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Kamshet- The Hottest Spot for Investors Seeking High Returns
Commercial real estate is among the fastest-growing markets in India. Offices, retail stores, institutions, and industrial developments primarily fall under this umbrella. Commercial property is a property owned to generate income through business activities.
While many prefer developed structures, commercial plots have also been at the center stage due to higher appreciation and relatively lower investment costs than other asset types in commercial real estate.
However, being abreast of the nuances of buying commercial land is crucial to avoid administrative and legal hassles. From paperwork to zoning laws, there are various factors to look into. Let’s look at essential tips for buying commercial land in India.
Types of commercial property
Retail - Retail Shops, Stores, Malls
Industrial- Warehouse, Manufacturing Plants , Factories
Hospitality-Tourism Agencies, Motels, Hotels
Institutional- Schools and Colleges
Office Spaces- Corporate Offices
What’s to check before buying a commercial plot in India?
Review the Location
- Location Matters: The most critical factor in buying commercial land is its location. It should be easily accessible with good infrastructure. A prime location ensures higher demand and, in turn, leads to higher profits.
- Zoning System: Indian civic authorities use a zoning system based on Euclidean geometry to classify land for commercial purposes. They divide towns into districts with specific zones for different land uses, either permitted or prohibited.
- Integrated Zoning: As available land decreases, zoning becomes more integrated. This means that the planning of various zones becomes more coordinated to optimize land usage efficiently.
- Clearly Demarcated Commercial Zone: When buying commercial land, ensure it falls within a clearly marked commercial zone. This guarantees that the area is suitable for commercial activities and compliant with local regulations.
- Avoid Uncontrolled Development: Avoid land with uncontrolled development like unauthorized boundaries, fences, or incompatible structures within the permitted area. These issues may lead to legal and operational challenges later on.
- Types of Commercial Activities: Commercial land can be used for various purposes, including warehouses, offices, restaurants, shops, and industries. The proximity of one commercial zone to another depends on the type of activity and vehicular traffic.
Taxes and Returns
- Taxation of Rental Income: Rent received from any property, including commercial property, is taxed under the head 'income from house property' in India.
- Actual Rent or Reasonable Rent: The taxation is based on either the actual rent received from the property or the rent that can reasonably be expected from it, whichever is higher.
- Standard Deduction: A standard deduction of 30 percent is allowed on the rent received. This means you can deduct 30 percent of the rental income as an expense before calculating the taxable income.
- Deductions for Building Repairs and Renovations: You can claim deductions on the amount invested in building repairs and renovations for the commercial property.
- Interest on Loan: Under Section 24 of the Income Tax Act, you can claim the interest paid on the loan taken for the commercial property as a deduction. This includes processing fees and prepayment charges paid to the financial institution.
- Availability of Standard Deduction: The standard deduction of 30 percent is available even if the actual expenses on the property are higher or lower than that percentage. It simplifies the deduction process.
Check Documents
- Ownership Details: Review the property's registration papers to ascertain the number of owners. Knowing the ownership structure is essential to ensure a smooth and legitimate transaction.
- Seller's Right to Sell: Verify if the seller has the legal right to trade the commercial property. Confirm that they have the authority to sell the asset and that there are no disputes or legal issues surrounding the ownership.
- Existing Loans or Pledges: Check for existing loans or pledges against the land parcel. Knowing if the property has been used as collateral for any debts or financial commitments is crucial.
- Clearance of Outstanding Dues: If the land has been mortgaged in the past, ensure there are no outstanding dues related to the mortgage. The seller should clear any pending payments before the deal is finalized.
- Title Search: Conduct a thorough title search to verify the property's history and ensure no legal encumbrances, liens, or claims could affect your ownership rights.
- Encumbrance Certificate: Obtain an encumbrance certificate from the registrar's office to verify if there are any legal claims or liabilities on the property.
- Approved Land Usage: Ensure the land is categorized as a commercial plot in the official records and falls within the designated commercial zone.
- Pending Litigations: Check for any ongoing legal disputes or litigations related to the property. Purchasing a plot involved in legal battles can lead to future complications.
- Land Boundary and Area: Verify that the boundaries and area mentioned in the registry papers match the actual physical boundaries of the land.
- Property Tax Records: Review the property tax records to ensure the seller has paid the appropriate taxes for the commercial plot.
Land Investment Advisory Services – Secure Your Future with Genuine Plots
An investment in land is certainly an excellent opportunity to build wealth over time. However, investing in land requires a lot of due diligence and the right team to assist you through the planning process, confirming any legal aspects of the property, and providing you with the guidance necessary to help identify all of the risks and opportunities with each potential land investment.
Genuine Plots provides a significant service to land investors by providing them with a professional and reliable source of land investment advisory services to ensure that their investments are secure, transparent and profitable.
There are numerous reasons why investing in land is a solid choice for you, including that it’s a limited resource, and its value will generally increase over time. There’s also typically less maintenance required on land compared to other real estate assets, and land purchased in up-and-coming areas can yield good profits for the investor. Land can be used for a variety of purposes, including:
- Residential
- Agricultural
- Commercial
- Long-term investment, having a fair return due to appreciation in value over time
Investing in land has disadvantages as well, such as title disputes, poor documentation, and unclear zoning. Professional advisory services help you navigate these issues and challenges.
Genuine Plots offers and delivers verified and legally sound land investment opportunities to clients. The overall goal is to employ a systematic and transparent approach to provide clients with the tools necessary to make sound investments in land with full confidence. This will ensure that they have access to a simple, secure, and stress-free land purchasing experience.
The platform lists various types of land, including residential plots, agricultural land, industrial land, and farmhouse plots across growing locations. Key Land Investment Advisory Services of Genuine Plots include:
- Legal Verification and Due Diligence
One of the most significant elements of investing in land is ensuring proper verification of ownership and proper documentation. Genuine Plots provides extensive due diligence to confirm that properties are not encumbered by disputes, encumbrances or ownership defects.
- Documentation & Legal Assistance
Genuine Plots also assists investors by providing crucial documentation such as sale deeds, title searches, and any other necessary legal documentation to successfully complete a real estate transaction and maintain compliance, thereby minimising the investor’s risk of legal complications.
- Review of Purchase Agreements
It is vital to understand the terms of a property before you decide to invest, and Genuine Plots has an advisory team to review purchase agreements carefully to ensure that the interests of buyers are protected and the terms are fair.
- Negotiation Assistance
Negotiating sale price and property terms can greatly influence price appreciation and return on investment. Genuine Plots provides the buyer with professional negotiations to ensure they receive the best deal possible.
- Closing & Registration
The last step in a transaction involves completing the paperwork, processing payment, and transferring the title. Genuine Plots coordinates with all parties involved to ensure your transaction closes successfully and quickly.
Benefits of Working With Professionals
When you work with professional advisors, the following benefits will be realised:
Access to verifiable properties
Reduced legal & financial risks
Provides market insight and ROI analysis
Transparency in the documentation process
All-inclusive investment support from start to finish
With the assistance provided, you will be able to make informed buying decisions and maximise your profits.
Transparency is extremely important for building trust in real estate transactions. Genuine Plots is committed to ensuring that clients have access to verified listings, reliable information and professional advice.
Summary
Land investing can be an excellent vehicle for accumulating wealth as long as you have the right kind of direction. With a professional advisor at Genuine Plots, investors can reduce their exposure to risk, identify potential opportunities for investment and create a strong legal foundation for their investment property.
Isprava Group, a luxury real estate development company based in Mumbai, has acquired a land parcel of over two acres in Verna, marking its entry into the emerging luxury residential market in South Goa. The company will be investing around ₹85 crore in developing the property.
Strategic Expansion into South Goa
This marks a major play-out outside of North Goa, where Isprava has already carved a niche for itself over the last decade. According to Nibhrant Shah, Managing Director and Co-CEO of Isprava Group, the current market conditions could not be more apt.
North Goa, which was hitherto identified as the prime destination for luxury holiday homes, has developed quite extensively. South Goa, with its serene ambience and lower density, is all set to be the next big thing.
Project Overview: Private Villas & Bespoke Homes
The upcoming development in Verna will feature two key components:
- Private luxury villas
- A curated collection of bespoke residences
True to Isprava’s design philosophy, the project will emphasise limited inventory, spacious layouts, privacy, and superior craftsmanship rather than scale.
Dhimaan Shah, Executive Director & Co-CEO, highlighted that the company intends to build a carefully curated number of thoughtfully designed homes, focusing on quality over quantity.
Backed by Prominent Investors
Isprava has received early backing from influential business families, including the Burman family of Dabur, Nadir Godrej, and the Anand Piramal family offices. The acquisition and development will be funded through the company’s investment vehicles, with the ₹85 crore outlay covering both land acquisition and construction costs.
South Goa: The Next Luxury Hotspot
South Goa has been experiencing steady growth in the super-premium housing market. This has been due to improved connectivity, infrastructure development, and the growing demand for wellness-oriented and peaceful environments from HNIs.
South Goa provides the following, unlike the party-driven destination that North Goa is:
* Lower density
* Cleaner and quieter surroundings
* Great appreciation potential
Developers are increasingly pivoting toward boutique and low-density luxury projects instead of large gated communities—a trend expected to shape the next phase of Goa’s second-home market.
India’s Growing Luxury Second-Home Market
The entry into South Goa is in sync with the overall trends in the country. The Indian luxury second-home market has been growing at a rapid rate in the past few years due to:
* Increasing wealth creation
* Increased flexibility due to the work-from-home culture
* Increasing preference for lifestyle investments
Wealthy individuals are actively investing in second homes in vacation spots such as Alibaug, Lonavala, Coorg, and the hill stations of Uttarakhand and Himachal Pradesh. These second homes are increasingly being looked at not only as a personal getaway but also as an income-generating asset through professionally managed rental schemes.
Looking Ahead
As South Goa positions itself as the next strategic luxury destination, developers like Isprava are moving early to shape its high-end residential landscape.
Runwal Enterprises’ Massive Rs 20,000 Crore Township in Alibaug: A Game-Changer for Coastal Real Estate
Runwal Enterprises has taken a bold step into large-format township development with the acquisition of 200 acres of prime land in Alibaug for an ambitious integrated township project with a gross development value (GDV) of around ₹20,000 crore. The project, announced in early 2026, reflects growing investor and developer confidence in Alibaug as a future residential and mixed-use hub near Mumbai.
A Visionary Township with Mixed-Use Potential
The Alibaug township would come up according to the Maharashtra Regional and Town Planning Act, which permits large contiguous areas to be developed into self-sustaining towns with internal infrastructure developed within them. The project would comprise a range of facilities such as residential and commercial areas, a five-star hotel, and a golf course.
The township would offer an estimated 20 million sq ft of development potential and would take around seven years to complete, allowing for phased launches of the project based on market needs.
Strategic Investment and Hybrid Land Deal Structure
While the GDV of the township is set at ₹20,000 crores, the investment planned by Runwal Enterprises amounts to ₹9,000 crores, which includes land acquisition costs and building costs. Even the land acquisition cost was designed on a hybrid model of advance payment and space-sharing with the landowner, a practice that is fast gaining traction for large land acquisitions to optimise capital and create win-win situations for landowners and developers.
Why Alibaug Is Gaining Attention
Originally known as a weekend holiday destination for affluent Mumbai residents, Alibaug has been steadily gaining traction among developers looking for large-scale opportunities outside urban cores. Improved connectivity — including better road links and enhanced ferry services — has reduced travel time from Mumbai and improved accessibility, making it attractive for both permanent living and mixed-use developments.
Trends Supporting Large Townships
Large township projects are increasingly favoured by developers because they allow for:
Diverse product mix (residential, retail, hospitality)
Phasing of development based on demand cycles
Regulatory certainty under specific planning enactments
Development of self-sustained townships with internal infrastructure
As developers look for markets outside the saturated core markets of Mumbai and Pune, the landscape of Alibaug is set for a transformation.
Looking Ahead
If the project comes off well, the Runwal Alibaug township could be the beginning of a new kind of development for the coastal areas near the larger metros, transforming them from merely seasonal getaway homes to vibrant new towns with immense growth and investment potential. Such large-scale development projects, if planned well and implemented over time, could be the new benchmark for the expansion of the real estate sector along the new growth corridors that India has to offer.
Capital Gains on Sale of Agricultural Land: Rural vs Urban Explained
When selling agricultural land in India, the tax treatment depends entirely on whether the land is classified as rural or urban under the Income Tax Act. Understanding this distinction can help you plan better and avoid unnecessary tax liabilities.
Sale of Rural Agricultural Land-Capital gain
Any profit earned from the sale of rural agricultural land is fully exempt from capital gains tax.
Since it is not treated as a capital asset, no capital gains arise on its transfer.
However, the exempt income must still be disclosed in your Income Tax Return (ITR). The income should be reported under Schedule EI (Exempt Income). Additionally, agricultural income is exempt under Section 10(1) of the Income Tax Act.
Sale of Urban Agricultural Land- Capital gain
- Short-Term Capital Gain (STCG)
The gain is classified as short-term and taxed as per the individual’s applicable income tax slab if the land is held for 2 years.
- Long-Term Capital Gain (LTCG)
If the land is held for more than 2 years, it qualifies as long-term capital gain:
Taxed at 20% with indexation benefit, or
Resident individuals may opt to pay tax at 12.5% without the indexation benefit, where applicable.
Exemption Under Section 54B
Taxpayers can claim exemption under Section 54B if:
The land was used for agricultural purposes by the taxpayer or their parents for at least two years immediately before the sale.
The capital gain is reinvested in purchasing another agricultural land within two years from the date of sale.
The amount must be deposited in the Capital Gains Account Scheme (CGAS) before the ITR filing deadline if the reinvestment is not immediately possible.
Example:
If agricultural land is sold for ₹25,20,000, resulting in a long-term capital gain of ₹8,40,000, and ₹5,00,000 is reinvested in another agricultural land, exemption will be allowed proportionately, and the remaining gain will be taxable.
Disclosure in ITR
Rural Agricultural Land: Report exempt income in Schedule EI.
Urban Agricultural Land: Report capital gains in Schedule CG. Exemptions under Sections 54B, 54EC, and 54F may be claimed if eligible.
TDS on Sale of Agricultural Land
Under Section 194IA, TDS at 1% applies to property transactions exceeding ₹50 lakh. However, this provision does not apply to agricultural land, even if the transaction value exceeds ₹50 lakh.
Conclusion
The rural or urban classification of agricultural land has a major effect on tax liability. Agricultural land in rural areas is completely exempt from capital gains tax, whereas agricultural land in urban areas is liable to tax with a possibility of exemption through reinvestment.
Buying land in Maharashtra can be confusing, especially when terms like Open Plot, NA Plot, Agricultural Land, and Non-Agricultural Land are used interchangeably.
- What is an Open Plot?
An Open Plot usually refers to agricultural land that has NOT yet been converted to NA (Non-Agricultural) status.
Open Plot = Agricultural Land
Legally, it is treated as agricultural land unless converted through NA permission.
Construction is NOT allowed
As per MLRC, you cannot build a house, shop, or commercial building on agricultural land without NA conversion.
Bank Loan is rarely available
Most banks do NOT give home loans, construction loans, or commercial loans on agricultural land.
Only farm loans may be available — but only if you are a certified farmer.
Cheaper Price
Since construction is not immediately allowed, prices are much lower than those of NA plots.
Future potential depends on NA conversion
If the government allows NA conversion later and the area develops, the land value increases.
Legal Risk if purchased for home
Buying agricultural land for living purposes is illegal unless NA conversion is done.
Open Plot = Just land. Construction is NOT legally allowed yet.
- What is an NA Plot (Non-Agricultural Plot)?
NA (Non-Agricultural) land is agricultural land that has officially been converted for non-farming use with government approval.
There are various types of NA:
NA – Residential
NA – Commercial
NA – Industrial
NA – Resort / Non-speculative / Mixed-use
Legal for construction
Once NA permission is granted, you can build a house, bungalow, shop, or commercial building, depending on the NA category.
Approval from the Gram Panchayat/Municipality
NA land comes with clear land-use permission & official sanction under MLRC Section 44.
Full eligibility for Bank Loan
Home loans, construction loans & commercial loans are available on NA plots.
Higher Cost
NA plots cost more because they:
have clear legal status
are construction-ready
have better infrastructure provisions
Safe for home buying
NA Residential plots are the safest option for building a house or bungalow.
NA Plot = Agricultural land legally converted to NON-agricultural use. Construction allowed.
Which Plot Should You Buy?
For Investment → Open Plot
Open plots appreciate more in developing areas.
Cheaper to buy + future NA conversion = high returns.
For Living / Construction → NA Plot
If you want to build:
House
Bungalow
Shop
Office
Commercial property
→ Only NA land is legal.
Most Common Misconceptions
Misconception: Open plots will automatically become NA in future
Reality: NA conversion is a government decision, not automatic.
Misconception: Gram Panchayat NOC = NA land
Reality: GP NOC alone does NOT make the land NA.
You need Collector NA approval under MLRC.
Misconception: You can construct “temporary” structures on open plots
Reality: Any construction on agricultural land is illegal without NA.
Summary
Open Plot = Agricultural Land (No construction allowed)
NA Plot = Legally approved Non-Agricultural Land (Construction allowed)
Open plots = Good for investment
NA plots = Best for home/commercial use
NA plots are safer, more expensive, and legally clear
Open plots are cheaper but riskier if used for living
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