Where Are the Cheapest NA Plots Near Mumbai?
- The cheapest NA plots near Mumbai in 2026 ask roughly ₹500–900 per sq ft — in outer Karjat villages, the Neral belt, and the lower-priced Shrivardhan and Mangaon stretches of Raigad. Prime, serviced gated NA plots cost several times more.
- Indicative market asking bands (not transacted prices): outer Karjat NA ₹500–750/sq ft, Collector-NA Karjat ₹650–1,200/sq ft, Neral belt ₹550–1,200/sq ft, Shrivardhan NA roughly ₹600–900/sq ft, Pen/Roha semi-NA ₹300–800/sq ft, Khopoli budget NA ₹1,300–2,000/sq ft.
- Since 31 December 2025, Maharashtra replaced the old recurring non-agricultural assessment with a one-time NA premium of 0.1%–0.5% of ready-reckoner value — which lowers the ongoing cost of holding converted land.
- The catch: many of the cheapest “NA plots” are still agricultural on the 7/12, with NA “in process.” A cheap price per foot and a verified NA status rarely come together.
- Every figure is a market asking band as of September–October 2026, not a transacted price, a quote, or an assured return — verify the specific survey number’s conversion status and title.
“Cheap NA plots near Mumbai” is a search that promises a lot and usually delivers a listing with no price. Here is the straight version: where the genuinely cheapest converted plots are, what they ask per square foot, and why the cheapest ones are so often not actually NA yet.
Where are the cheapest NA plots near Mumbai right now?
The cheapest genuinely non-agricultural plots near Mumbai in 2026 ask roughly ₹500–900 per sq ft, and they cluster in the outer villages of Karjat, the Neral belt, and the lower-priced Shrivardhan and Mangaon stretches of Raigad — the belts furthest from a station, highway interchange or the coast.
That price is the reward for distance and earlier-stage development, not a loophole. The same corridors carry serviced, gated, amenity-backed NA plots at several times the rate; the cheap end is smaller frontages, villages a few kilometres off the catalyst, and layouts still building out their roads and utilities. The ranking and the diligence that cheap NA land demands are below.
Which corridors have the cheapest NA plots — ranked?
Ranked cheapest first, the budget NA belts near Mumbai run roughly: Pen/Roha semi-NA (₹300–800/sq ft), outer Karjat (₹500–750), Neral (₹550–1,200), Shrivardhan (₹600–900), Collector-NA Karjat (₹650–1,200), and budget Khopoli layouts (₹1,300–2,000) — all market asking, all to be verified per plot.
The table lists indicative asking bands gathered from public listing portals and our own corridor tracking as of September–October 2026. “Status note” flags how often the cheap end of each belt is actually converted versus still agricultural — the single most important column.
| Corridor | Indicative NA asking band (₹/sq ft) | Access / catalyst | Status note |
|---|---|---|---|
| Pen / Roha outskirts | ₹300 – 800 | Highway; further from Mumbai | Often semi-NA or agricultural |
| Outer Karjat villages | ₹500 – 750 | Off-station villages | Mix; verify conversion |
| Neral belt | ₹550 – 1,200 | Rail access near station | Collector-NA common |
| Shrivardhan belt | ₹600 – 900 | Konkan coast, further out | Near ASR floor; verify NA |
| Collector-NA Karjat | ₹650 – 1,200 | Established Karjat micro-markets | Usually fully converted |
| Budget Khopoli layouts | ₹1,300 – 2,000 | Expressway Missing Link | Layout plots, often NA |
One guntha is 1,089 sq ft (40 guntha = 1 acre). Note the pattern: the cheapest bands (Pen/Roha, outer Karjat) carry the weakest conversion status, while the more clearly converted “Collector NA” plots sit a notch higher. Cheapness and verified NA status pull in opposite directions.
What exactly is an “NA plot,” and why does it cost more than agricultural land?
An NA (non-agricultural) plot is land whose official use has been converted from agricultural to non-agricultural — residential, commercial or industrial — so a layout can be legally registered and built on it; it costs more than raw agricultural land because that conversion, and the right to build, is exactly what you are paying for.
Agricultural land is cheaper per square foot for two reasons: it still needs conversion, and in Maharashtra there are restrictions on who may buy agricultural land at all. The gap between a ₹300/sq ft agricultural parcel and a ₹700/sq ft converted plot in the same village is not a markup — it is the cost and risk of the conversion step, plus the legal certainty of being able to build. The cheapest “NA” listings often sit in that gap precisely because the conversion is incomplete.
How did the December 2025 reform change NA costs?
Since 31 December 2025, Maharashtra no longer requires a separate Sanad or Collector’s NA order where the intended use is already permitted under the Development or Regional Plan — conversion runs through the development-permission process, backed by a one-time premium of 0.1%–0.5% of ready-reckoner value instead of the old recurring non-agricultural assessment.
The Maharashtra Land Revenue Code (Second Amendment) Act, 2025 received the Governor’s assent on 31 December 2025; it substitutes Section 42 of the 1966 Code, repeals Sections 42A–42D, 44, 44A, 45, 46 and 47A, and amends Section 47 to introduce the one-time premium — 0.1% of ASR value for plots up to 1,000 sq m, 0.25% for 1,001–4,000 sq m, and 0.5% above 4,000 sq m. A Government Resolution dated 10 February 2026 operationalised it. For a budget NA buyer this matters twice: it lowers the ongoing cost of holding converted land (no more annual assessment), and it changes what “proof of NA” looks like for anything converted after the cutoff — development permission plus proof of premium payment, rather than a Sanad. Land converted earlier keeps its original Sanad and NA order, which remain valid.
| Plot area | One-time NA premium (of ASR / ready-reckoner value) |
|---|---|
| Up to 1,000 sq m | 0.1% |
| 1,001–4,000 sq m | 0.25% |
| Above 4,000 sq m | 0.5% |
Why are the cheapest “NA” plots often not actually NA yet?
Because the cheapest price per foot usually reflects land that has not finished converting — listed as “NA in process,” “NA applicable” or “NA sanctioned” when the 7/12 extract still shows agricultural use — so the headline cheapness is really the price of unconverted land plus an unfinished process.
This is the single most common trap at the budget end. A ₹500/sq ft “NA plot” that is still agricultural on the 7/12 is not a bargain NA plot — it is agricultural land with a conversion project attached, and the conversion can stall on zoning, access or title. The reform above simplifies conversion where use is already plan-permitted, but it does not convert land that falls outside a Development or Regional Plan, and it does not finish a process for you.
What does a cheap NA plot cost all-in?
A genuinely converted cheap NA plot of about 2 guntha (2,178 sq ft) at ₹650 per sq ft is roughly ₹14.2 lakh of land, or about ₹14.7 lakh all-in after a rural plot’s 3% stamp duty, 1% registration and 0.1% NA premium.
The arithmetic, which a buyer should run for any specific plot: land value = 2,178 sq ft × ₹650 = ₹14,15,700. On a Gram Panchayat (rural) plot outside the MMR influence area, add 3% stamp duty (₹42,471), 1% registration (₹14,157, below the ₹30,000 cap) and a 0.1% NA premium (₹1,416) — about ₹14,73,744 all-in, roughly ₹58,000 of costs. Inside the MMR or an ASR Influence Area stamp duty is 5% instead of 3%, and a sole female buyer gets a 1% concession where it applies. Scale the land line up or down for a bigger plot; the cost percentages stay the same.
What should you check before buying a cheap NA plot?
For cheap NA land the priorities are the 7/12 land-use column (is it actually converted?), the conversion date (before or after 31 December 2025), legal access, clean title on the mutation register, and the specific survey number’s ready-reckoner rate — in that order, because conversion status is where the cheapest plots fail.
In practice: read the 7/12 and confirm NA status rather than trusting the listing; if converted, check whether it predates the December 2025 cutoff (old Sanad) or postdates it (development permission plus premium proof); confirm a legal right of way to the plot — informal access across a neighbour’s field is common and expensive on cheap outer-village land; check the mutation (ferfar) register for a clean ownership chain; and pull the survey-number-specific ASR on the IGR Maharashtra e-ASR portal rather than relying on a taluka average. On budget NA land, the cheapest plot and the cleanest plot are rarely the same plot — the diligence is what tells them apart.
FAQ
Where are the cheapest NA plots near Mumbai in 2026?
In the outer villages of Karjat, the Neral belt, and the lower-priced Shrivardhan and Mangaon stretches of Raigad, where genuinely converted NA plots ask roughly ₹500–900 per sq ft. Pen/Roha semi-NA land can list lower (₹300–800) but is often still agricultural. These are market asking bands as of September–October 2026, not transacted prices, a quote, or an assured return.
How cheap can an NA plot near Mumbai actually be?
A genuinely converted cheap NA plot of about 2 guntha (2,178 sq ft) at ₹650 per sq ft is roughly ₹14.2 lakh of land, or about ₹14.7 lakh all-in after a rural plot’s 3% stamp duty, 1% registration and 0.1% NA premium. Smaller or further-out plots can be less, but verify the conversion status before trusting any low price.
Why are cheap NA plots often not really NA?
Because the cheapest price per foot usually reflects land that has not finished converting — listed as “NA in process” or “NA applicable” while the 7/12 extract still shows agricultural use. That is agricultural land with a conversion project attached, not a converted plot. Read the 7/12 land-use column yourself before treating a cheap plot as NA.
What is the new NA premium and does it make NA plots cheaper?
Since 31 December 2025, a one-time premium of 0.1%–0.5% of ready-reckoner value (0.1% up to 1,000 sq m, 0.25% for 1,001–4,000 sq m, 0.5% above) replaced the old recurring non-agricultural assessment, under the Maharashtra Land Revenue Code (Second Amendment) Act, 2025. It lowers the ongoing cost of holding converted land but does not change a plot’s asking price.
Is agricultural land cheaper than an NA plot near Mumbai?
Yes, usually — agricultural land is cheaper per square foot because it still needs conversion and carries restrictions on who may buy it. The gap to a converted NA plot in the same village is the cost and risk of conversion plus the legal right to build. A cheap “NA” listing often sits in that gap because conversion is incomplete.
What should I check before buying a cheap NA plot?
The 7/12 land-use column (is it actually converted?), the conversion date relative to 31 December 2025, a legal access road, a clean ownership chain in the mutation register, and the specific survey number’s ready-reckoner rate on the IGR Maharashtra e-ASR portal. On budget NA land, conversion status is where the cheapest plots most often fail.
Before you buy
A low price per foot means nothing until the NA status checks out. If you are weighing cheap NA plots across the Karjat, Neral, Shrivardhan or Raigad belts, our team can pull the 7/12, conversion status and access position for specific survey numbers with you.
Related reading
- What is NA land? A plain-English 2026 guide
- NA premium in 2026: how it’s calculated and who pays
- Is a plot NA? How to check in Maharashtra in 2026
- How much land does ₹50 lakh buy in 2026?
- What sets Karjat land prices in 2026
NA and approvals
- NA plot vs agricultural land — the difference that decides use.
- Has NA permission been scrapped in Maharashtra? — the 2026 NA reform.
- Class-1 vs Class-2 land — freehold versus restricted tenure.
- Building a house on an NA plot — from plot to home.
- Deemed NA on plan approval — when conversion is automatic.
- Getting building permission for a plot — who sanctions construction.
Budget and where to look
- Land under 25 lakh near Mumbai — the entry-level budget.
- 20 to 50 lakh plots in Karjat-Khopoli — the mid-budget band.
- Plots under 25 lakh on the Khopoli-Pali road — the entry end of the market.
- Khalapur land in 2026 — the NAINA-side taluka.
- Khopoli land in 2026: the complete guide — the Expressway-end market.
- Panvel plots in 2026 — the airport-adjacent market.
- The full cost of buying a plot — charges beyond the headline price.
Farmhouse and corridor
- Farmhouse land near Mumbai — where to buy a farmhouse plot.
- Gated farmland near Mumbai — managed farm plots explained.
- Land on the Khopoli-Pali road (SH-93) in 2026 — the corridor hub guide.
- Khopoli-Pali land prices in 2026 — asking bands village by village.
- Areas appreciating near Mumbai — where demand is building.
Citations and sources
NA conversion reform and one-time premium: Maharashtra Land Revenue Code (Second Amendment) Act, 2025, assented 31 December 2025 (India Code), substituting Section 42 and amending Section 47; operationalised by Government Resolution dated 10 February 2026. Ready-reckoner / ASR and stamp duty: IGR Maharashtra (igrmaharashtra.gov.in), e-ASR portal, and the Maharashtra Stamp Act (4% Municipal Council / 3% Gram Panchayat / 5% MMR Influence Area; registration 1% capped ₹30,000); 2026-27 rates frozen at 2025-26 levels, effective 1 April 2026. Market asking bands: public listing portals (99acres, Square Yards, RealEstateIndia, NoBroker, key2home) and Lords of the Lands corridor tracking, September–October 2026; market asking, not transacted, and to be verified per plot. General information, not investment advice.
