Plot Buying Process in Pune: Registration & Documents Guide (2026)

Buying a flat in Pune is like buying a product from a shop; it comes with a warranty (RERA) and a standard process. Buying a plot of land, however, is like entering a battlefield. The potential for returns is massive—land prices in areas like Wagholi, Hinjewadi, and Mulshi have doubled in the last 5 years—but the risks are equally deadly.

In 2026, for every legal, sanctioned N.A. (Non-Agricultural) plot sold in Pune, there are at least 10 illegal "Gunthewari" plots being peddled to innocent investors. These illegal plots are often marketed with seductive terms like "Proposed NA," "Farmhouse Plots," or "Pre-Launch Offer."

This guide is not a generic "how-to" article. It is a survival manual. We strip away the broker jargon and expose the ground realities of buying land in Pune District. From reading the cryptic "7/12 Extract" to identifying the "Green Zone" traps, here is everything you need to know to protect your capital.

1. The "Proposed NA" Scam: The Oldest Trick in the Book

If you visit a site office in the outskirts of Pune (e.g., Theur, Uruli Kanchan, or Paud Road), the agent will likely point to a lush green field and say: "Sir, currently this is Agricultural land, but 'Proposed NA' is done. In 6 months, it will be fully residential. Buy now at ₹500/sq.ft., sell later at ₹1500/sq.ft."

The Reality Check: There is no such legal term as "Proposed NA." In the eyes of the Revenue Department, land is binary:

• It is Agricultural: You cannot build a house on it. You cannot get a home loan. You can only do farming.
• It is Non-Agricultural (N.A.): It has a valid N.A. Order from the District Collector or PMRDA.

The Trap: "Proposed NA" usually means the developer has merely applied for conversion (or hasn't even done that). Conversion can take years or get rejected due to zoning issues (Green Zone, Forest Zone). If you buy this land, you are stuck with a piece of farmland that you cannot use and cannot easily sell because you are not a "farmer" by profession (in Maharashtra, only farmers can buy agricultural land).

2. The "1 Guntha" Layout Trap (Gunthewari)

You will see banners across Pune: "1 Guntha Plot for ₹5 Lakhs! Own your dream home."

The Math: 1 Guntha = 1,089 sq. ft. (roughly 33 ft x 33 ft).

The Scam: Under the Maharashtra Prevention of Fragmentation and Consolidation of Holdings Act, agricultural land cannot be divided into fragments smaller than a standard size (usually 11 Gunthas for dry crop land). Selling 1 or 2 Gunthas is illegal fragmentation.

Why is this dangerous?

• No Individual 7/12: If you buy a 1 Guntha plot in an illegal layout, your name will NEVER appear on the 7/12 extract as a separate owner. Instead, you will be added as a "Joint Holder" along with 50 other people who bought similar plots.
• The "Consent" Nightmare: Since you are a joint owner, if you ever want to sell your 1 Guntha, legally you need the signature/consent of the other 49 owners! This makes the land practically unsellable.
• Demolition Risk: The PMRDA regularly conducts demolition drives against unauthorized Gunthewari constructions. Your "dream home" could be bulldozed.

3. Decoding the 7/12 Extract (Satbara Utara)

The 7/12 Extract is the "Identity Card" of the land. It tells you who owns it, what grows on it, and who has a claim on it. You can download it from the Mahabhumi Bhulekh website. Here is what to check:

A. Bhogvatadar (Occupant Class)

Look at the "Bhogvatadar" column on the top left.

• Class 1 (Varg 1): This is Freehold Land. The owner has full rights to sell. This is what you want.
• Class 2 (Varg 2): This is Restricted Land. It could be "Inam" land, "Devasthan" (Temple) land, or land allotted by the government to landless farmers (Mahar Watan). You CANNOT buy this without prior permission from the District Collector. If you buy Class 2 land without permission, the sale is void, and the government can confiscate the land.

B. "Itar Hakka" (Other Rights)

Check the "Itar Hakka" column on the right side. This is where the skeletons are hidden.

• Loans/Boja: If the farmer has taken a crop loan, it will show here. The loan must be cleared before you buy.
• Litigation: Look for words like "Stays," "Court Case Pending," or "Mantam."
• Tenancy (Kul): If a name appears as a "Kul" (Tenant), that person has rights to the land under the Tenancy Act. The owner cannot sell without the tenant's consent.

4. The "Fencing" Lie (Demarcation Reality)

You visit the site. The agent shows you a plot with a neat stone compound wall. You think, "Okay, the boundary is clear."

Wrong. Fences move. Stones move. Neighbors encroach.

The Only Truth: The Government Measurement Map (Mojni). Before paying the token, insist on a Fresh Government Mojni from the Land Records Department. The surveyor will come, measure the land using GPS/Total Station, and issue a map showing the exact boundaries.

Common Trap: Often, the physical fence includes 10 feet of the government road or the neighbor's land. When the Municipal Corporation widens the road in the future, they will take that 10 feet back. You won't lose just the fence; you might lose half your front yard.

5. PMRDA Sanction vs. Collector N.A.

In the past, a "Collector N.A. Order" was the gold standard. Today, with the expansion of the Pune Metropolitan Region Development Authority (PMRDA), the rules have changed.

If the plot falls under PMRDA limits (which covers most of Pune's outskirts), a simple Collector N.A. is not enough. You need a Final Sanctioned Layout from PMRDA.

Why it matters:

• Open Space: A legal layout must leave 10% of land as "Open Space" (Garden) and 5% for "Amenity Space."
• Internal Roads: The roads inside the layout must be handed over to the local authority.
• Gunthewari vs Sanctioned: In Gunthewari, the developer sells 100% of the land. In a PMRDA layout, he can only sell ~65-70% (after deducting roads and open spaces). That is why legal plots cost 30-40% more. You are paying for legality and infrastructure.

6. The "Cash" Component (Black Money Trap)

Land deals in Pune are notorious for the "60:40" ratio (60% Cheque, 40% Cash). Agents will tell you this is "standard practice" to save Stamp Duty.

The Risk: If the deal goes bad (e.g., a family member of the seller files a case claiming share), the court only recognizes the amount written in the Sale Deed (the White component). The 40% cash you gave? It never existed. You cannot claim it back.

Advice: Always try to maximize the agreement value. Yes, you pay more Stamp Duty (7%), but your capital is safe. Plus, when you sell the plot later, a higher acquisition cost reduces your Capital Gains Tax.

7. Zone Check: R-Zone vs. Green Zone

Don't trust the brochure. Check the DP Plan (Development Plan) yourself.

• Yellow Zone (Residential / R-Zone): You can build a house. This is safe.
• Green Zone (Agriculture / No-Development): You can only build a farmhouse with very low FSI (usually 4%) and only if the plot size is large (minimum 11 Gunthas or more). You cannot build a concrete bungalow on a 2000 sq.ft. Green Zone plot.
• Hill Top / Hill Slope (BDP): Total construction ban. If someone offers you a cheap plot with a "great view" on a hill in Baner or Katraj, it is likely Bio-Diversity Park (BDP) land. You can't even put a fence there legally.

8. RERA for Plots? Yes!

Many buyers think RERA applies only to flats. Incorrect.

Any plotted development where the land area exceeds 500 square meters or the number of plots exceeds 8 MUST be registered with MahaRERA. If the developer is selling plots in a gated community without a RERA number, he is breaking the law. A RERA registration ensures that the developer has promised basic infrastructure (water, electricity, roads) and has a timeline to complete it.

9. Post-Sales: The "Ferfar" (Mutation) is Critical

Crucial Step: Registering the Sale Deed at the Sub-Registrar Office is NOT the end. It is just the beginning.

After registration, you must ensure the Mutation Entry (Ferfar) is done in the Revenue Records. This process transfers the name on the 7/12 extract from the Seller to You.

The Gap Risk: If you register the deed but don't track the Ferfar, the 7/12 will still show the old owner's name. He could fraudulently sell the land again to someone else or take a loan on it. Do not sleep until you see your name on the online Satbara.

10. Checklist Before Paying Token

Conclusion

Buying land in Pune is a high-reward game, but it requires high diligence. The "cheap" plot in an illegal layout will cost you a fortune in legal fees and mental peace. The "expensive" sanctioned plot will appreciate stress-free. Always remember: In land, Title is everything. If the papers are not 100% clean, walk away. There is always another plot, but you only have one hard-earned capital.

Frequently Asked Questions (FAQs)