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.

Land remains among the strongest and safest asset classes because it naturally appreciates over time. But what makes the value of one piece of land shoot up while the other remains stagnant? The answer to this question can be found in understanding the basics of what makes land appreciate.

1. Location: The Eternal Value Driver

Location remains the best determinant of land appreciation. Land near cities, roads, commercial centres, schools, and hospitals commands higher prices due to its accessibility and high demand.

A "well-located plot" appreciates in value faster – always2. Infrastructure & Connectivity

Roads, flyovers, Metro lines, airports, expressways, and even the provision of basic services affect land prices significantly.

Better connectivity = easier life = greater appreciation.

Even the announcement of new infrastructure can push land prices upward before the project is undertaken.

3. Zoning and Government Approvals

The zoning by-law determines what land use can be allowed on the land, such as residential, commercial, industrial, agricultural, or a mixed

When land undergoes zoning or the level of its development appreciates, its value can increase exponentially.

Government policies, incentives, and guidelines ease the process.

4. Economic Growth and Population Increase

As cities expand, more jobs are created. This brings more people closer to major economic centres. This increases demand not only for housing, shopping, and services but also for land.

High Demand + Low Supply = Increased Value.

5. Neighbourhood & Social Infrastructure

Facilities located in the surrounding area are an important factor in the attraction of land:

• Schools
• Hospitals
• Consumer belts
• Retail
• Parks
• Cultural spaces

A well-built neighbourhood enhances livability as well as appreciation values.

6. Physical Features and Natural Resources

The natural qualities of the land affect the degree to which it is considered

Flat or raised ground:

• Hill views
• Water bodies
• Stable soil
• Scenic Surroundings

plots which have natural beauty or where it is easy to construct buildings usually entail higher charges.

7. Utilities & Development Readiness

Land equipped with:

• Water
• Electricity
• Sewage systems
• Internet connectivity

"Developable" land is regarded as being of greater value than "raw" or undeveloped land. This is because developable land causes fewer delays during the construction process.

8. Lack of Land Availability

"Land is a finite commodity, and when we deal with areas of high growth or regions with geographic constraints, the scarcity of land becomes the driving factor for land to be important."

Areas surrounded by hills, lakes, or already developed land appreciate in value at a higher rate due to the shortage of land.

9. Potential for future development

When large areas of land are available for the establishment of new enterprises, land prices soar.

New townships are planned.

Industries or IT parks are proposed.

Tourism zones start taking shape.

New expressways or metro lines are announced.

Smart investors study up-and-coming master plans and get in early to capture the long-term appreciation.

10. Market Demand, Trends & Timing

Land markets often have a tendency to move in cycles. Early entrants in emerging locations benefit from the steepest appreciation curve. Values go up if demand spikes due to lifestyle changes, migration, or investor trends.

Conclusion:

Whether you're the first one to buy property or a savvy investor, understanding these basics can allow you to discern plots that appreciate in value and make effective, future-oriented choices.

1. India’s economy is growing fast

More people are moving to cities, leading to higher demand for housing and offices.

Land prices remain lower than in many global cities.

New regulations (such as RERA) have made the sector more transparent.

India is building metros, highways, and airports—boosting the value of nearby land.

Global companies seek to invest in stable, long-term markets; India is well-suited.

2. How Foreign Money Enters India’s Real Estate

Main ways international money comes in:

• Investment funds and private equity buy land or partner with developers.
• Sovereign wealth funds (government-backed global funds) invest in big projects.
• Multinational developers bring money + expertise to build modern projects.
• NRIs buy homes, land, and commercial property for investment.
• Global companies set up offices, tech parks, and warehouses.

3. How International Investment Boosts the Land Market

a) More Money for Land Buying

Foreign investors give developers the money needed to buy large land parcels.

This increases land demand → land prices rise.

b) Faster and Bigger Projects

Foreign partners help build:

• townships
• malls
• office parks
• warehouses
• data centres

This increases land values in surrounding areas.

c) New Types of Real Estate

International investors support new-age sectors like:

• logistics parks
• industrial corridors
• co-working spaces
• senior living
• student housing
• data centres

These require large tracts of land, thereby increasing land demand.

d) Higher Standards and Better Design

• Foreign developers bring:
• modern architecture
• global construction standards
• eco-friendly buildings
• smart technology

This improves the overall quality of real estate in India.

e) More Jobs and Economic Growth

International investment accelerates construction, which creates:

• direct jobs (construction workers)
• indirect jobs (material suppliers, services)
• A healthier economy → higher land demand.

4. Why NRIs Play a Big Role

NRIs invest heavily because:

• They want to build assets in India.
• They earn in stronger currencies → property feels “cheaper.”
• They prefer long-term investments like land and real estate.
• Digital buying and virtual tours have made it easier.

NRIs are major buyers in:

• luxury homes
• plotted developments
• vacation homes
• commercial property

Their investments push demand and raise land prices.

5. Positive Effects on India’s Land Market

The land boom happens because foreign money:

• increases demand for land
• speeds up project launches
• improves market confidence
• brings better technology and design
• increases transparency
• makes real estate more professional
• supports new infrastructure around land parcels

Overall result → land becomes more valuable, more usable, and more productive.

6. Challenges to Keep in Mind

Even though international investment helps, it also brings risks:

• Land prices may rise too fast
• Foreign funds can pull out during global crises
• Land acquisition issues can slow projects
• Some cities may get overheated due to too much investment
• India must manage this growth carefully.

7. Conclusion

International investment has become a major fuel for India’s land boom.

It brings:

• capital
• confidence
• expertise
• global quality standards
• long-term stability

This combination has made India one of the world’s most attractive real estate and land markets.

Purchasing property in India can be an NRI’s dream fulfilled – it could be a part of one’s homeland, a safe investment opportunity, or a holiday destination in the future. However, many NRIs make common mistakes that could make their “dream” a “nightmare.” Research is required before purchasing any land.

1. Not Verifying the Land Title and Ownership

Purchasing land without properly verifying the title documents is one of the most common mistakes made by NRIs. There may be disputes over title papers or legal issues associated with them.

Tip: Always check the original title deed and encumbrance papers and any pending litigation on the said property. Get a lawyer to check its validity.

2. Ignoring Local Regulations

Land in India is governed by various rules regarding zoning, uses, and construction, which vary from state to state and even municipality to municipality. At times, NRIs fail to account for this and find themselves in a tricky situation later on.

Tip: Check if the property is a residential, commercial, agricultural, or restricted one for NRI purchase. Take advice from local sources before signing any agreement.

3. Skipping Physical Inspection

Most NRIs rely on pictures, videos, or an agent for property evaluation. This may prove dangerous since the property may have disputes, boundary problems, or may not even be suitable for construction.

Tip: If possible, visit the property yourself or appoint a representative to view the property in-person.

4. Overlooking Future Development Potential

Purchasing land without a concern for its connectivity and infrastructure can reduce its value. It may look ideal today, but it may remain so or become a difficult-to-sell land property in the future.

Tip: Make sure to check out local developments, roads that are going to be built soon, utilities, and the surrounding area expansion before. 

5. Relying Solely on Agents or Relatives

Though these recommendations from agents or family members are useful, NRIs can sometimes rely solely upon them. This can cause miscommunication and even deception if not checked.

Tip: It is essential to validate all details independently. Please seek legal and property counsel.

6. Ignoring Tax and Compliance Rules

NRIs must comply with Indian regulations for land purchases, including FEMA guidelines, remittance limits, and tax obligations. Skipping this results in penalties or lawsuits.

Tip: Get legal and professional advice on NRI property laws from a tax consultant or Genuine Plots.

Conclusion

Buying land as an NRI can be a rewarding investment, but due diligence, research, and legal verification must go into it. Steer clear of these common mistakes and seek professional advice for an informed decision-one that will surely help you protect your investment and your peace of mind.

Wellness is no longer just a lifestyle choice — it has become a core priority for Indian homebuyers. From air-purifying homes to green community spaces, wellness real estate is transforming the way residential projects are planned, built, and marketed in India. The shift is driven by health-conscious consumers, post-pandemic awareness, and developers recognising that “healthy living” is now a key differentiator.

1. What Is Wellness Real Estate?

House and community planning to enhance physical, mental, and emotional well-being.

Key Features

• Air Purification and Ventilation Systems
• Water filtration and sanitation improvements
• Natural greenery in abundance, open spaces, biophilic philosophy
• Indoor and outdoor spaces for a "lifestyle" 
• Yoga lawns, jogging tracks, cycling paths
• Natural Light, Sound Reduction, Non-Toxic Materials
• Health-oriented smart tech (air quality monitors, climate control systems)

All these factors come together to provide for an environment that supports overall well-being.

2. Rising Health Consciousness Among Buyers

Why Demand Is Increasing

Following the pandemic, consumers are drawn to properties that have a positive impact on immunity, stress, and mental well-being.

• Lifestyle diseases are on the rise: stress, pollution, and sedentary behaviour are driving demand for healthier living environments.
• Millennial mentality: Experience and wellness have become more important to modern consumers than simple luxury.

Consumers in today’s world are no longer content with the typical amenities associated with the dwelling; they require homes that will increase the quality of their life.

3. Developer Response

Developers have incorporated principles related to wellness in master plans, architecture, and design. Landscape gardens, forest trails, herbal gardens, community orchards

Meditation room access, walking trails, and patches for organic farming.

4. Well-Being Advantages for Residents

• Cleaner air means fewer respiratory problems.
• Higher levels of sunlight improve sleep and mood.
• Fitness areas promote exercise
• Purified water systems are safe for drinking.
• Nature-connected spaces reduce stress
• These promote relaxation as well as meditation
• Community gardens and open spaces promote bonding.
• Better indoor quality improves productivity and concentration

5. Market Growth & Investment Value

Wellness real estate is not only a lifestyle trend — it is also a strong investment category.

Why It’s Growing Fast

• Properties with wellness features command 10–30% higher premiums
• Homes in wellness communities have better resale value
• Higher rental demand from health-conscious tenants
• Strong appeal among NRIs and global buyers
• Developers offering wellness as a core USP to stand out

Wellness real estate does not remain restricted to apartments or villas. The concept of "plot" investments has started emerging as a powerful manifestation of the trend. Today, most buyers are keenly interested in second plots of land or farmland where owners can build their own personalised wellness destinations away from the stress of city life. Plot projects situated in the vicinity of natural zones such as hill slopes, forest fringes, lake shores, or sparsely populated suburbs offer the benefits of fresh air, ample space for commuting, areas for organic farming, and the freedom to build a residence to suit their wellness needs. Plots allow families to have a garden of their own choice where they can sit for their morning/afternoon "power" meditation sessions, as well as for holding indoor/outdoor seating arrangements for their "power" dinners. The plots are also ideal for constructing eco-friendly structures. 

The Bottom Line

Wellness real estate is not a temporary trend. It is evolving into the future standard of residential living in India — healthier homes, healthier communities, and healthier lifestyles.

The country is undergoing a lifestyle shift, with people opting for more space, more green space, more wellness, and more slow living. The farmhouse and nature-centric communities, a luxury earlier or a weekend escape plan, are now turning out to be mainstream options for living and for investment.

Pune, with a combination of natural assets and economic development that is quite unparalleled in other parts of the country, is turning out to be one of the largest hotspots for this trend.

​1. Farmhouses Evolving Into Multi-Purpose Lifestyle Assets

​Farmhouses around Pune are no longer just holiday homes. They now serve multiple long-term purposes, such as:

• Personal retreats
• Remote work residences
• Wellness & meditation homes
• Organic farming spaces
• Boutique homestays & rental properties
• Investment assets with high land appreciation

Locations like Mulshi, Velhe, Marunji, Lonavala, Talegaon, Panshet, and Paud Road belts are attracting serious attention due to abundant greenery, hills, lakes, and proximity to the city.

2. Wellness-First Living Is Becoming a Priority

​Residents increasingly prefer:

• Cleaner Air
• Being near nature
• Space for outdoor living
• Lower population density
• Healthier, Quieter Environment

This is causing consumers to drift away from the city centre and opt for the relaxing views of the outskirts.

​3. Connectivity Improvements Are Fueling Demand

​Pune’s infrastructure development is playing a huge role in making nature-led living practical and accessible.

Key improvements shaping this trend:

• Proposed Pune Ring Road
• Faster connections to Mulshi, Pirangut, Paud, Hinjawadi Phase 3
• Widening of major highways
• Metro expansion toward key nodes
• Rise of work hubs across West Pune

4. Rise of NA Plots & Customisable Nature Homes

Many buyers now prefer NA plots or legally clear farmhouse plots where they can:

• Design personalised villas
• Create curated landscapes
• Build eco-friendly homes

Implement sustainable living systems (solar, rainwater harvesting, organic farms)

This freedom of customisation is one of the biggest drivers behind the surge in nature-led living.

5. Biophilic & Sustainable Architecture Is Becoming Mainstream

​Developers in and around Pune are adopting modern eco-design concepts such as:

• Open-to-sky courtyards
• Natural ventilation
• Green roofs & vertical gardens
• Earthy building materials
• Water-sensitive landscaping
• Low-density planning

Homes are intentionally designed to blend with nature, not compete with it.

6. Lifestyle Shifts Among Young Buyers & Professionals

​A new category of buyers is emerging:

• Entrepreneurs
• IT professionals
• Creative freelancers
• Wellness-focused families
• NRIs returning to India
• They are choosing farmhouse living for:
• Hybrid work models
• Peaceful lifestyle
• Ability to host gatherings
• Healthier environment for children
• Lower long-term stress

This is transforming farmhouses into primary homes, not just second homes.

7. Strong Investment & Appreciation Potential

​Farmhouse and nature-led properties around Pune are showing strong returns due to:

• Limited availability of scenic land
• High demand from local and outside buyers
• Proximity to Pune’s expanding tech & business hubs
• Rapid infrastructure development
• High rental income potential through short-stay villas and retreats

These factors make them future-proof assets in both lifestyle and investment terms.

8.  The Rise of Eco-Communities & Wellness Townships

The future will bring more organised nature-led communities offering:

• Private farmlands
• Clubhouses in natural settings
• Lakeside decks
• Meditation gardens
• Cycling & trekking paths
• Community farming zones
• Low-density villas with large open spaces

These projects offer the best of both worlds: urban comfort + nature’s tranquillity.

​Conclusion

​​The farmhouse and nature-led lifestyle is not just a mere preference or mood swing – it is turning out to be a long-term lifestyle change in India. Pune is a pioneer in its suitability for climate, geography, workplace practices, and connectivity.