Residential Plots in Pune: What to Check Before You Invest (NA, 7/12 & Title)

Residential plots near Pune can be a strong long-term investment — or a costly mistake if the paperwork is weak. These are the checks every plot buyer should complete.

1. Confirm the land is non-agricultural (NA)

In Maharashtra, agricultural land must be converted to non-agricultural use before residential construction. Ask for the NA order or confirmation that the plot falls inside an approved, sanctioned layout.

2. Read the 7/12 extract and property card

The 7/12 (Satbara) extract shows the owner's name, land use, area and any encumbrances or loans. Check that the seller's name matches the documents and that there are no pending dues or disputes. Also review the mutation (ferfar) entries and the Index II / registered deed history.

3. Do a title search

Have an independent advocate search the title for at least the last 30 years of ownership history. Make sure no one else has a claim on the land.

4. Check zoning and approvals

Confirm that the land is in a residential zone under the applicable development plan and that the layout has been sanctioned by the right authority. For plotted developments above the thresholds set under RERA, check the MahaRERA registration too.

5. Verify access, boundaries and measurement

Insist on a legal, motorable access road. Get the plot demarcated and measured on site, and make sure the area on paper equals the area on the ground.

6. Understand utilities and development charges

Ask what is included — internal roads, water, drainage and electricity — and what you will have to pay for separately.

7. Think about use and resale

Decide whether you will build soon or hold the plot as an investment. Plots in established belts such as Nanded City, Wagholi and the Hinjewadi–Maan area tend to be easier to resell than isolated land.