What Is NA Land in Maharashtra? (2026)
NA land — non-agricultural land — is simply land that may lawfully be used for something other than farming: a home, a shop, a workshop or another approved purpose rather than crops. For someone meeting the term for the first time, that is the whole of it. The way that status is now granted changed at the end of 2025 under the Maharashtra Land Revenue Code (Second Amendment) Act, 2025. For the 2025 reform that changed how NA status is now granted, see our guide to the scrapped NA permission.
What does NA land actually mean?
NA stands for non-agricultural: an NA plot is land whose permitted use has been converted from agriculture to a residential, commercial, industrial or other approved purpose — farming use versus everything else is the core distinction.
So, what is NA land? NA stands for non-agricultural, and an NA plot is land whose permitted use has been converted from agriculture to residential, commercial, industrial or another approved purpose. If you have never encountered the term before, that single distinction — farming use versus everything else — is the core of it.
The distinction matters because agricultural land in Maharashtra cannot simply be built on. Use is tied to classification, classification is recorded in the revenue records, and building without the right classification exposes you to demolition and penalty.
What changed on 31 December 2025?
The separate NA permission was abolished: the Second Amendment Act, 2025 substituted Section 42 and deleted Sections 42A to 42D and 44 to 47A, so there is no separate application or Sanad and building plan approval now operates as deemed NA permission.
The separate NA permission was abolished. The Maharashtra Land Revenue Code (Second Amendment) Act, 2025, issued on 31 December 2025, substituted Section 42 of the Code — the provision that required the Collector’s permission for conversion — and deleted Sections 42A to 42D and 44 to 47A.
Two practical consequences follow. There is no separate NA application to file, and there is no separate Sanad to obtain. Conversion now happens inside the planning process: when the town planning department or the relevant planning authority approves your building plan, that approval operates as deemed NA permission.
The state also waived recovery of annual NA tax pending up to the date of the reform, and banks have been directed not to require an NA certificate as a condition of lending.
What replaced the annual NA tax?
A single one-time conversion premium replaced it — 0.10% to 0.50% of the plot’s market value depending on size, calculated on the Annual Statement of Rates and payable before the planning authority grants development permission.
A single one-time conversion premium, scaled by plot size and calculated on market value:
| Plot area | One-time premium | On a plot with ASR value of ₹1 crore |
|---|---|---|
| Up to 1,000 sq m | 0.10% of market value | ₹10,000 |
| 1,001 to 4,000 sq m | 0.25% of market value | ₹25,000 |
| Above 4,000 sq m | 0.50% of market value | ₹50,000 |
Market value is taken from the Annual Statement of Rates — the ready reckoner — under the Maharashtra Stamp Rules, 1995. The premium is payable before the planning authority grants development permission or approves building plans. For land converted under the old regime, valuation uses the Annual Statement of Rates from the year of conversion, or from 2001, depending on the case.
The illustrative amounts above assume a ready reckoner value of ₹1 crore for the parcel and are shown to demonstrate the calculation, not to quote a price for any specific plot.
Is a seller’s old NA Sanad still worth anything?
It is evidence of past conversion and nothing more; what decides whether a plot is buildable today is the planning authority’s position — jurisdiction, land-use zone, any layout approval, and whether the premium has been paid.
It is evidence of what happened historically, and nothing more. If a seller presents a Sanad as the headline proof that a plot is buildable, they are describing a system that no longer operates.
What matters now is the planning authority’s position on the parcel: which authority has jurisdiction, what the land-use zone permits, whether a layout or building plan approval has been granted, and whether the premium has been paid or remains payable.
Does NA status mean the plot is safe to buy?
No — NA status answers only whether the land may be used for a non-agricultural purpose; it says nothing about who owns it, whether the title chain is unbroken, whether the tenure permits transfer, whether anyone holds a charge over it, or whether there is legal access.
No. This is the most common misreading of the term, and it was true before the amendment as well.
NA status answers one question: may this land be used for a non-agricultural purpose? It says nothing about who owns the land, whether the title chain is unbroken, whether the tenure permits transfer, whether anyone else has a charge over it, or whether there is legal access to the plot.
A parcel can be properly converted and still be impossible to buy safely.
Which checks still decide the deal?
Four, and none was touched by the amendment: tenure (Class I versus restricted Class II, inam, watan, devasthan or tribal), the land-use zone, title via the 7/12 and mutation register, and whether a legal right of way exists.
Four, in this order.
Tenure. Occupant Class I is broadly freehold. Occupant Class II carries restrictions and usually requires the Collector’s permission and a premium before transfer. Inam, watan, devasthan and tribal-held lands have restrictions of their own. None of this was touched by the amendment.
Zone. Deemed NA through building plan approval only helps if the planning authority can approve your intended use. A plot in a no-development zone, a green belt, a CRZ stretch or under a road reservation is no easier to build on than before.
Title. The 7/12 extract, the mutation register and the chain of ownership documents. The amendment changed a permission process; it did not clean anyone’s title.
Access. Whether a legal right of way exists, not merely a track that people currently drive on.
What can still go wrong?
Three failure modes survive the reform: a zone that will not permit your intended use, an unpaid premium you inherit because it falls due before development permission, and a restricted-tenure parcel that looks clean on conversion but cannot be transferred without a separate permission.
Three failure modes recur, and all three survive the reform.
The first is buying a parcel whose zone will not permit what you intend. Conversion is now downstream of planning approval, so if the authority cannot approve your use, there is no route to NA status at all.
The second is inheriting an unpaid premium. It is payable before development permission is granted, so if it has not been discharged, someone pays it later — and unless your agreement says otherwise, that someone is you.
The third is tenure. A restricted-tenure parcel can look entirely clean on conversion and still require a separate permission and payment before it can be transferred at all.
How do you verify the position yourself?
Ask for four things in writing and check each independently: a current certified 7/12 extract with its mutation entries, the planning authority and land-use zone, any layout or building plan approval with its date and reference, and the premium position.
Ask for four things in writing, and check each independently.
- A certified 7/12 extract, current, with the mutation entries behind it
- The name of the planning authority with jurisdiction, and the parcel’s land-use zone under the applicable development plan
- Any layout or building plan approval already granted, with its date and reference
- Confirmation of the premium position — paid, payable, and on what valuation
Records are available through the Maharashtra land records system, and the planning authority will confirm zone and approval status on request. Where the parcel forms part of a registered project, the promoter’s MahaRERA registration number should appear on every advertisement and price communication, and can be verified on the MahaRERA portal.
How Lords of the Lands approaches this
We develop plotted land across the Karjat, Khopoli and coastal Raigad corridors, and the conversion position on every parcel is documented before a plot is offered. If you are evaluating one of our layouts, ask for the four items above — we would rather you checked.
You can see current layouts on our ongoing projects page, and read the corridor context on Mumbai 3.0.
The short version
NA land is land cleared for non-agricultural use. Since 31 December 2025 that clearance arrives through building plan approval rather than a separate permission, and the recurring tax has become a one-time premium of 0.10% to 0.50% of market value.
The reform removed a queue. It did not remove the need to check tenure, zone, title and access — and because the procedural step has gone, those four now carry proportionally more weight than they did before.
Frequently asked questions
Is NA permission still required in Maharashtra?
No. Separate NA permission was abolished by the Maharashtra Land Revenue Code (Second Amendment) Act, 2025, issued 31 December 2025. Building plan approval from the planning authority now operates as deemed NA permission.
How much is the NA premium?
0.10% of market value for plots up to 1,000 sq m, 0.25% for 1,001 to 4,000 sq m, and 0.50% above 4,000 sq m, calculated on the Annual Statement of Rates.
Do I still need an NA Sanad?
No. The Sanad requirement was removed. Historic Sanads remain evidence of past conversion but are no longer the operative document.
Can I build on agricultural land in Maharashtra?
Not without the land-use position being resolved through the planning authority. Building on unconverted agricultural land exposes you to penalty and demolition.
Does NA status guarantee clear title?
No. Conversion and title are separate questions. An NA plot can still carry defective title, restricted tenure or no legal access.
Related reading
The 2025 NA reform
- How the one-time NA premium is calculated – the rate bands and worked examples.
- Is the NA Sanad still required? – what the old document is worth now.
- Deemed NA through building plan approval – how conversion now happens.
- NA plot vs agricultural land – the core distinction.
- NA conversion for a Khopoli-Pali plot – the reform applied on one corridor.
Records, tenure and title
- Class I vs Class II tenure – which land transfers freely.
- The Other Rights column on the 7/12 – where restrictions hide.
- How to read a 7/12 extract – the record of rights, line by line.
- The property card and the 8A – the holder’s account.
- Mutation entries and ferfar – the uncertified-entry gap.
- How to check a plot’s NA status – confirming conversion on the record.
- The title-check checklist – the documents to demand.
- How to verify title before buying – the six-document sequence.
Access, building and registration
- Right of way and plot access – the recorded-access test.
- Getting building permission for a plot – the approval to build.
- How a land sale is registered – the step that transfers ownership.
- The documents to check, in order – the full sequence.
- What a RERA-approved plot proves – and what it does not.
Context and more
- Khopoli-Pali road land: the SH-93 guide – a corridor worked through.
- Land vs plotted development – raw land versus a sanctioned layout.
- Villa plots in Mumbai 3.0 – what you build on NA land.
- Can an NRI buy land in India? – the cross-border rules.
- What Lords of the Lands builds – who we are and how we work.
Citations and sources
Sources: Maharashtra Land Revenue Code (Second Amendment) Act, 2025, issued 31 December 2025; Maharashtra Stamp Rules, 1995 (Annual Statement of Rates); MahaRERA. Current as at September 2026. This article is general information, not legal advice. Rules and rates change and their application depends on the specific parcel — verify with your advocate and the relevant revenue and planning authorities before you transact. Official sources: UDCPR / Urban Development Dept · Maharashtra Government Resolutions.
