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Why NRIs Are Rushing to Buy Farmhouse Plots Near PuneThe Rise of Plot Scams in Pune: How They Operate & How Buyers Can Stay Safe
Pune’s real estate landscape has grown rapidly over the past decade. Expanding IT hubs, growing infrastructure, and rising demand for second homes have made the city a magnet for investors. But alongside this growth, Pune has also witnessed an alarming increase in land-related fraud. These scams have become sophisticated, well-planned, and often involve networks of agents, document forgers, and impersonators.
Areas such as Mulshi, Wagholi, Baner, Tathawade, and Mohammadwadi have seen some of the biggest fraud cases in recent years. Understanding how these scams work is essential for anyone planning to invest in land around Pune.
- Forged Documents & Impersonation Scams
One of the most common forms of land fraud in Pune involves forged ownership records. Fraudsters prepare fake 7/12 extracts, falsified sale deeds, or bogus power of attorney papers. In many cases, they impersonate real landowners at registration offices using forged identity documents.
How This Scam Works
Scammers identify valuable land belonging to someone who lives outside Pune or abroad.
They recreate the owner’s documents using high-quality forgeries.
They use fake Aadhaar/PAN cards to pose as the owner.
The land is sold to an unsuspecting buyer at a seemingly legitimate rate.
These scams often go unnoticed until the real owner or vigilant neighbors discover that a fraudulent sale has taken place.
- Illegal Sale of Government or Restricted Land
Many plots in Pune are legally restricted — including government land, grazing land (gairan), forest-affected land, and land reserved for public projects. Fraudsters take advantage of complex land records and outdated documents to present such land as privately owned.
Typical Pattern
Scammers obtain older records where ownership details are unclear.
They manipulate or recreate entries to show private ownership.
They then sell the land cheaply, claiming fast appreciation.
Buyers later discover that the land cannot be transferred, developed, or registered, resulting in total financial loss.
- Misleading “Social Media Offers” for Farmhouse Plots
The rise of social media advertising has made it easy for fraudsters to attract buyers with glossy reels and unrealistically low prices. This trend is especially common in scenic areas like Mulshi and Velhe.
Typical Tactics
Extremely low per-guntha pricing to create urgency.
Attractive photos and drone shots of entirely different plots.
Charging booking amounts or “site visit fees” in advance.
Showing land that is either disputed, inaccessible, or not legally saleable.
Many buyers fall into the trap because of fear of missing out and attractive payment plans.
- Fraudulent “Pre-Launch” Plotting Projects
Several scamsters present large plotting layouts as “pre-launch opportunities” with promises of steep returns. These projects often lack basic approvals such as NA conversion, layout sanction, and RERA registration.
Red Flags
Heavy discounts for early bookings.
No RERA number displayed or ambiguity about approvals.
Vague timelines and incomplete paperwork.
Pressure to pay immediately to avail “pre-launch pricing.”
Such projects frequently stall, never begin, or get tangled in legal disputes.
- Multi-Sale of the Same Plot
This is a classic and still widespread scam in Pune. Fraudsters show the same plot to multiple buyers, take partial payments from all of them, and then disappear.
How This Scam Plays Out
A genuine-looking plot is shown.
Documents appear legit, often forged.
Booking amounts or part payments are collected from several buyers.
The scammer vanishes or the plot is later found to be disputed.
Victims often discover each other only when they try to register the property.
- Fraud Around Agricultural & NA Conversion Claims
Buyers looking for second homes or investment in green zones often get misled by promises of immediate NA (non-agriculture) conversion.
The Trap
Agricultural land is sold with the claim that NA conversion is “already applied for.”
Buyers are told they can start construction immediately.
Months or years later, buyers realise that NA conversion was never processed.
The land remains agricultural and cannot be used for the promised purpose.
This scam exploits the lack of understanding of Maharashtra land laws.
Why Pune Is Especially Vulnerable to Plot Scams
Several factors contribute to Pune’s high rate of land fraud:
High demand from IT professionals, NRIs, and investors.
Large areas of fragmented ownership make verification harder.
Complex revenue records and outdated documents.
Rapid expansion of city outskirts, where monitoring is weak.
Dependence on brokers, many of whom operate without regulation.
These conditions create the perfect environment for scammers to operate.
How Buyers Can Protect Themselves
Buying land requires more checks than buying a flat. Here are the essential safeguards every buyer in Pune should follow:
- Do a 30–35 Year Title Search
- Always Verify the Latest 7/12 Extract
The extract must match:
The seller’s name
Survey number
Land area
Type of land
Existing liabilities or reservations
Obtain it from the official revenue office or government portal.
- Check NA Status, Zoning, and Approvals
For plotting layouts:
Verify NA order
Layout sanction
RERA registration
Road access and DP reservations
A legally clean plot will always have complete documentation.
- Physically Inspect the Land
Visit the land with:
A local surveyor
A lawyer (if possible)
Boundary measurement tools
Confirm that the land shown matches the documents.
- Be Wary of Prices That Are Too Low
If the price seems too low for the location, it is likely that there is a problem. This is because scammers will often use low prices to lure people into buying plots that are priced well below market rate.
- Record All Payments
Make all payments through:
Cheques
Bank transfers
RTGS/NEFT
Do not pay in cash.
- Report All Suspicious Transactions Immediately
If you feel that something is not right:
Cancel the transaction
Consult a lawyer
Report the incident to the authorities
This will help you avoid losing more money.
Conclusion
The Pune real estate market is still a rapidly growing market, but buyers need to be very cautious. The plot scam today is a very complex and layered scam that involves fake documents and unethical networks. The only way to stay safe is to be aware and have all transactions checked by a lawyer.
1. Understand the Land Category
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Before investing in land, identify the type of land you're buying.
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Types of Land include in Karnataka are residential plots and agricultural plots.
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Converted land refers to agricultural land that has been legally converted for residential/commercial use.
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Revenue sites: usually hazardous, without approvals.
What You MUST Check
-
Check that land use fits your purpose.
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Ask for a DC Conversion certificate for non-agricultural use.
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Avoid unconverted or illegally converted land.
2. Ownership and Title Details Verification
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Essential Ownership Checks
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Obtain the Mother Deed/Title Deed.
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Verify chain of ownership for 20–30 years.
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Confirm whether the property is jointly owned.
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Obtain signatures from all owners/co-owners on the sale agreement.
Warning signs
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The original title deed cannot be produced by the seller.
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Disputes between family members.
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Abrupt ownership changes just before the sale.
3. Check Legal Clearances & Documents
-
Encumbrance certificate
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Khata Certificate / Khata Extract
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Tax Receipts
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Sale Agreement draft
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Verify Layout Approvals
-
Ensure layout is approved by:
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BDA: Bangalore Development Authority
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BBMP / Municipal Corporation
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Gram Panchayat with proper document
Avoid
Unapproved layouts, plots without official survey numbers and plots based only on notarised documents.
4. Check Encumbrances & Liabilities
What to Check
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The outstanding bank loans on the land.
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Cases filed in the courts or pending disputes.
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Legal claims by relatives or tenants.
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How to Check
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Obtain the EC from the Sub-Registrar Office.
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Check online on the Karnataka land records portal.
5. Understand the Location & Infrastructure
Site-Level Checks
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Ensure the plot has legal road access.
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Match plot boundaries with survey sketch.
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Ensure road width as promised.
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Look for drainage, sewage and electric poles.
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Locality Factors
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Close to schools, markets, and hospitals.
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Water availability: Groundwater levels vary in Karnataka.
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Distance from highways and growth zones.
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Avoid Plots Near
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Lakes or lake buffer zone (highly protected).
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Forest areas or government lands.
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High-tension electrical lines.
6. Confirm Market Value & Pricing
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Compare with the prices of surrounding properties.
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Check the government guidance value or stamp duty value.
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Understand the future development plans for the area.
Be Cautious Of
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Very low-cost plots - often illegal.
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Pressure sales (“book today or price will increase”).
7. Registration & After-Purchase Formalities
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Get the sale deed registered at the Sub-Registrar's office.
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Pay the stamp duty and registration fees correctly.
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Apply for a Khata transfer to your name.
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Start paying property tax after registration.
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Keep Copies Of
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Registered sale deed
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EC after registration
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Payment
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All previous owner documents
8. Common Mistakes First-Time Investors Make
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Purchasing plots based on brochures without verifying the approvals.
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Not checking on EC and Khata.
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Buying revenue sites based on the expectation that they will "get approval later."
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Paying a token/advance prior to document verification. Not physically visiting the plot multiple times.
Non-Resident Indians (NRIs) are increasingly looking at non-agricultural (NA) plots in India as a stable and high-growth investment. These lands are legally approved for residential or commercial use, making them far more accessible to NRIs than agricultural properties.
But what exactly can an NRI buy? What rules apply? And how can you safely complete the purchase from abroad?
Here’s a simple guide.
1. NRIs Can Buy NA (Non-Agricultural) Land Without Special Permission
NRIs are allowed to buy non-agricultural land in India.
No special approval from the Reserve Bank of India (RBI) is required.
This includes:
- Residential NA plots
- Commercial NA plots
- Approved layouts in township or plotting projects
NA land is fully legal for NRI purchase and is treated the same as buying residential/commercial property.
2. Payment Rules for NRIs Buying NA Plots
NRIs must follow banking rules under FEMA. Payments can be made only through:
- Inward remittance from abroad
- NRE account
- NRO account
- FCNR account
- Cash payments are not allowed.
This creates transparency and helps with future repatriation of funds.
3. Properties NRIs Cannot Buy
NRIs are restricted from buying:
- Agricultural land
- Farmhouses
- Plantation land
These can only be owned if the NRI inherits them or receives them as a gift.
So, for new purchases, only NA land is allowed.
4. Power of Attorney (POA) Helps If You’re Abroad
If the NRI is not in India during the transaction, they can give a Power of Attorney to a trusted relative, friend or a professional representative.
The POA holder can legally carry out tasks like signing agreements, completing paperwork, and handling registration formalities.
5. Legal Due Diligence: The Most Important Step
Before buying any NA plot, NRIs must confirm that the land is officially converted from agricultural to non-agricultural by the authorities.
✔ Title and Ownership
Check title deeds to ensure the seller has the legal right to sell.
✔ Encumbrance Certificate (EC) for 30 Years
This confirms the land is free from legal disputes or loans.
✔ Approvals & NOCs
Look for:
- Layout approval
- Local authority permissions
- Tax receipts
- Completion certificates (if applicable)
- A clean plot saves you from trouble later.
6. Repatriation Rules: What Happens When You Sell?
When an NRI sells an NA plot:
- If purchased using NRE funds
- The original investment amount can be repatriated abroad in foreign currency.
- If capital gains are earned
- The profit must first be credited to an NRO account.
- Repatriation is allowed but within RBI limits.
- If purchased using NRO funds
Repatriation is limited to USD 1 million per financial year, including all assets and income.
7. How Non-Resident Indians Purchase a NA Plot in India
Step 1: Verify that the land is NA
Step 2: Designate a POA (useful but optional)
A general power of attorney facilitates the process.
Step 3: Conduct exhaustive due diligence
To verify documents, approvals, and land history, speak with a legal professional.
Step 4: Put a Sale Contract into Action
This needs to be signed and stamped by the POA holder or both parties.
Step 5: Transfer money through approved channels.
Use NRE/NRO/FCNR accounts or inward remittances.
Step 6: Register the sale deed
To complete ownership, pay stamp duty and registration charges.
Conclusion
Buying NA plots is one of the simplest and safest real estate investments that NRIs can make in India. With no need for special RBI approval and clear guidelines under FEMA, NA land offers strong potential for appreciation, development, and future returns.
As long as you verify the land status, ensure clean paperwork, and follow proper banking channels, purchasing an NA plot becomes a smooth and secure process for any NRI.
5 Key Things NRIs Should Know Before Investing in Indian Real Estate
1. Foreign Exchange Rules
- NRIs must follow the FEMA (Foreign Exchange Management Act when investing.
- They can generally buy residential or commercial property, but not agricultural land.
- Inheritance or gifts of property are allowed, even for NRIs.
- Court permission may be needed in very specific cases for farm or agricultural land.
2. Tax Implications
- When selling the property within 2 years, any profit is treated as short-term capital gains — taxed at 30%.
- If the property is sold after 2 years, it falls under long-term capital gains, and the tax rate is 20% (after adjusting for inflation).
- The tax for long-term gains needs to be paid on the full sale value first; later, you can claim a rebate based on the indexed cost.
3. Picking the Right Type of Property
- NRIs should decide whether they want residential or commercial property, depending on their goal (rent-earning, capital growth, personal use).
- Residential properties are currently more popular and in demand, but commercial real estate in good locations can yield strong rental returns.
- It's safer to invest with reputed and trusted builders — check for certifications, government approvals, and track records.
4. Using Power of Attorney (POA)
- Since NRIs may not always be physically present in India, they can appoint a Power of Attorney (POA) to manage the property.
- Choose a trusted person (family or professional) as POA to oversee payments, maintenance, or legal matters.
- Ensure the POA document is legally sound and follows all government compliance to avoid future disputes.
5. Home Loan Options
- NRIs can take home loans in India — typically up to 80% of the property value.
- It’s recommended to use an NRE account when applying for the loan.
- After selling, loan repayment or proceeds can often be managed through NRE / NRO accounts, making it simpler to move money.
Why It’s a Good Time to Invest
- Real estate offers diversification compared to stocks or crypto.
- With research and compliance, NRIs can tap into India’s real estate market and gain from capital growth or rental income.
1. Meaning of Benami Property
- Any asset held in someone else's name, while the actual payment was made by another person, constitutes a benami property.
- The person in whose name the property is registered is called the benamidar.
- Beneficial owner means the real payer or the person who receives the benefit of the property.
- The term applies to: Land, plots, buildings, Farmhouses, vehicles, jewellery, cash, shares, financial assets
2. Why Benami Transactions Are Prohibited
These Benami properties are used to:
- Conceal illegal revenues
- Hide assets
- Evade taxes
- Invest black money in real estate.
3. Types of Benami Transactions
A transaction may be benami if:
- Property is in some other person's name, yet money is provided by some other person.
- The owner denies knowledge of the property.
- The actual source of the funds remains hidden.
- A fictitious name or identity is used in the transaction.
4. What is not Benami
Certain genuine situations are exempt, such as:
- Property held in the name of a spouse or child
- Property held for the benefit of a Hindu Undivided Family.
- Assets held by a trustee, company director, or partner on behalf of the organization.
- Property acquired through known and legal sources of income with proper documentation.
5. Important Provisions of the Benami Property Act
All benami transactions are strictly prohibited.
Authorities are empowered to:
- Investigate
- Attach property
- Freeze transfers
- Confiscate assets
- The law applies to both:
- The nameholder (benamidar)
- The beneficial owner -actual payer-
6. Penalties for Benami Transactions
Penalties under the law are stringent:
- Rigorous imprisonment from 1 to 7 years.
- A monetary penalty of up to 25% of the fair market value of the property.
- For furnishing false information or misguiding the investigations, end
- Imprisonment of between 6 months and 5 years.
- A fine of up to 10 per cent of the property's fair market value.
7. Consequences for Individuals
If involved in a benami deal:
- You lose legal ownership of the property.
- Confiscated property is taken by the government without compensation.
- Both parties can face jail and fines: the real owner and the nameholder.
- Even unknowing participation may lead to investigations and legal problems.
8. Why Understanding Benami Laws Matters
- Prevents buying property that might thereafter be seized.
- Helps in ensuring that real estate transactions are clean, transparent, and compliant.
- Safeguards residents and NRIs from fraudulent or illegal dealings.
- Essential for safe investing in land, plots, and property in India.
Conclusion
Laws on benami property in India are designed to ensure transparency and prevent real estate from being misused for illicit financial dealings. Any property bought in someone else's name, when not clearly, legally, and documentedly justified, can be classified as benami. The penalties are strict, and the government has strong powers to investigate and confiscate such assets. It is very important for every buyer, investor, and especially NRIs who wish to invest in Indian property to understand these rules.
Mere Ownership of Agricultural Land Not Enough to Claim Agricultural Income, Rules ITAT
(ITAT) The Income Tax Appellate Tribunal , Chennai Bench, has held that simply owning agricultural land is not sufficient to justify claims of agricultural income. In a significant ruling, the Tribunal upheld the addition of 50% of the assessee’s declared agricultural income as unexplained under Section 68 of the Income Tax Act.
The assessee had filed his return declaring substantial agricultural income.
A search was conducted at his premises, after which assessment proceedings were reopened.
Assessment Officer’s Findings
The taxpayer claimed ownership of about 47 acres of wet and dry land.
However, he failed to provide supporting evidence of cultivation, such as:
- Land-revenue records (Chitta, Adangal)
- Details of agricultural expenditure
- Proof of sale of agricultural produce
Due to lack of documentation, the Assessing Officer treated the entire agricultural income as unexplained credit.
CIT(A) Observations
Only patta documents (land ownership) were submitted; no cultivation-related records were provided.
The assessee was unable to demonstrate actual agricultural operations.
Considering the circumstances, the CIT(A) accepted 50% of the declared agricultural income as reasonable and treated the remaining 50% as unexplained.
ITAT’s Decision
The Tribunal upheld the view of the CIT(A) and dismissed the assessee’s appeals for both assessment years.
Key observations:
Ownership of land does not automatically prove agricultural activity.
No evidence of expenditure, crop details, yield, or sales was produced.
Income claimed as agricultural income must be backed by verifiable records.
The ITAT concluded that treating half of the agricultural income as unexplained was justified.
Key Takeaways
Taxpayers claiming agricultural income must maintain:
- Cultivation records
- Expense details
- Sale receipts or proof of buyers
Mere possession of agricultural land is not enough to support agricultural income claims.
Inaccurate or unsubstantiated claims may lead to additions under Section 68 as unexplained credits.
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