How Do You Check if a Plot Is NA in Maharashtra?
- You confirm a plot’s non-agricultural (NA) status from the 7/12 extract’s land-use column plus the Sanad / NA order referenced in its mutation entries — free on the Mahabhulekh portal.
- The rules changed on 31 December 2025. The Maharashtra Land Revenue Code (Second Amendment) Act, 2025 scrapped separate NA permission and the Sanad requirement where the intended use is already permitted under the Development or Regional Plan.
- For those plots, development/building permission itself now acts as “deemed NA”, against a one-time premium of 0.1%–0.5% of the ready-reckoner value.
- So for a new plot, ask for the planning permission + premium-paid proof; for an older plot, the NA order/Sanad and an updated 7/12 are still the evidence.
- A plot marked agricultural, or whose intended use is not in the plan, is not deemed converted — treat that as a red flag until verified with the planning authority.
Can you check NA in Maharashtra yourself in 2026?
Yes — a buyer can verify non-agricultural status in minutes from public records, but what counts as proof changed at the end of 2025.
For any plot, pull the 7/12 extract (Satbara Utara) free from the Mahabhulekh portal and read its land-use column: a non-agricultural plot shows an NA use (residential, commercial or industrial) rather than a crop. Historically this was backed by a Sanad and an NA order from the Collector, recorded in the plot’s mutation (ferfar) entries. Since 31 December 2025, new conversions no longer generate a Sanad — so the evidence you demand depends on whether the plot was converted before or after that date.
What changed on 31 December 2025
The Maharashtra Land Revenue Code (Second Amendment) Act, 2025 removed the separate NA-permission step for land whose use is already permissible under the draft or final Development or Regional Plan under the MRTP Act, 1966.
It was assented to and came into force on 31 December 2025. The Act substituted Section 42 so that conversion happens automatically with planning permission, and repealed Sections 42A–42D, 44, 44A, 45, 46 and 47A — the provisions that previously required a Collector’s order and a Sanad. In plain terms: if the plan already allows the use, the development permission is the conversion, and there is no longer a separate Sanad to chase.
The one-time premium that replaced recurring NA assessment
In place of the old recurring non-agricultural assessment, the amended Section 47 charges a single one-time premium, calculated from the plot’s market value in the Annual Statement of Rates (the ready reckoner).
The rate scales with plot size:
| Plot area | One-time premium (of ready-reckoner market value) |
|---|---|
| Up to 1,000 sq m | 0.1% |
| 1,001 – 4,000 sq m | 0.25% |
| Above 4,000 sq m | 0.5% |
For land converted historically, transitional rules apply: conversions on or before 31 December 2001 are computed on 2001 rates, and conversions between 1 January 2002 and 31 December 2025 on the ready-reckoner value of the conversion year. The State may also exempt public-purpose projects by Gazette notification.
How to read the 7/12 extract for land use
Open the plot’s 7/12 on the Mahabhulekh portal (bhulekh.mahabhumi.gov.in) and check the land-use entry — it should name a non-agricultural use, not a crop.
Reading the land-use column step by step
Select the district, taluka and village, then search by survey/gat number or owner name. On an NA plot you are looking for: a land-use entry showing residential/commercial/industrial use; and, for pre-2026 conversions, an NA order number and Sanad reference in the mutation/remarks entries. An NA order with no corresponding 7/12 update is incomplete — the record and the order must agree.
What to demand from the seller — new plot vs older plot
For a plot converted after 31 December 2025, ask for the planning/development permission under the applicable plan and proof the one-time premium was paid; for a plot converted earlier, ask for the NA order, the Sanad and an updated 7/12.
Pre-2026 vs post-2026: what documents to demand
Either way, cross-check the documents against the live 7/12 and the title chain. If the plot is being sold as “NA” but the record still reads agricultural, or the intended use is not permitted under the Development/Regional Plan, the conversion has not happened — that is a stop-and-verify signal, not a paperwork formality.
Illustrative Example — not an actual Lords of the Lands plot, price or transaction. Two hypothetical 2,000 sq m plots in the same village show what actually changes at the seller’s end once the 31 December 2025 cut-off is crossed.
Plot A — development permission granted in March 2026 (after the cut-off). No Sanad exists for this plot, and none should — the amended Act simply doesn’t generate one anymore. Ask instead for:
- The planning/development permission itself, issued by the local planning authority under the applicable Development or Regional Plan, dated after 31 December 2025.
- Proof the one-time premium was paid. At 2,000 sq m, the plot sits in the 0.25% slab (1,001–4,000 sq m) under the amended Section 47 — ask to see the payment challan calculated against that band and the ready-reckoner (ASR) value for the year of conversion.
- Confirmation that the 7/12’s land-use column already shows the non-agricultural use. If it still reads agricultural, the “deemed NA” conversion has not yet been carried into the record, and that gap needs closing before you rely on it.
Plot B — converted in 2018, well before the cut-off. The pre-amendment framework governs this plot in full, so the evidence trail looks different:
- The NA order issued by the Collector at the time of conversion.
- The Sanad itself, with its terms checked against the plot’s current use.
- An updated 7/12 that references both the NA order and the Sanad in its mutation entries — not just a verbal assurance that conversion happened years ago.
The practical difference: on Plot A, the permission and the premium receipt are your evidence; on Plot B, the Sanad and NA order are. Asking a Plot-A seller for a Sanad is asking for a document the law no longer issues — and a seller who can’t explain that distinction, or substitute the right paperwork, is worth a second question before you proceed.
What did not change
Your underlying tenure is untouched: the amendment states that occupancy status other than Class-I is not altered merely because development permission is granted.
A Class-II or restricted-tenure plot does not become freely transferable just because it can now be built on — those restrictions, and the separate approvals a plotted layout needs (layout sanction, RERA registration where applicable), still apply. The 2025 reform simplified conversion; it did not remove diligence.
FAQ
Do I still need a Sanad to prove a plot is NA in Maharashtra?
Not for conversions on or after 31 December 2025. The Second Amendment Act repealed the Sanad framework where the use is permitted under the Development or Regional Plan — development permission plus the one-time premium is the proof. For older conversions, the existing Sanad and NA order remain valid evidence and should still be produced.
Where do I check a plot’s NA status for free?
On the Mahabhulekh portal at bhulekh.mahabhumi.gov.in, by opening the plot’s 7/12 extract and reading its land-use column. It is free; a signed digital copy can be obtained where offered.
How much is the new NA premium?
A one-time premium of 0.1% to 0.5% of the plot’s ready-reckoner market value, depending on size — 0.1% up to 1,000 sq m, 0.25% up to 4,000 sq m, and 0.5% above that, under the amended Section 47.
Is agricultural land automatically NA now?
No. Conversion is automatic only where the intended non-agricultural use is permitted under the draft or final Development or Regional Plan. Land outside a planning framework, or intended for a use the plan does not allow, is not deemed converted.
What if a plot’s conversion happened before 31 December 2025, but I’m buying it now?
The rules in force at the time of conversion still govern that plot’s paperwork — the 2025 amendment is not retroactive. If the permission, NA order or Sanad was issued before 31 December 2025, the pre-amendment evidence trail (Sanad, NA order, updated 7/12) remains exactly what you should ask for. Don’t expect, or demand, a post-amendment-style permission-plus-premium record for a conversion that happened under the old framework.
What if my village has no Development or Regional Plan at all?
Then the automatic-conversion path in the 2025 amendment doesn’t apply, and the older Sanad/NA-order route remains the way to non-agricultural status. “Deemed NA” only works where a plan already permits the intended use. Land outside any notified Development or Regional Plan still needs the Collector’s separate NA order and a Sanad, exactly as it did before 31 December 2025 — the reform simplified conversion where a plan exists; it didn’t create a shortcut where one doesn’t.
Before you buy
Verifying NA status is one line in a proper title check. If you are evaluating a plotted-land plot in Karjat, Khopoli, Alibaug or Shrivardhan, our team can walk you through the records for that specific survey number.
Related reading
NA status & conversion
- What NA land actually means
- The NA conversion premium
- NA plot vs agricultural land
- Is an NA Sanad still required
- Deemed NA through plan approval
- NA permission changes in Maharashtra
- Building a house on an NA plot
Title, records & tenure
- Verifying title before you buy
- The property card and 8A
- Mutation entries (ferfar) explained
- The ‘other rights’ column on a 7/12
- Class-1 vs Class-2 land
- Varg-1 vs Varg-2 land in Raigad
- Registering a land sale in Maharashtra
RERA, approvals & documents
- What ‘RERA-approved plots’ really means
- Checking a MahaRERA registration
- Building permission for a plot
- Right of way and plot access
- The order to check land documents
- How to shortlist a plot
- What Lords of the Lands builds
- Reading a 7/12 extract before you buy land
- Title due-diligence checklist for plotted land
- What RERA verification a plotted-land buyer must do
Citations and sources
Sources: Maharashtra Bhulekh portal / IndiaCode / Maharashtra Land Revenue Code (Second Amendment) Act, 2025. Figures as of September 2026. General information, not legal advice. Official sources: Mahabhumi 7/12 (Bhulekh) · UDCPR / Urban Development Dept · Maharashtra Government Resolutions.
