROI means Return on Investment – how much money you make from your investment.
Let’s learn how to calculate ROI in an easy way.
What is ROI?
ROI (Return on Investment) tells you how much profit you can earn from the plot you buy. It helps you decide if the plot is a good investment or not.
Easy ROI Formula:
ROI (%) = (Profit / Total Investment Cost) × 100
Profit = Final value (selling price) – Total cost (all money spent to buy and register the plot)
Steps to Calculate ROI
- 1. Find your total investment:
Add the plot price + registration + stamp duty + legal or development costs.
- Estimate the future selling price:
Check what similar plots in the area are selling for and guess the value after a few years.
- Use the formula:
Put the numbers in the formula to find your ROI percentage.
Example:
You buy a plot in Pune for ₹20,00,000.
You also spend ₹2,00,000 on registration and other charges.
Total Investment = ₹22,00,000
Estimated Selling Price in 5 years = ₹30,00,000
Profit = ₹30,00,000 - ₹22,00,000 = ₹8,00,000
Now use the formula:
ROI = (₹8,00,000 / ₹22,00,000) × 100 = 36.36%
So, your return will be about 36% in 5 years.
Tips to Remember
Always check the circle rate (government rate of land) before buying.
Look for areas with upcoming roads, schools, or metro—these increase plot value.
Think about how long you will keep the land. Longer time usually means more profit.
Add all costs while calculating, even legal or loan charges.
Secure Your Investment with Genuine Plots
Your trusted partner in plot investments across Pune. From circle rate analysis to ROI calculation, buying, selling, loan guidance, and agri-certificate application, Genuine Plots supports you at every step.
Land purchase is a valuable investment, and making sure it is legally approved and development-ready is important. In Pune, PMRDA (Pune Metropolitan Region Development Authority) has an important role to play in controlling land development and urban planning. PMRDA-approved plots give buyers peace of mind, knowing that the land meets legal and development standards.
What Are PMRDA-Sanctioned Plots?
PMRDA is responsible for the planned development of the Pune Metropolitan Region. When a plot is sanctioned by PMRDA, it means the land has been officially approved for development. PMRDA-sanctioned land to ensure that they meet government regulations.
These plots give a clear idea of the potential of the land for building, as indicated in the authority's site inspection certificates. These certificates are required for acquiring development permissions, thus making the approval process quicker and smoother for the buyers.
Why PMRDA-Sanctioned Plots Are Important
PMRDA is responsible for maintaining planned growth and organized infrastructure development. Sanctioned plots ensure that uncontrolled construction is prevented, and the region develops in a structured and sustainable way.
Benefits of Buying a PMRDA-Sanctioned Plot
- Legal Security – Ensures that the plot is legally verified and eligible for construction.
- Reduced Risk – Minimizes the chances of legal disputes or issues related to land ownership.
- Access to Infrastructure – These plots are typically located in areas with planned roads, electricity, water supply, and other essential amenities.
- Better Investment Value – With planned development and infrastructure support, PMRDA-sanctioned plots are more likely to appreciate in value over time.
Secure Your Investment with Genuine Plots
Your trusted partner in plot investments across Pune. From circle rate analysis to ROI calculation, buying, selling, loan guidance, and agri-certificate application, Genuine Plots supports you at every step.
Building your own home or bungalow is a dream for many—and what if that dream could also be sustainable?
You’ve probably heard the term “sustainable living” quite a lot lately. But when it comes to homes, it’s more than just a buzzword. A sustainable home doesn’t just help the environment—it also helps you. From electricity bills to indoor air quality, a sustainable home offers long-term comfort.
1. Start with Smart Site Planning and Passive Design
Before you start building, think about how your home will sit on the land.
Your bungalow should face east or south so that you get maximum natural light and ventilation throughout the day.
Place large windows on south-facing walls to let in sunlight, and use shades or overhangs to block extra heat.
Use of brick or concrete help in keeping indoor temperatures stable.
2. Use Local and Natural Building Materials
Employ local material such as bamboo, reclaimed wood, or stabilized compressed earth blocks.
For walls, use Insulated Concrete Forms (ICFs). They are long-lasting, resistant to damage, and cool your home in the summer and warm it up during winter.
Choose low volatile organic compounds (VOC) paints, glues, and adhesives to improve indoor air quality.
3. Focus on Energy Efficiency
Install solar panels to reduce your electricity bills and carbon footprint.
Use energy-efficient appliances and smart systems like programmable thermostats and automatic lighting to reduce energy wastage.
4. Water Smartly
Establish a rainwater harvesting system.
Treat and reuse shower and sink water (called greywater) for your garden.
Fit low-flow appliances in bathrooms and kitchens to cut water consumption.
5. Green Landscape for Outdoors
Use native plants which require less water and are pest-resistant naturally.
Employ green roofs and vertical gardens to enhance insulation as well as add greenery.
For driveways and sidewalks, have gravel or permeable pavers that allow water to percolate through and minimize runoff.
6. Follow Smart Construction Practices
Plan your home to accommodate expansion in the future to avoid breaking walls at a later stage.
Organize a waste management system—separate wastes and recycle whenever possible.
- Add Value to Property with Green Certifications
To contribute value to your property, aim to achieve green certifications like LEED or IGBC. Also, talk to your Pune local authority for building codes and environmental legislations.
Conclusion
With proper planning and materials, your green house will be environmentally friendly, energy-efficient, and healthy—and yet give your family a superior way of living.
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