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6 Things to look for while buying agricultural land in Maharashtra
Bhunaksha is a special computer software created by NIC (National Informatics Centre) that helps manage digitized cadastral maps. But what does all that mean?
- Cadastral maps: These are maps that show the boundaries and ownership of land parcels. They help keep track of who owns which piece of land.
- NIC: The National Informatics Centre is an organization that develops and implements technology solutions for the Indian government.
- Open source applications and libraries: Bhunaksha is made using software, a free version for use, modification, and share.
- Facilitate management: Bhunaksha makes handling and organizing digitized cadastral maps easier. Instead of dealing with paper maps, the software lets you work with maps on a computer.
- Integration with existing Land Records application: If a state already has a computer system for keeping track of land records (information about land ownership, etc.), Bhunaksha can be connected to it to work together.
How to Login Bhunaksha?
- Open your web browser. Enter the URL. Your system administrator will provide it.
- You will see a login page once you access the Bhunaksha web application.
- On the login page, you need to select your location. This ensures that you are accessing the correct cadastral maps for your area.
- After selecting your location, enter your unique user ID in the designated field.
- Next, enter your password in the password field. Make sure to enter the correct password associated with your user ID.
- Double-check that you've entered both your user ID and password correctly.
- Finally, click the "Login" or "Sign In" button to proceed.
Benefits of Maharashtra Bhunaksha
- Verify details of the plot owners
- Know the plot size
- Provide the details of the landowners, including name, address, etc.
- Viewing plot record online saves your time
Contact Information of Bhunaksha, Maharashtra
The state coordinator for Bhunaksha Maharashtra can be reached at
Datar SP
TD, NIC, Office of SC & DLR, Pune
FAQ
Is Bhunaksha only for Maharashtra?
No, Bhunaksha is not limited to Maharashtra alone. It is a software solution developed by NIC and can be implemented in various states across India.
Can I access Bhunaksha from any device?
Yes, Bhunaksha is accessible from any device with internet connectivity, including computers, laptops, tablets, and smartphones.
Is Bhunaksha available for free?
Yes, Bhunaksha is an open-source application, which means it is available for use, modification, and sharing at no cost.
Can private individuals use Bhunaksha?
While Bhunaksha is primarily designed for government use and land administration purposes, some states may allow limited access to private individuals for specific tasks.
How accurate are the cadastral maps in Bhunaksha?
The accuracy of cadastral maps in Bhunaksha is generally high. However, it is essential to cross-verify with official records and conduct surveys for critical transactions or land development projects.
Are the maps updated regularly?
Bhunaksha maps are regularly updated to reflect land ownership and boundary changes. However, users should verify the latest information with relevant authorities.
Is There an Official Mobile App for Bhunaksha Maharashtra?
Currently, there is no official mobile application provided by the Maharashtra government for searching your Bhunaksha document. The only source for accessing Bhunaksha Maharashtra is the official web application provided by the National Informatics Centre (NIC).
- 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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