Khopoli-Pali Road Land in 2026: The SH-93 Guide
Everything a buyer needs on land along the Khopoli-Pali road in 2026 — what the road is, what plots ask, how far the airport and the city really are, and the one check most buyers miss.
- The Khopoli-Pali road is State Highway 93 (the Wakan-Pali-Khopoli road) — about 41 km linking the Mumbai-Goa highway (NH-66) near Wakan to the Mumbai-Pune Expressway at Khopoli.
- It runs between two talukas: Khopoli (Khalapur taluka) at the Expressway end and Pali (Sudhagad taluka) — the Ballaleshwar Ashtavinayak temple town — deeper in, about 35 km apart.
- Asking prices run roughly ₹2,000-9,000 per sq ft across the corridor in 2026, by village, access and NA status — always above the government ready-reckoner floor. Asking bands, not a quote.
- The same road crosses two planning regimes: the Khalapur end sits inside NAINA (MSRDC as Special Planning Authority); Pali/Sudhagad falls under the Raigad Regional Plan. Confirm which one governs your survey.
- Navi Mumbai airport is about 50 km from Khopoli (passenger operations began 25 December 2025); the Expressway Missing Link opened 1 May 2026.
Where is the Khopoli-Pali road, and what exactly is it?
The Khopoli-Pali road is State Highway 93 (SH-93) — the roughly 41 km Wakan-Pali-Khopoli road that links the Mumbai-Goa highway (NH-66) near Wakan to the Mumbai-Pune Expressway at Khopoli, passing Pali, Parali and Pedali in Raigad district.
In plain terms, it is the spine that connects two of Maharashtra’s busiest highways through the hills of Raigad. At its northern end, Khopoli sits right on the Mumbai-Pune Expressway, in Khalapur taluka. Follow the road south-west and it reaches Pali, the Ashtavinayak temple town in Sudhagad taluka, before carrying on toward the Mumbai-Goa highway near Wakan. For a land buyer, that dual connection is the whole point: a plot on this road can be reached from Mumbai or Pune via the Expressway, and from the Konkan coast via NH-66.
The corridor is not one uniform place. The Khopoli end is semi-urban, industrial in patches, and close to the Expressway toll. The Pali end is greener, lower-density, built around pilgrimage and weekend tourism, with forts and a river in view. Most of what makes this road interesting for a second home sits on the Pali side; most of what makes it convenient sits on the Khopoli side.
How much does land on the Khopoli-Pali road cost in 2026?
Asking prices along the Khopoli-Pali road run roughly ₹2,000 to ₹9,000 per sq ft in 2026, depending on the village, road frontage and whether the plot is already non-agricultural (NA). These are asking bands, not quotes, and they sit above the government ready-reckoner (ASR) floor used for stamp duty.
The spread is wide because the corridor mixes very different products. A raw or part-converted parcel in an outer village asks far less than a fully NA, gated, titled weekend plot with a tar approach road near Pali or Khopoli. Frontage on SH-93 itself, distance from the Expressway, a river or fort view, and whether sanctioned layout infrastructure is already in place all move the number.
| What moves the price | Effect on the asking band |
|---|---|
| NA, titled, gated layout plot (ready to build) | Upper half of the band |
| Agricultural / part-converted parcel, outer village | Lower half of the band |
| SH-93 frontage or tar approach road | Premium |
| River, fort or valley view (Pali side) | Premium |
| Distance from the Khopoli Expressway toll | Discount as you go deeper |
Treat any single per-sq-ft figure with caution. The honest way to price a plot here is to pull its ready-reckoner rate for that specific survey, then compare the asking price against recent registered deals in the same village — not against the corridor average.
How far is the Khopoli-Pali road from Mumbai, Pune and the new airport?
Khopoli sits directly on the Mumbai-Pune Expressway; Pali is about 35 km (roughly 40 minutes) further along SH-93. Navi Mumbai International Airport is around 50 km from Khopoli, and the Expressway Missing Link — open since 1 May 2026 — has eased the ghat section toward Mumbai.
| From Khopoli | Approx. distance / time |
|---|---|
| Pali (via SH-93) | ~35 km · ~40 min |
| Navi Mumbai airport (NMIA) | ~50 km · ~45-55 min |
| Mumbai (via Expressway + Missing Link) | ~63 km · ~1 hr 15 min |
| Pune (via Expressway) | ~70 km · ~1 hr 20 min |
| Lonavala | ~25 km |
Times are indicative and traffic-dependent, especially at the Khopoli toll and on temple-season weekends. Two recent changes matter for this corridor: NMIA began commercial passenger operations on 25 December 2025, adding a second airport within about an hour of Khopoli, and the Expressway Missing Link opened on 1 May 2026, smoothing the climb between Khopoli and Lonavala. Neither guarantees a price outcome — they change access, which is what you are actually buying.
Which authority approves building on a Khopoli-Pali plot?
It depends which taluka the plot is in. The Khopoli/Khalapur end falls inside NAINA, where MSRDC is the Special Planning Authority; Pali/Sudhagad falls under the Raigad Regional Plan, with permission routed through the Collector or Town Planning and the gram panchayat. Confirm the planning authority for your specific survey before you buy.
This is the single check most buyers on this road miss. The corridor looks like one market, but it straddles two planning regimes. On the Khalapur side, Khopoli-area villages sit within the Navi Mumbai Airport Influence Notified Area (NAINA); CIDCO was the original planning authority and MSRDC was later appointed Special Planning Authority for a block of Panvel and Khalapur villages. A plot there is governed by that regime’s development control rules — not a simple gram panchayat signature.
On the Pali side, Sudhagad taluka is not in NAINA. Development there runs under the Raigad Regional Plan and the state’s Unified Development Control and Promotion Regulations (UDCPR 2020), with permissions through the Collector or the relevant Town Planning office and the gram panchayat. The practical takeaway: two plots a few kilometres apart on the same road can answer to completely different authorities, timelines and rules. Always confirm, in writing, which authority governs the exact survey number you are considering.
What is the Pali side actually like to live in?
Pali is a temple town in Sudhagad taluka — home to the Ballaleshwar Ashtavinayak Ganpati temple, sitting below Sarasgad fort, near Sudhagad fort, the Unhere sulphur hot springs and the Amba river, with heavy monsoon greenery and valley views.
The draw of the Pali end is scenery and quiet rather than amenities. Ballaleshwar is one of the eight revered Ashtavinayak Ganpati temples, so the town has a steady pilgrim economy and reasonable road upkeep. Sarasgad fort rises immediately east of the town; Sudhagad fort, a popular trek, is about 11 km away; the Unhere (Uddhar) hot springs and the Amba river add to the weekend-draw list. In the monsoon the whole belt turns green with seasonal waterfalls.
What you will not find close by is the density of schools, hospitals and malls that a primary residence needs. This is weekend-home and second-home country, better suited to a plot you build on gradually than to a daily commute. The Khopoli end is the opposite — more services, more traffic, less view.
What must you verify before buying on the Khopoli-Pali road?
Confirm the 7/12 and clear title, whether the land is already NA or needs conversion, the Varg-1/Varg-2 tenure, the correct planning authority (NAINA versus Raigad Regional Plan), and any CRZ, forest or hill-slope restriction — plus RERA registration if it is a plotted layout of more than 500 sq m or eight plots.
- ✓7/12 and title chain. Verify the current 7/12 extract, mutation entries and a clear chain of ownership for the exact survey/gat number.
- ✓NA status. Is the plot already non-agricultural, or will you carry the conversion and the one-time NA premium? Get it in writing.
- ✓Tenure (Varg-1 vs Varg-2). Bhogwatadar Varg-1 is freehold; Varg-2 (restricted) needs Collector permission to transfer or develop.
- ✓Planning authority. Khalapur/NAINA (MSRDC SPA) or Sudhagad/Raigad Regional Plan — each has its own rules and timelines.
- ✓Zone and restrictions. Check for forest, hill-slope, river buffer or any CRZ/eco-sensitive overlay before assuming you can build.
- ✓RERA, for layouts. A qualifying plotted layout must be MahaRERA-registered; verify the number and the sanctioned plan.
Is the Khopoli-Pali road a good place for a weekend-home plot?
For a Mumbai or Pune buyer who wants a weekend plot within about two hours, the Khopoli-Pali road offers Expressway access, temple-town and fort scenery, and entry pricing below Lonavala or coastal Alibaug — but the value of any plot depends on its own title, NA status and approvals, not on the corridor’s name.
The corridor’s case is genuine: two highways, a second airport within an hour, a well-known pilgrimage town, forts and a river, and asking prices that still start in the low thousands per sq ft. That is a reasonable setup for a weekend-home plot you build on over time. What it is not is a guaranteed return — appreciation depends on execution of announced infrastructure and on the specific plot, and nobody can promise it. Buy the plot on its documents, not on the road’s story.
FAQ
Where is the Khopoli-Pali road?
The Khopoli-Pali road is State Highway 93 (SH-93), the roughly 41 km Wakan-Pali-Khopoli road in Raigad district. It links the Mumbai-Goa highway (NH-66) near Wakan to the Mumbai-Pune Expressway at Khopoli, passing Pali, Parali and Pedali. Khopoli is in Khalapur taluka; Pali, the Ashtavinayak temple town, is in Sudhagad taluka, about 35 km away.
How much does land cost on the Khopoli-Pali road in 2026?
Asking prices run roughly ₹2,000 to ₹9,000 per sq ft in 2026, depending on the village, road frontage and whether the plot is already non-agricultural. These are asking bands, not quotes, and sit above the government ready-reckoner floor. Price the plot by its own survey’s ready-reckoner rate and recent registered deals, not the corridor average.
How far is Pali from the Navi Mumbai airport?
Navi Mumbai International Airport is about 50 km from Khopoli, roughly 45 to 55 minutes by road, and Pali is about 35 km beyond Khopoli on SH-93. NMIA began commercial passenger operations on 25 December 2025, giving the corridor a second airport within about an hour of Khopoli.
Do I need NA land to build a weekend home on the Khopoli-Pali road?
To build legally you need the plot to be non-agricultural (NA) for the intended use, or you must convert it. Under the MLRC (Second Amendment) Act, 2025, many plan-permitted plots now pay a one-time NA premium instead of the old annual NA tax. Confirm the plot’s NA status and the current premium with the Collector’s office before buying.
Is Pali in NAINA?
No. Pali is in Sudhagad taluka, which is not part of NAINA. NAINA covers a block of Panvel and Khalapur villages, where MSRDC is the Special Planning Authority. Pali and Sudhagad fall under the Raigad Regional Plan and UDCPR 2020, with permissions through the Collector or Town Planning and the gram panchayat. Confirm the authority for your exact survey.
Is the Khopoli-Pali road good for a second home?
It suits a Mumbai or Pune buyer who wants a weekend plot within about two hours, with Expressway access, temple-town and fort scenery, and entry pricing below Lonavala or coastal Alibaug. It is weekend-home country, not a primary-residence location, and any plot’s value depends on its own title, NA status and approvals rather than the corridor’s name. No appreciation is guaranteed.
Lords of the Lands is developing a plotted project on the Khopoli-Pali road, and our team knows this corridor survey by survey. If you are weighing a plot here, we can walk through the records, the planning authority and the real costs for that specific parcel with you.
Related reading
- Khopoli vs Pali: where to buy land
- Khopoli-Pali to the Navi Mumbai airport
- Khopoli-Pali land prices in 2026
- Buying land in Pali and Sudhagad
- A weekend home on the Khopoli-Pali road
- The weekend plot buyer’s checklist
- Things to do in Khopoli
- The Ashtavinayak route via Pali
- Khopoli land in 2026: the complete guide
- How to check a plot’s NA status
Along the corridor
- Buying land in Pali in 2026 — the temple-town end of the corridor.
- Khopoli to Pali drive times — how far the plots really are.
- The villages along the Khopoli-Pali road — where to look, and why.
- Land near Ballaleshwar and Sarasgad — plots around the temple and fort.
- The Expressway Missing Link at Khopoli — the access upgrade that opened in 2026.
- Which authority approves a Khopoli-Pali plot — NAINA vs Raigad Regional Plan.
- NA conversion on the Khopoli-Pali road — turning farmland into a buildable plot.
Getting there and nearby
- Mumbai to the Khopoli-Pali road — the drive from the city.
- Pune to the Khopoli-Pali road — the drive from Pune.
- Things to do in Pali — temple, forts and river.
- Ballaleshwar, the Ashtavinayak temple at Pali — the heart of the town.
Checks and nearby markets
- Varg-1 vs Varg-2 land in Raigad — freehold versus restricted tenure.
- Getting building permission for a plot — who sanctions construction.
- Khalapur land in 2026 — the NAINA-side taluka.
Citations and sources
State Highway 93 (Wakan-Pali-Khopoli Road) — Maharashtra PWD / pre-feasibility report, environmentclearance.nic.in. NAINA and Special Planning Authority status for Panvel-Khalapur villages — CIDCO / MSRDC notifications. Raigad Regional Plan (notified 1991) and UDCPR 2020 — Urban Development Department, Government of Maharashtra. MLRC (Second Amendment) Act, 2025 and implementing GR dated 10 February 2026 — Revenue and Forest Department, Maharashtra. NMIA commercial operations from 25 December 2025; Mumbai-Pune Expressway Missing Link opened 1 May 2026. Price bands are market asking ranges as of October 2026 and vary by plot — verify the ready-reckoner and recent registrations per survey. This is general information, not legal, tax or investment advice — verify every plot’s records independently before you transact. Official sources: CIDCO / NAINA · MSRDC · UDCPR / Urban Development Dept · IGR Maharashtra.
