If you need an Encumbrance Certificate (EC) for a property in Maharashtra, here’s a simple step-by-step guide to help you:

Steps to Get an EC in Maharashtra

1. Visit the Sub Registrar's Office:

• Go to your local Sub Registrar's office. This is where you will apply for the EC.

1. Get the Application Form:

• Ask for Form 22, which is the application form for the EC. You can get this form at the Sub Registrar office.

1. Fill Out the Form:

• Complete the form with all the required details about the property and yourself.

1. Submit the Form:

• Submit the filled form along with:
• Non-judicial stamp paper
• Required documents
• The reason for needing the EC

1. Pay the Fees:

• Pay the fees for the EC as mentioned at the time of submission. The fee depends on where you apply.

1. Receive an Acknowledgement Receipt:

• After submission, you will get an acknowledgment receipt with an ID number. Keep this receipt safe as it is proof of your application.
  

Documents You Need

To apply for an EC, you will need the following documents:

• Proof of your residence
• Identity cards like Aadhaar, PAN card, and ration card
• Address and details of the property
• Copy of the sales deed (any deed related to the land, whether recent or old)
• Purpose of the EC request
• Period for which you need the EC
• Copy of the power of attorney if someone else is applying on your behalf

Eligibility Criteria

To apply for an EC in Maharashtra, you should meet these conditions:

• You must own the land or property for which you are applying.
• If someone else is applying on your behalf, they must hold a valid power of attorney.

Important Notes

• Processing Time: The EC usually takes between 15 to 30 days to be issued after you apply.
• Language: The EC is issued in the regional language. If you need it in English, there will be an extra fee for translation.

You can obtain your Encumbrance Certificate easily by following these steps

Wellness is no longer just a lifestyle choice — it has become a core priority for Indian homebuyers. From air-purifying homes to green community spaces, wellness real estate is transforming the way residential projects are planned, built, and marketed in India. The shift is driven by health-conscious consumers, post-pandemic awareness, and developers recognising that “healthy living” is now a key differentiator.

1. What Is Wellness Real Estate?

House and community planning to enhance physical, mental, and emotional well-being.

Key Features

• Air Purification and Ventilation Systems
• Water filtration and sanitation improvements
• Natural greenery in abundance, open spaces, biophilic philosophy
• Indoor and outdoor spaces for a "lifestyle" 
• Yoga lawns, jogging tracks, cycling paths
• Natural Light, Sound Reduction, Non-Toxic Materials
• Health-oriented smart tech (air quality monitors, climate control systems)

All these factors come together to provide for an environment that supports overall well-being.

2. Rising Health Consciousness Among Buyers

Why Demand Is Increasing

Following the pandemic, consumers are drawn to properties that have a positive impact on immunity, stress, and mental well-being.

• Lifestyle diseases are on the rise: stress, pollution, and sedentary behaviour are driving demand for healthier living environments.
• Millennial mentality: Experience and wellness have become more important to modern consumers than simple luxury.

Consumers in today’s world are no longer content with the typical amenities associated with the dwelling; they require homes that will increase the quality of their life.

3. Developer Response

Developers have incorporated principles related to wellness in master plans, architecture, and design. Landscape gardens, forest trails, herbal gardens, community orchards

Meditation room access, walking trails, and patches for organic farming.

4. Well-Being Advantages for Residents

• Cleaner air means fewer respiratory problems.
• Higher levels of sunlight improve sleep and mood.
• Fitness areas promote exercise
• Purified water systems are safe for drinking.
• Nature-connected spaces reduce stress
• These promote relaxation as well as meditation
• Community gardens and open spaces promote bonding.
• Better indoor quality improves productivity and concentration

5. Market Growth & Investment Value

Wellness real estate is not only a lifestyle trend — it is also a strong investment category.

Why It’s Growing Fast

• Properties with wellness features command 10–30% higher premiums
• Homes in wellness communities have better resale value
• Higher rental demand from health-conscious tenants
• Strong appeal among NRIs and global buyers
• Developers offering wellness as a core USP to stand out

Wellness real estate does not remain restricted to apartments or villas. The concept of "plot" investments has started emerging as a powerful manifestation of the trend. Today, most buyers are keenly interested in second plots of land or farmland where owners can build their own personalised wellness destinations away from the stress of city life. Plot projects situated in the vicinity of natural zones such as hill slopes, forest fringes, lake shores, or sparsely populated suburbs offer the benefits of fresh air, ample space for commuting, areas for organic farming, and the freedom to build a residence to suit their wellness needs. Plots allow families to have a garden of their own choice where they can sit for their morning/afternoon "power" meditation sessions, as well as for holding indoor/outdoor seating arrangements for their "power" dinners. The plots are also ideal for constructing eco-friendly structures. 

The Bottom Line

Wellness real estate is not a temporary trend. It is evolving into the future standard of residential living in India — healthier homes, healthier communities, and healthier lifestyles.

The country is undergoing a lifestyle shift, with people opting for more space, more green space, more wellness, and more slow living. The farmhouse and nature-centric communities, a luxury earlier or a weekend escape plan, are now turning out to be mainstream options for living and for investment.

Pune, with a combination of natural assets and economic development that is quite unparalleled in other parts of the country, is turning out to be one of the largest hotspots for this trend.

​1. Farmhouses Evolving Into Multi-Purpose Lifestyle Assets

​Farmhouses around Pune are no longer just holiday homes. They now serve multiple long-term purposes, such as:

• Personal retreats
• Remote work residences
• Wellness & meditation homes
• Organic farming spaces
• Boutique homestays & rental properties
• Investment assets with high land appreciation

Locations like Mulshi, Velhe, Marunji, Lonavala, Talegaon, Panshet, and Paud Road belts are attracting serious attention due to abundant greenery, hills, lakes, and proximity to the city.

2. Wellness-First Living Is Becoming a Priority

​Residents increasingly prefer:

• Cleaner Air
• Being near nature
• Space for outdoor living
• Lower population density
• Healthier, Quieter Environment

This is causing consumers to drift away from the city centre and opt for the relaxing views of the outskirts.

​3. Connectivity Improvements Are Fueling Demand

​Pune’s infrastructure development is playing a huge role in making nature-led living practical and accessible.

Key improvements shaping this trend:

• Proposed Pune Ring Road
• Faster connections to Mulshi, Pirangut, Paud, Hinjawadi Phase 3
• Widening of major highways
• Metro expansion toward key nodes
• Rise of work hubs across West Pune

4. Rise of NA Plots & Customisable Nature Homes

Many buyers now prefer NA plots or legally clear farmhouse plots where they can:

• Design personalised villas
• Create curated landscapes
• Build eco-friendly homes

Implement sustainable living systems (solar, rainwater harvesting, organic farms)

This freedom of customisation is one of the biggest drivers behind the surge in nature-led living.

5. Biophilic & Sustainable Architecture Is Becoming Mainstream

​Developers in and around Pune are adopting modern eco-design concepts such as:

• Open-to-sky courtyards
• Natural ventilation
• Green roofs & vertical gardens
• Earthy building materials
• Water-sensitive landscaping
• Low-density planning

Homes are intentionally designed to blend with nature, not compete with it.

6. Lifestyle Shifts Among Young Buyers & Professionals

​A new category of buyers is emerging:

• Entrepreneurs
• IT professionals
• Creative freelancers
• Wellness-focused families
• NRIs returning to India
• They are choosing farmhouse living for:
• Hybrid work models
• Peaceful lifestyle
• Ability to host gatherings
• Healthier environment for children
• Lower long-term stress

This is transforming farmhouses into primary homes, not just second homes.

7. Strong Investment & Appreciation Potential

​Farmhouse and nature-led properties around Pune are showing strong returns due to:

• Limited availability of scenic land
• High demand from local and outside buyers
• Proximity to Pune’s expanding tech & business hubs
• Rapid infrastructure development
• High rental income potential through short-stay villas and retreats

These factors make them future-proof assets in both lifestyle and investment terms.

8.  The Rise of Eco-Communities & Wellness Townships

The future will bring more organised nature-led communities offering:

• Private farmlands
• Clubhouses in natural settings
• Lakeside decks
• Meditation gardens
• Cycling & trekking paths
• Community farming zones
• Low-density villas with large open spaces

These projects offer the best of both worlds: urban comfort + nature’s tranquillity.

​Conclusion

​​The farmhouse and nature-led lifestyle is not just a mere preference or mood swing – it is turning out to be a long-term lifestyle change in India. Pune is a pioneer in its suitability for climate, geography, workplace practices, and connectivity.

Non-Resident Indians (NRIs) generally have the desire to invest in land in India, whether for its heritage value or for its ability to create a luxurious or wealth-building opportunity. However, the regulatory environment surrounding the ownership of land by NRIs is distinct and varies according to the category of the land.

1. Agricultural Land and Farmland - Understanding the Restriction

• ​NRIs are also interested in agricultural land from an aesthetic perspective, in addition to its value for appreciation. However, NRIs cannot purchase agricultural land in India. Agricultural land includes plantations, or plots of land that are not used for any other purpose except agricultural purposes.
• Exceptions are rare, but an NRI is allowed to inherit farmland from a relative or receive it as a gift, and in extreme cases, an NRI may obtain permission to use the land for agriculture after clearance from the authority. An inherited agricultural plot of land cannot be sold to another NRI.
• Although agricultural lands have aesthetic and emotional value, NRIs searching for hassle-free investment options would normally be interested in lands identified as non-agricultural.

2. Semi-Developed and Developed Plots — Clarity and Legal Safety

• ​Semi-developed or fully developed plots would be some of the most readily available options to NRIs. This land is normally titled, well-documented, and also accessible to basic infrastructure such as water, electricity, or roads.
• These plots have a "Non-Agricultural" designation, which qualifies them to be eligible for purchasing through NRIs without the need for any special approvals. These lands are perfect for raising residential, villas, or even commercial buildings.
• Semi-developed plots offer an amalgam of affordability, lifestyle, and potential for long-term investments. They find particular favour in areas surrounding growing urban centres where land can be expected to appreciate in value.

3. Farmhouse Plots in Gated Communities — Lifestyle and Investment

• ​Farmhouses in the Gated or Planned Communities offer plots that are widely popular with the NRIs. Such plots are classified as non-agricultural and are provided with basic infrastructure, including utility services and security.
• Weekend homes, elderly care homes, and other small-scale resort homes would be apt for the land. Apart from their utility purpose, the land makes a good investment source. People would be interested in buying such lands in areas near cities or areas that contain beautiful landscapes.
• Farmhouse plots for investment offer the benefits of a rural residential experience with complete documentation for ownership, providing NRIs with a soothing experience regarding compliance with the authorities.

4. Large Estate Parcels (1–5+ Acres) — Strategic Asset Class

• NRIs looking to acquire bigger properties can consider estate plots that are an acre or bigger in size. Such properties have to be non-agricultural and ought to lie in or around areas where development corridors exist.
• Large plots of land will be ideal for entrepreneurial ventures like the construction of boutique resorts, health resorts, or eco-friendly resorts. They will also provide great appreciation potential. NRIs will have the option of developing the land step by step or using the land for co-investment schemes.
• In fact, unlike agricultural properties, after being properly zoned, such estates do not require any special approval to purchase or develop; hence, they make ideal acquisitions for NRIs.

​Key Considerations for NRIs

• ​One should always ensure that payments go through the right channels for regulatory compliance.
• Carry out extensive due diligence on the land titles, encumbrances, and ownership history.
• Before finalising a purchase, involve lawyers and property experts, especially if you intend to develop the property.

Conclusion

​Though purchasing an NRI in agricultural land in India is banned, several other options exist for NRI investment in land in India that are most assured. Semi-developed land, farmhouses, and large land parcels provide NRIs with secure property rights, lifestyle options, and substantial future appreciation on their land investments in India.

India has seen one of the biggest increases in land demand in its modern real estate history during the last four to five years. Land has surpassed traditional favourites like gold, stocks, and even ready-to-move-in homes to become the asset class that is selling the fastest, while apartments and commercial offices continue to grow steadily.

1. Lifestyle Shift: Indians Want Space, Freedom, and Open Living

For decades, apartments – small, convenient, and city-centred – dominated the agenda. But after the experiences of lockdowns and confined living:

• Residence purchasers desire privacy, larger land area, yards, gardens, and terraces
• They choose peri-urban or suburban land as opposed to the busy city apartments
• Land offers the one thing modern apartment towers cannot: freedom to design, expand, and personalise your living environment.
• This desire for space has become a cultural reawakening — and a major driver of the land boom.

2. Work-From-Anywhere Culture Has Changed How India Lives

These forms of telework have opened a new dream of life:

“If I can work from anywhere, why not live better?”

This has led to a huge demand in the following:

• Farmhouses
• Second homes
• Weekend villas
• Organic farmlands
• 1 to 5-acre hobby farms
• Young professionals, freelancers, business owners, and retirees are all buying land to escape urban chaos and enjoy nature without compromising work.
• Areas within 100–200 km of major cities (Pune, Mumbai, Bangalore, Hyderabad, Delhi, Chennai) are witnessing a surge in:
• Plot sales
• Agricultural land conversions
• Boutique villa projects
• Eco-living communities

This trend is growing faster than any other segment.

3. Land Is Finite — Population Is Not

This is the simplest economic equation behind India’s land boom:

Land supply is fixed, but India's population and economic base keep expanding.

Urbanisation proceeds at a historically unprecedented rate:

India is expected to have an additional 416 million urban population by 2050

Urbanisation is occurring as cities grow outwards to the suburbs

Industrial corridors are gobbling up major chunks of land.

Infrastructural developments are transforming whole regions

Given its relatively constant supply and growing demand, land values naturally appreciate in value every year, often more reliably even than apartments.

This explains why land is being perceived as the only safe asset in the Indian market.

This is why land is increasingly viewed as the safest long-term asset in India.

4. India's Massive Infrastructure Push Is Fueling the Land Rush

No factor boosts land prices more than infrastructure — and India is currently undergoing the largest infra transformation in its history.

Key drivers include:

• New airports (over 21 new airports built since 2017, more planned)
• Multiple expressways (Delhi–Mumbai, Samruddhi Mahamarg, Bengaluru–Chennai)
• Ring roads around Tier-1 and Tier-2 cities
• Metro expansion across 15+ cities
• Freight corridors and logistics parks
• Industrial parks and SEZs
• Tourism destination development

Wherever infrastructure arrives, land prices typically jump 25–60% in 2–4 years.

Example:

The Samruddhi Mahamarg has transformed land markets around Shirdi, Nashik, Aurangabad, and Nagpur.

The Pune Ring Road is triggering price surges in Wagholi, Charholi, Pirangut, and Ranjangaon.

5. Cultural and Emotional Value: Indians Trust Land Over All Else

For generations, Indians have believed:

“Land is security. Land is legacy.”

• Land never goes out of demand
• Land doesn’t age
• Land can be repurposed (residential, rental, commercial, farming, villa, warehouse)
• Land carries emotional value — especially for families and NRIs

6. The NRI Factor: Why Global Indians Are Buying More Land Than Ever

Rupee depreciation → property becomes cheaper in dollar terms

• Desire to return or retire in India
• Long-term investment stability
• High returns compared to global real estate markets
• Emotional connection to home country

7. Pune–Mumbai: The Hottest Land Market in India Today

The Pune–Mumbai corridor has become India’s most dynamic land market due to:

• Expressways (Mumbai–Pune, Mumbai–Goa, Pune Ring Road)
• Strong IT sector in Pune
• Industrial belts (Chakan, Talegaon, Ranjangaon)
• Growing NRI demand
• Better climate and lifestyle than metro cities
• Affordable land compared to Bangalore or NCR

This region is witnessing rapid appreciation, making it a top choice for investors, end users, and NRIs.

Conclusion

With increasing incomes, improved infrastructure, the work-from-home philosophy, NRI enthusiasm, and the subsequent economic growth in India, land is going to remain the favourite as well as the highest-growing sector for the coming years.

Buying land is one of the most important financial decisions many people make — especially first-time buyers. Land can be a great investment or a future home site, but it also has unique risks that many buyers overlook.

Here’s a simple guide to the 10 most common mistakes first-time land buyers make — and how to avoid them.

​1. Inadequate Title Verification

Many purchasing individuals regard the seller's word as sufficient. Nevertheless, incorrect details about ownership, disputes, and/or unsecured documentation could cause future problems.

It’s always important to ensure the title of the land being purchased is valid.

There must be no pending lawsuits or claims, and the ownership must be cleared.

2. Ignoring the Authorisation of the Government

The buyers may overlook the verification of Government approvals for the use of the land. The land may be set for acquisition, reserved, or withheld for future use by the Government.

Ensure that you have the necessary approvals, such as RERA, Layout Sanction, and Land Use Permission, before signing.

​3. Overlooking Land Use and Zoning

Different land types have different uses: agricultural, residential, commercial, etc. Mistaking one for another can cause major issues.

Confirm the land’s zoning and permitted use with local authorities.

4. Failure to Check the Encumbrance Certificate

The EC reveals whether there are any loans, mortgages, or disputes associated with the property. Failure to investigate this aspect might bring unexpected purchases.

One should always ask for an Encumbrance Certificate that is at least 10-15 years old.

5. Falling for Low Price Traps

Even if the land is cheap, if it lacks approval, title, and connectivity, it may become a source of even greater losses.

Compare local rates to ensure the offer does not sound "too good to be true."

6. Not Visiting the Land in Person

Relying solely on photos or maps can be dangerous. Photos don’t show the exact condition, access roads, encroachments, or surrounding development.

Visit the land multiple times at different times of day.

7. Skipping Soil and Survey Reports

The soil type and ground condition matter — especially if you plan to build a home. Poor soil quality can increase construction costs dramatically.

​8. Disregard of Access and Connection

A plot without a proper road, streetlights, and reliable connectivity to all key places quickly loses value.

Check road access, nearest highways, water supply, and public transport.

9. Not Budgeting for Hidden Costs

Purchasing land involves more than just the sale price. You have to consider stamp duty, registration fees, brokerage, conversion charges, taxes, and verification of documents.

Prepare a complete budget that includes all additional costs.

10. Not Taking Legal or Expert Help

Many first-time buyers try to handle everything alone. But land law and property documentation can be tricky.

Consult a lawyer or genuine Plots before closing the deal.