NA Conversion for a Khopoli-Pali Plot in 2026
NA conversion for a Khopoli-Pali plot looks very different in 2026 than it did a year ago. For land whose non-agricultural use is already permitted by the plan, a one-time premium has replaced the old Sanad and the annual NA tax – here is what that means for a buyer on SH-93.
- NA conversion Khopoli-Pali plots was reformed in 2026 by the Maharashtra Land Revenue Code (Second Amendment) Act, 2025 (assent 31 December 2025) and a GR dated 10 February 2026.
- Where the proposed use is permissible under the Development or Regional Plan, a separate Sanad / NA permission from the Collector is no longer required.
- Instead the holder pays a one-time premium: broadly 0.1% of the ready-reckoner value up to 1,000 sq m, 0.25% up to 4,000 sq m, and 0.5% above 4,000 sq m.
- The old annual NA tax is being phased out in favour of this one-time charge.
- Which plan governs depends on the planning regime – NAINA at the Khopoli end, the Raigad Regional Plan at Pali – so confirm the position for your exact survey.
What is NA conversion, and why does a Khopoli-Pali plot need it?
NA conversion is the step that makes agricultural land legally usable for a non-agricultural purpose such as a house, a plotted layout or a resort. A Khopoli-Pali plot that is recorded as agricultural on the 7/12 needs to be non-agricultural for your intended use before you can lawfully build on it, whichever end of the road it sits on.
Most raw land in the Raigad countryside is classed as agricultural. You can own it, but you cannot simply put up a weekend home on it while it remains agricultural – the use has to be converted to, or already be, non-agricultural for the purpose you have in mind. That is what “NA” means in the everyday land-buying sense: the use recorded against the land matches what you want to do with it.
For buyers along SH-93 this is one of the first questions to settle. A plot may be advertised as “NA” when it is only part-converted, or NA for a different use. The reform of 2026 changes the mechanics of getting there, but it does not remove the need for the land to be non-agricultural for your use – so NA conversion for a Khopoli-Pali plot remains a core check.
How did NA conversion change in 2026?
The Maharashtra Land Revenue Code (Second Amendment) Act, 2025 – which received assent on 31 December 2025 and is implemented through a GR dated 10 February 2026 – provides that where a plot’s non-agricultural use is permissible under the applicable Development Plan or Regional Plan, a separate Sanad or NA permission from the Collector is no longer required. A one-time premium applies instead, and the old annual NA tax is phased out.
The intent of the amendment is ease of doing business: to stop treating a use that the town-planning framework already allows as if it needed a second, separate permission. If the plan says the land can be used non-agriculturally, the owner does not re-litigate that with the Collector – they pay a one-time premium and proceed. This folds together what used to be a multi-step process into a single charge for plan-permitted land.
It is important to read the condition carefully. The simplification applies where the use is permissible under the Development or Regional Plan. Land whose intended use is not plan-permitted, or which carries tenure or zone restrictions, does not automatically benefit and may still need the older route. That is why identifying the plot’s plan and zone – which, on this road, depends on the regime – comes first.
What does NA conversion cost on the Khopoli-Pali road now?
For plan-permitted land, the cost is a one-time premium tied to the ready-reckoner (ASR) value and the plot size – broadly 0.1% of that value for plots up to 1,000 sq m, 0.25% for 1,001 to 4,000 sq m, and 0.5% above 4,000 sq m. It replaces the old annual NA tax rather than adding to it.
| Plot size | One-time premium (of ASR value) |
|---|---|
| Up to 1,000 sq m | About 0.1% |
| 1,001 to 4,000 sq m | About 0.25% |
| Above 4,000 sq m | About 0.5% |
The premium is calculated on the Annual Statement of Rates (the ready reckoner) for the specific survey, so the rupee figure depends entirely on the ASR of that plot and its size. Because it is a one-time charge replacing a recurring tax, it changes the long-run cost picture for a holder, though a buyer should always confirm the current slabs, any conditions and any other applicable charges with the Collector’s office before relying on a number.
Does the planning regime change how NA conversion works here?
Yes, indirectly. The 2026 simplification is triggered by the use being permissible under the Development or Regional Plan, so you first have to know which plan governs your plot – NAINA at the Khopoli / Khalapur end, or the Raigad Regional Plan under UDCPR 2020 at the Pali / Sudhagad end. The plan and zone decide whether your use is plan-permitted at all.
In other words, NA conversion for a Khopoli-Pali plot cannot be separated from the two-regime question. On the Khalapur side the relevant plan sits within the NAINA framework; on the Sudhagad side it is the Raigad Regional Plan. The premium route under the 2025 amendment keys off “permissible under the applicable Development Plan or Regional Plan,” so the same reform can land differently depending on which plan your plot falls under and how that plan zones it.
The practical sequence is therefore: establish the regime and zone, confirm the intended use is plan-permitted, then treat the NA step as the one-time premium rather than a Sanad application. Skip the first steps and you risk assuming a simplification that your plot may not qualify for.
What are the steps to confirm NA status before you buy?
Confirm the plot’s current use on the 7/12, identify the governing plan and zone, check that your intended use is plan-permitted, establish whether NA is already done or is yours to complete, and get the premium position and any conditions in writing. Settle who bears the cost in the agreement for sale.
- ✓Read the 7/12. See whether the land is recorded agricultural or already non-agricultural, and for what use.
- ✓Fix the plan and zone. NAINA or Raigad Regional Plan, and the zone that sets permissible use.
- ✓Test plan-permissibility. Confirm your intended use is allowed under that plan – the trigger for the simplified route.
- ✓Who converts, who pays. Is NA already completed, or will you carry the one-time premium? Put it in the agreement.
- ✓Get it in writing. Confirm the premium slab, conditions and any other charges with the Collector’s office.
Done in that order, the 2026 reform is genuinely good news for a Khopoli-Pali buyer – it removes a slow, discretionary step for plan-permitted land. But the benefit is conditional, and the conditions turn on facts about your specific survey. Verify them before you treat NA conversion as a formality.
Lords of the Lands is developing a plotted project on the Khopoli-Pali road, and our team tracks how the 2026 NA reform applies along this corridor. If you are weighing a plot here, we can help you check its plan, zone and NA position for that specific survey.
Related reading
On the Khopoli-Pali road
- The complete Khopoli-Pali road land guide – the SH-93 corridor hub
- Khopoli vs Pali land – which end of the road suits you
- Khopoli-Pali land prices in 2026 – the asking bands by village
- A weekend home on the Khopoli-Pali road – building a second home here
- Khopoli to Pali drive times – how long each leg really takes
- Pali land in 2026 – buying in Sudhagad taluka
- Buying land in Pali and Sudhagad – a step-by-step guide
- The villages along the Khopoli-Pali road – a village-by-village look
- The Khopoli-Pali road in 2030 – what is coming next
- Mumbai to Khopoli-Pali – the route and drive time
Legal & approvals
- Building permission on a Khopoli-Pali plot – the approval route
- Which authority approves your plot – NAINA vs the Raigad plan
- Varg-1 vs Varg-2 land in Raigad – freehold vs restricted tenure
- Land restrictions near Pali – forest, hill-slope and CRZ limits
- Plotted-layout checks on the road – layout and RERA checks
- What NA land actually means – non-agricultural status explained
- How to check a plot’s NA status – confirming it is buildable
- How to verify land title – the title search explained
Infrastructure & nearby markets
- Mumbai 3.0 infrastructure in 2026 – the projects reshaping the region
- How NMIA is reshaping Raigad land – the new airport’s land effect
- Atal Setu and Raigad land – the sea link’s reach into Raigad
- Navi Mumbai airport status – where operations stand
- The Expressway Missing Link and Khopoli – the ghat bypass explained
- Khopoli land in 2026 – the Expressway-end town
- Khalapur land in 2026 – the taluka around Khopoli
- Karjat land prices in 2026 – the neighbouring market
Citations and sources
One-time NA premium and the abolition of the separate Sanad / NA permission where use is plan-permitted – Maharashtra Land Revenue Code (Second Amendment) Act, 2025 (assent 31 December 2025) and implementing Government Resolution dated 10 February 2026, Revenue and Forest Department, Maharashtra; premium bands of approximately 0.1%, 0.25% and 0.5% of the Annual Statement of Rates (ready reckoner) value by plot size. Applicable Development Plan / Regional Plan framework – NAINA (Khalapur end) and Raigad Regional Plan (1991) with UDCPR 2020, Urban Development Department, Government of Maharashtra. This is general information, not legal, tax or investment advice – confirm the current slabs, conditions and your plot’s plan status with the Collector’s office or a local advocate before you transact. Official sources: Maharashtra Govt (Revenue & Forest / MLRC) · UDCPR / Urban Development Dept · CIDCO / NAINA · IGR Maharashtra.
