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What Types of Land Can NRIs Buy in India
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.
- What does the NA plot mean?
An NA plot means Non-Agricultural land — land legally permitted for non-farming purposes such as residential, commercial, or industrial use.
- What are the types of NA plots?
Common NA types include:
Residential NA (for homes)
Commercial NA
Industrial NA
Resort/Institutional NA
- Is NA approval mandatory before construction?
Yes, NA approval is required before constructing any building on the land.
- Who issues NA permission?
The local Collector Office or Town Planning Authority issues NA permission after verifying land records and zoning.
- Can an agricultural plot be converted into an NA plot?
Yes, landowners can apply for NA conversion by paying the required fees and meeting zoning conditions.
- Is buying an NA plot safer than agricultural land?
Generally, yes, because NA plots have clear permissions for construction, reducing legal risks.
For legally verified deals and stress-free transactions, contact Genuine Plots.
Price of farmland ranges from ₹15 lakhs to ₹1.5 Crores per acre, with some prime land selling as high as ₹2 Crores per acre.
Key Locations & Price Highlights
Butibori & Wardha Road
– Fast Growing Farmhouse + Industrial Belt
– Farmland: ₹280 - ₹340 per sq.
– Developed farm plots (11,000 sq. ft.): ₹30 to ₹68 lakh
Amravati Road
– Major development corridor
– 5000 sq. ft plots developed: ₹12.5 - ₹19 Lakh
Kalameshwar & Katol
– Predominantly Agricultural Zones
– The prices may vary from ₹15 lakh to ₹1 crore+ per acre depending on the fertility and road connectivity
Samruddhi Mahamarg Belt
– Rapid appreciation due to Expressway
– Datala village touching ₹2.4 crores per acre
Budget-Friendly Options
– Plot size of 5,000 sq. ft. in Borgaon available for ₹15 lakh
For safe and verified land buying, contact Genuine Plots.
Maharashtra Agriculture Land Purchase Restrictions for Non-Farmers
Key Rules You Must Know (Section 63 – MTAL Act)
Only Registered Farmers Can Buy Agricultural Land
– You must be a certified agriculturist from Maharashtra or any other Indian state to purchase agricultural land.
Non-Farmers Cannot Directly Purchase Agri Land
– Buying, leasing, or acquiring agricultural land is prohibited for non-agriculturists.
Exceptions Under Section 63-1A
– Non-farmers may buy agricultural land only for:
✔ Industrial purposes
✔ Special township projects
✔ With special permission from the Collector or State Government
NA Conversion Option
– Non-farmers can acquire the land after converting it to NA (Non-Agricultural) land for:
✔ Residential
✔ Industrial
✔ Commercial use
Official Approval Required
– NA conversion requires a formal process and approval by the SDO or Collector.
Unauthorised Conversion is Illegal
– As per Section 44 of the Maharashtra Land Revenue Code, any illegal land-use conversion leads to penalties.
Special Project Exemptions
– Government-approved industrial and township projects allow land transfer to non-agriculturists legally.
For safe and verified land buying, contact Genuine Plots.
Fragmentation Law- The Maharashtra Prevention of Fragmentation and Consolidation of Holdings Act,1947, was first enacted to prevent agricultural lands from fragmenting into small, unproductive pieces. Its aim has been to prevent excessive fragmentation of agricultural lands and improve consolidation.
Key Features of the Fragmentation Act
- Purpose of the Act
The prevention of the fragmentation of agricultural land and the maintenance of the economic viability of the land through consolidation.
- Restrictions on Small Plots
The law prohibits the sale, transfer, or purchase of any tract of land which is less in extent than the minimum notified area, for instance, 10 gunthas.
- Legal Boundaries
In the past, transactions concerning smaller plot sizes have been deemed illegal, which has affected many landowners in not being able to formalise ownership.
Major Amendments Introduced in 2025
- Free Regularisation of Old Transactions
All small-fragment land transactions completed between
15 November 1965, 15 October 2024
will now be regularized free of cost.
- Relief for Urban Regions
In municipal corporation areas, municipal council limits, and PMRDA zones, fragmentation rules have been relaxed.
Plots as small as 1 guntha are now considered legally valid.
- Benefit for Nearly 50 Lakh Families
Around 49–50 lakh property holders in Maharashtra will gain legal clarity and rightful ownership due to these reforms.
- Residential Areas Exempted
In urbanised and residential zones, the fragmentation rules will no longer act as a barrier for land use or property transactions.
Conclusion
The 2025 amendments greatly simplify land ownership, support urban growth, and resolve long-pending issues for millions of property holders.
For further information or legal verification, contact Genuine Plots.
From Groceries in 10 Minutes to Buying Made Easy - The Zepto Effect
- What is the Zepto Effect, and how does it simplify buying branded land?
The Zepto effect represents the new-age expectation of speed, convenience, and instant access—just like getting groceries in 10 minutes. Through its partnership with The House of Abhinandan Lodha (HoABL), Zepto brings the same convenience to buying branded land, giving users quick access to verified plots, transparent pricing, and fast decision-making tools.
- What is branded land, and why is it becoming popular?
Branded land, offered by HoABL, brings trust, documentation clarity, luxury-level planning, and legally secure ownership to land buying. The Zepto effect enhances this experience by making the discovery process fast and seamless—buyers can instantly explore details before visiting the site.
- How does the Zepto Effect help users explore branded land in Vrindavan, Goa, Ayodhya, Dapoli, and Maharashtra?
With the Zepto effect, users can instantly browse curated information about branded land projects in Vrindavan, Goa, Ayodhya, Dapoli, and several locations across Maharashtra. They can view plot availability, pricing, amenities, legal transparency, and community plans—within seconds.
- Why is the Zepto x HoABL partnership significant for land buyers?
The partnership combines HoABL’s expertise in branded land with Zepto's ultra-fast digital ecosystem. This means buyers can quickly access verified land information, book site visits, check availability, and begin the buying process with unmatched speed and credibility.
- Can investors compare branded land opportunities instantly using the Zepto Effect?
Yes. The Zepto effect allows investors to compare multiple land destinations instantly—whether it's spiritual zones like Ayodhya and Vrindavan, leisure hubs like Goa, coastal regions like Dapoli, or upcoming investment hotspots in Maharashtra—helping them make faster, more informed decisions.
- Is the Zepto Effect helpful for first-time land buyers?
Absolutely. First-time land buyers often struggle with trust, documentation, and clarity. The Zepto effect solves this by offering instant information, transparent details, and seamless access to HoABL’s branded land, making the buying journey simple, safe, and confidence-driven.
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