Quick Answer: An NA plot is land approved for non-agricultural use, such as building a house, shop, or office. In Maharashtra, the rules changed on 31 December 2025. Where the Development or Regional Plan allows the use, an approved building permission plus a one-time premium now counts as NA permission. A separate Collector’s NA order is no longer needed.
Key Takeaways
- NA plot full form: Non-Agricultural plot. It is land legally cleared for uses other than farming.
- New Maharashtra rule: The Maharashtra Land Revenue Code (Second Amendment) Act, 2025, notified on 31 December 2025, removed the separate Collector’s NA permission and the annual NA tax.
- One-time premium: 0.10% of the Ready Reckoner value for land up to 1,000 sq m, 0.25% for 1,001–4,000 sq m, and 0.50% above 4,000 sq m.
- How to check: Look at the 7/12 extract for the land use and occupancy class, then ask for the building permission and premium receipt.
- Not covered: Class II, leasehold, and other restricted land still need the competent authority’s sanction.
- Buying near Mopa? Garden of Eden (MahaRERA PP1310002501906) at Banda, Sindhudurg is a registered NA plotted project, listed from ₹1.34 Cr (Oct 2026).
What does NA plot meaning?
The NA plot meaning is simple: NA stands for Non-Agricultural, so an NA plot is land whose use has been legally changed from farming to purposes such as housing, commerce, or industry. In India, land is usually recorded as agricultural unless the revenue records show otherwise. You can legally build a house only on land approved for that use.
| Point | Agricultural land | NA plot |
| Permitted use | Farming | Housing, shops, offices, industry (as the plan allows) |
| Building a house | Not allowed without conversion | Allowed with building permission |
| Who can buy (Maharashtra) | Mainly agriculturists (Section 63, Maharashtra Tenancy and Agricultural Lands Act, 1948) | Any Indian buyer; NRIs and OCIs too |
| Home loan | Generally not available | Available against approved plans |
| 7/12 extract shows | Agricultural use (“शेती”) | Non-agricultural use (“बिनशेती”) |
Good for: Anyone planning to build a home or hold a plot in a gated layout. Not for: Buyers looking for farmland, which follows different rules.
What changed for NA plots in Maharashtra in 2026?
Maharashtra replaced the old NA permission system on 31 December 2025. The Maharashtra Land Revenue Code (Second Amendment) Act, 2025 deleted the old conversion sections (42A–42D, 44–46 and 47A), substituted a new Section 42 and a new Section 47, and abolished the annual NA tax (Mondaq / LegaLogic, 13 May 2026). A Government Resolution (GR) dated 10 February 2026 set out how Collectors, planning authorities and banks must apply it.
| Point | Before 31 Dec 2025 | From 31 Dec 2025 |
| NA permission | Separate order (sanad) from the Collector | Not needed where the Development or Regional Plan permits the use |
| What counts as NA permission | Collector’s NA order | Building permission from the Planning Authority |
| Annual NA tax | Payable every year | Abolished |
| Conversion charge | Conversion tax plus NA assessment | One-time premium on the Ready Reckoner value |
| 7/12 update | Separate mutation application | Automatic where the digital system is linked; otherwise, the Tahsildar updates it |
| Bank loans | Banks often ask for the NA sanad | GR directs banks not to insist on a sanad once permission is granted and the premium is paid |
Building permission is now the key NA document. Applications go online through the Building Permission Management System (BPMS) or AutoDCR, or offline where no online system exists (LawWeb, March 2026, summarising the 10 Feb 2026 GR).
What did not change: the land must still be in a zone where the use is allowed. Under the new Section 42(2), building permission does not upgrade Class II or restricted land to Class I. Those landholders still need sanction from the competent authority and must pay any due nazarana (premium).
What is an NA order (sanad), and do you still need one?
An NA order, or sanad, was the Collector’s written permission converting a survey number from agricultural to non-agricultural use. Since 31 December 2025, new conversions in planned areas no longer need one. Brokers often call these orders “NA 42”, “NA 44” or “NA 45” after the old sections of the Maharashtra Land Revenue Code they were issued under. The 2025 Act deleted those sections.
| Plot converted | What proves NA status |
| Before 31 Dec 2025 | The Collector’s NA order (sanad), plus proof that the one-time premium has been paid |
| From 31 Dec 2025 | Building permission or layout approval from the Planning Authority, plus the premium receipt |
For an older plot, check that the survey number, area and purpose on the NA order match the 7/12 extract and the layout plan. A residential NA order does not cover a commercial building.
What are the types of NA plots, and is an R-zone plot the same?
NA plots are classed by the use they are approved for: residential, commercial, industrial or mixed use. Building rules, such as permitted floor area and setbacks, depend on that use and on the zone in the Development or Regional Plan.
| Type | Approved for | Typical buyer |
| NA residential | Houses, villas, bungalows | Families, second-home buyers |
| NA commercial | Shops, offices, hotels | Business owners, investors |
| NA industrial | Factories, warehouses | Manufacturers, logistics firms |
| Mixed use | A combination, as the plan allows | Developers |
| Gaothan land | Village settlement area, traditionally used for housing | Local buyers; check the property card |
An R-zone plot is not automatically an NA plot. “R-zone” means the land is marked Residential in a Development or Regional Plan, so housing is allowed there. Under the 2026 rules, the plot becomes NA once building permission is granted and the premium is paid. Until then, the 7/12 extract may still show agricultural use.
How to check if a plot is NA or not in Maharashtra?
To confirm an NA plot, start with the 7/12 extract, then ask the seller for the building permission and the premium receipt. The 7/12 extract (Satbara utara) is Maharashtra’s record of rights for each survey number. You can view it for free on the MahaBhumi portal.
- Get the survey number of the plot from the seller or the layout plan.
- Download the 7/12 extract from bhulekh.mahabhumi.gov.in, or a digitally signed copy from digitalsatbara.mahabhumi.gov.in.
- Read the land use. “बिनशेती” (bin-sheti) means non-agricultural; “शेती” means agricultural.
- Check the occupancy class. “भोगवटादार वर्ग-1” (Class I) is freely transferable. “वर्ग-2” (Class II) needs permission and may carry a premium.
- Check the “other rights” column for loans, tenants, or court cases recorded against the land.
- Ask for the building permission or layout approval from the Planning Authority and the receipt for the one-time premium.
- Check the zone in the Development Plan or Regional Plan. The Directorate of Town Planning publishes regional plans, including Ratnagiri–Sindhudurg.
- For land converted before 2026, ask for the old NA order (sanad) and proof that the one-time premium has been paid. Owners must pay it within one year of the GR to keep the waiver of old NA tax arrears.
Get a free NA status check before you pay. Send the plot’s survey number and 7/12 extract to a KMA adviser. We will check the land use, occupancy class, layout approval, and MahaRERA registration, and tell you what to ask the seller. Call or WhatsApp +91-9056560022. We reply on the same working day.
Which documents prove a plot is NA?
For an NA plot bought in 2026, ask for these documents. Together, they prove the NA plot status on paper, not just in the brochure. Older conversions will also have an NA order from the Collector.
| Document | What it proves | Where it comes from |
| 7/12 extract | Land use, owner, occupancy class, encumbrances | MahaBhumi portal |
| 8A extract | All holdings of the owner in the village | MahaBhumi portal |
| Mutation entries (ferfar), about 30 years | How ownership and use changed | Talathi office / portal |
| Building permission or layout approval | NA use is permitted (new rule) | Planning Authority (BPMS / AutoDCR) |
| One-time premium receipt | Conversion charge paid | Planning Authority / treasury |
| Old NA order (sanad) | Conversion before 2026 | Collector’s office |
| Zone certificate / DP remark | The plan allows the intended use | Planning Authority / Town Planning office |
| Property card | Ownership and boundaries for plots inside city or gaothan limits | City Survey office / MahaBhumi |
| Index II and search report, about 30 years | Past registered sales and any recorded loans | IGR Maharashtra / advocate |
| NOCs, where they apply | Clearances near airports, highways, forests, or water bodies | The relevant authority |
| MahaRERA certificate | Plotted project is registered (over 500 sq m or 8 plots) | maharera.maharashtra.gov.in |
| Title search report | Clear title | Maharashtra advocate |
Copy-and-save NA plot checklist
- Survey/gat number, village, taluka, and district noted
- 7/12 shows “बिनशेती” (non-agricultural) and Class I occupancy
- Owner on 7/12 matches the seller; all co-owners will sign
- 30 years of mutation entries and Index II checked
- Building permission or layout approval seen for the same survey number
- One-time premium receipt (or old NA order plus premium proof)
- Zone certificate confirms housing is allowed
- MahaRERA certificate downloaded (plotted projects)
- Access road is public or recorded, not through private land
- Plot pegs on site match the layout plan
- Advocate’s title report received
- Booking amount paid by bank transfer, against a receipt, only after the above
How much does NA conversion cost now?
The one-time premium is a small percentage of the land’s Ready Reckoner (ASR) value: 0.10% up to 1,000 sq m, 0.25% for 1,001–4,000 sq m and 0.50% above 4,000 sq m. The Ready Reckoner, or Annual Statement of Rates (ASR), is the government’s official land value for stamp duty.
Worked example: illustrative values only
| Plot | Area | Ready Reckoner value (assumed) | Premium rate | One-time premium |
| Villa plot (400 sq yd) | ~334 sq m | ₹50,00,000 | 0.10% | ₹5,000 |
| Farmhouse-size plot | 2,000 sq m | ₹1,00,00,000 | 0.25% | ₹25,000 |
| Large layout | 10,000 sq m | ₹3,00,00,000 | 0.50% | ₹1,50,000 |
For land converted earlier, the premium uses the 2001 Ready Reckoner value if the conversion was on or before 31 December 2001. For conversions from 1 January 2002 to 31 December 2025, it uses the rate for the year of conversion. When you buy, confirm the seller has paid it.
What are the red flags when buying an NA plot?
The biggest risk is buying agricultural land described as an NA plot, or as “NA in process”. Walk away, or get legal advice, if you see any of these:
- The 7/12 extract still shows agricultural use, and there is no building permission or layout approval.
- The seller offers only an “NA in process” letter or a broker’s assurance.
- The 7/12 extract shows Class II occupancy, and there is no sanction from the competent authority.
- The plot sits in an agricultural, forest, or no-development zone of the Development or Regional Plan.
- The plot is in a proposed eco-sensitive zone, such as the 198 Sindhudurg villages in the September 2026 Western Ghats draft notification.
- A plotted project with more than 8 plots or 500 sq m has no MahaRERA number.
- “Farmhouse plots” are being sold to non-agriculturists or NRIs.
- The survey number on the NA order, 7/12 extract, and layout plan do not match.
- There is no recorded access road, or the only road crosses someone else’s land.
- You are pressured to pay a “token” in cash before seeing documents.
Can NRIs buy an NA plot?
Yes. NRIs and OCI cardholders can buy an NA plot in India for residential or commercial use. Under FEMA (Foreign Exchange Management Act) rules, they cannot buy agricultural land, plantation property, or farmhouses (Embassy of India guidance on OCI property rules). This is why NA status matters most for NRI buyers: a plot that is still agricultural on paper cannot legally be transferred to them.
Which registered NA plots are near Mopa airport?
On the Maharashtra side of Mopa Airport, Garden of Eden at Banda (MahaRERA PP1310002501906) is a registered NA plotted project, listed from ₹1.34 Cr as of October 2026. Plots in Sindhudurg, the Maharashtra district next to North Goa, follow these Maharashtra NA rules even when they are marketed as “North Goa”. Sindhudurg is covered by the Ratnagiri–Sindhudurg Regional Plan published by the Directorate of Town Planning. Check your survey number’s zone in that plan.
Registered NA plotted project near Mopa Airport (October 2026)
| Project | Location | MahaRERA no. | Plot sizes | Listed price* | Possession (listed) |
| Garden of Eden, Yugen Golf City | Village Banda, Sawantwadi, Sindhudurg | PP1310002501906 | 350–700 sq yd | From ₹1.34 Cr | January 2029 |
*Base price from RealEstateIndia, accessed 6 Oct 2026; reseller sites quote higher (₹44,990 per sq yd). Excludes GST, stamp duty, registration, and PLC. Confirm the possession date on the MahaRERA certificate.
A MahaRERA registration covers the project, not each plot’s paperwork. Buyers should still check the plot’s 7/12 extract, layout approval, and premium payment. Our Yugen Golf City price guide covers prices and payment plans, and our Sindhudurg buyer’s guide covers stamp duty and eco-zone checks.
FAQs
What is the full form of NA plot?
NA stands for Non-Agricultural. An NA plot is land approved for uses other than farming, such as homes, shops, offices, or industry. You can build a house on an NA plot once you have building permission from the local Planning Authority.
What is NA in construction?
In property and construction, NA means Non-Agricultural: land approved for building rather than farming. On a plan or form, “N.A.” can also mean “not applicable”, so check the context. For a plot, NA status plus building permission from the Planning Authority is what lets you construct legally.
How to know if land is NA or not?
Download the 7/12 extract from bhulekh.mahabhumi.gov.in. “बिनशेती” (bin-sheti) in the land use entry means non-agricultural, and “शेती” means agricultural. Then ask for the building permission or layout approval and the one-time premium receipt. For land converted before 2026, also ask for the Collector’s NA order.
What if the plot is not NA?
If the 7/12 extract shows agricultural use, you cannot legally build a house on it. Non-agriculturists generally cannot buy agricultural land in Maharashtra, and banks will not lend against it. Do not pay unless the seller first gets building permission in a zone that allows housing and pays the one-time premium, and an advocate confirms the title.
How to check documents before buying a plot?
Check the 7/12 and 8A extracts, about 30 years of mutation entries, Index II of the previous sale, the building permission or layout approval, the premium receipt or old NA order, and the MahaRERA certificate for a plotted project. Have a Maharashtra advocate run a title search before you sign.
Can I do farming in an NA plot?
Usually yes, for small-scale gardening or cultivation, because NA status permits non-agricultural use without banning plants. But NA land is priced for building, and a gated layout’s rules may restrict farming. If farming is your main aim, agricultural land is the usual route, subject to Section 63 eligibility rules.
What does “NA 36” plot mean?
“NA 36” is not a category defined in Maharashtra law. Brokers use labels like “NA 42”, “NA 44”, or “NA 45” for orders under old sections of the Land Revenue Code, which the 2025 Act deleted. Section 36A restricts the transfer of tribal land. If a listing says “NA 36”, ask for the actual order and the 7/12 extract.
Is NA permission required in Maharashtra in 2026?
Not separately, in most cases. Since 31 December 2025, building permission from the Planning Authority counts as NA permission where the Development or Regional Plan allows the use. You pay a one-time premium instead of the old annual NA tax. Class II and restricted land still need extra sanction.
Has the NA tax been abolished in Maharashtra?
Yes. The Maharashtra Land Revenue Code (Second Amendment) Act, 2025 abolished the recurring annual NA tax. Landholders pay a one-time premium of 0.10% to 0.50% of the Ready Reckoner value, depending on plot size. Old arrears are waived if the premium is paid within one year.
Can I build a house on agricultural land?
Not without changing the land’s use. In Maharashtra, you need building permission in a zone where housing is allowed and must pay the one-time premium. Non-agriculturists generally cannot buy agricultural land in the first place, under Section 63 of the Maharashtra Tenancy and Agricultural Lands Act, 1948.
Can an NRI buy an NA plot?
Yes. NRIs and OCI cardholders can buy NA residential and commercial plots. They cannot buy agricultural land, plantation property, or farmhouses under FEMA rules.
Is a bank loan available for an NA plot?
Many banks offer plot loans for NA land with approved plans. The 10 February 2026 GR directs banks not to insist on a separate NA sanad once building permission is granted and the premium is paid.
Verdict
In Maharashtra, the meaning of an NA plot is the same, but how you prove an NA plot changed in 2026. Instead of a Collector’s NA order, look for a 7/12 extract showing non-agricultural use or Class I occupancy, a building permission or layout approval, and the one-time premium receipt. If a seller cannot show these, treat the plot as agricultural until a Maharashtra advocate confirms otherwise.
Shortlisted a plot in Maharashtra or near Goa? Send us the survey number for a free NA and RERA check, or book a site visit: call +91-9056560022 or enquire at Contact-us. We reply on the same working day.
Sources
- Mondaq / LegaLogic, “Maharashtra abolishes annual non-agricultural tax: one-time premium model under the MLRC (Second Amendment) Act, 2025”, 13 May 2026: https://www.mondaq.com/india/real-estate/1786480/maharashtra-abolishes-annual-non-agricultural-tax-transition-to-one-time-premium-model-under-the-maharashtra-land-revenue-code-second-amendment-act-2025
- LawWeb, “New NA permission regime in Maharashtra: the 2025 MLRC amendment and 10 February 2026 GR”, March 2026: https://www.lawweb.in/2026/03/new-na-permission-regime-in-maharashtra.html
- MahaBhumi land records (7/12, 8A): https://bhulekh.mahabhumi.gov.in
- Directorate of Town Planning, Maharashtra, Regional Plan Ratnagiri–Sindhudurg: https://dtp.maharashtra.gov.in/en/content/regional-plan-ratnagiri-sindhudurg
Other facts are credited where they appear in the article.
Disclaimers
Prices, availability, and specifications are indicative and taken from a property portal and the developer’s website accessed in October 2026. Verify all details, including the MahaRERA registration, before booking.
This article is for general information only and is not legal advice. Land rules, premium rates, and procedures can change, and individual plots may have tenure conditions. Confirm the status of any plot with a Maharashtra advocate and the local Planning Authority before buying.
About KMA Global Properties
KMA Global Properties is a RERA-registered real estate agency in Gurugram, focused on Dwarka Expressway, that advises homebuyers and works with channel partners.
KMA Global Properties Pvt. Ltd. · Agent RERA No. RC/HARERA/GGM/3440/3035/2025/317 · Gurugram 122006 · +91-9056560022 · www.kmaglobalproperty.com