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UT Guide · Dadra NH & Daman Diu

How to Buy Land in Dadra & Nagar Haveli and Daman & Diu: Complete Buyer's Guide 2026

One UT, three completely different property law systems. DNH near Silvassa operates under a tribal-industrial framework with 7/12 land records and NA Sanad requirements. Daman carries Portuguese-era Occupancy Class restrictions. Diu is a tiny island where virtually every plot falls under CRZ. All three share one mandatory requirement: Collector Permission before every transaction - without which no Sub-Registrar will register any deed.

Updated Apr 2026
12 sections
28 checklist items
Collector Permission mandatory all 3 regions
Checklist: 0 / 28 items verified
On this page
I Three regions, one UT II Who can buy III Collector Permission - mandatory IV DNH - tribal & industrial region V Daman - Portuguese heritage VI Diu - coastal island VII Land records - all 3 regions VIII Stamp duty & registration IX Building approvals & RERA X NRI / OCI rules XI Red flags XII Buyer checklist ↗ Government portals
⚠ DNH & Daman Diu alert: Collector Permission is mandatory before ALL property transactions across all three regions - no Sub-Registrar will register without it. 2025: Revenue Dept of DNH investigating 21+ sale deeds since July 2023 that lacked Collector's Permission - parties must submit documentation by Aug 2025. NA Sanad required for all agricultural land converted for non-agricultural use.
I

Three Regions, One Administration - Understanding the Merged UT

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Formed
January 26, 2020 via merger of two separate UTs under the 2019 Merger Act
Open to Outsiders
YES - all Indian citizens; tribal land in DNH has specific restrictions
Critical Requirement
Collector Permission mandatory for ALL transactions in all 3 regions
Most Complex
Diu: extreme CRZ (island, virtually all land coastal) • Daman: Occupancy Class system • DNH: tribal land restrictions

The UT of Dadra & Nagar Haveli and Daman & Diu was created on January 26, 2020, through the merger of two previously separate UTs. Despite administrative unification, each region retains its own distinct legal framework, land records system, and property market character. A buyer must first identify which region they are buying in - because the applicable law, required documents, and key risks are completely different.

DNH - Industrial
Dadra & Nagar Haveli
Two non-contiguous pockets near Silvassa (Nagar Haveli on MH-GJ border + Dadra pocket surrounded by Gujarat). India's most industrialised UT per capita. Tribal communities: Dhodia, Kokna, Varli, Koli. Rapid urbanisation. 7/12 land records (AVANIKA). NA Sanad mandatory for agricultural land. GDR 2023 governs development.
Daman - Portuguese Heritage
Daman
Coastal city on Gujarat border. Arabian Sea coastline. Portuguese colony 1535–1961. Goa Daman Diu Land Revenue Code 1968 applies. Occupancy Class I/II system (Portuguese-era). CRZ along coastline. Growing residential and commercial market.
Diu - Extreme CRZ Island
Diu
38 sq km island off Saurashtra coast. Virtually ALL land is within CRZ zone - this is the single most important fact for Diu buyers. Portuguese heritage fort. Premium beach tourism. Very limited land. Same 1968 Land Revenue Code as Daman. Extremely high CRZ compliance burden.
II

Who Can Buy Property - Open to All Indian Citizens

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CAN Buy
✓ Any Indian citizen - residential, commercial, industrial, or NA land
✓ NRI / OCI - residential and commercial (FEMA rules)
✓ No state-of-origin restriction
✓ All subject to mandatory Collector Permission
RESTRICTED / CANNOT Buy
✗ Tribal land in DNH - transfer to non-tribals is restricted under DNH Land Reforms Regulation 1971
✗ Agricultural land - NRI/OCI cannot buy under FEMA nationwide
✗ CRZ-I land in Daman/Diu - no private development possible
✗ Government land - cannot be privately purchased
2025 Enforcement Alert - DNH NA Plot Sales Under Scrutiny: In 2025, the Revenue Department of DNH began investigating 21+ sale deeds for NA plots in Vasona, Rakholi, Samarvani, and Silvassa. Transactions since July 2023 were found to lack Collector's Permission or had records not updated in the central revenue system. Notification ADM/Coll./Misc/2024-25: all parties in affected transactions must submit documentation to the Revenue Department by August 31, 2025. If you purchased an NA plot in DNH since July 2023, verify your transaction's compliance immediately.
III

Collector Permission - Mandatory for ALL Property Transactions

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Collector Permission (Sale/NA Use Permission) from the Collector's office is the most critical procedural requirement in the entire UT - applying equally to all three regions (DNH, Daman, Diu). The Sub-Registrar / Civil Registrar-cum-Sub-Registrar will not register any deed without this permission as a supporting document. This is similar to Andaman & Nicobar's DC Permission - and just as mandatory.

1

Application submitted to Collector's office

For DNH: Collector's Office, Silvassa (for Nagar Haveli) or Dadra. For Daman/Diu: Collectorate, Daman or Diu. Documents: 7/12 Nakal or Form I & XIV, site plan, NA Sanad (if applicable), tribal status proof (for tribal land in DNH).
2

Collector verifies land classification, tribal status, CRZ compliance

Agricultural vs NA status confirmed. Tribal seller identity verified for DNH land. CRZ classification checked for Daman/Diu properties. Encumbrance history reviewed. Occupancy Class verified for Daman/Diu.
3

Collector's Sale Permission Order issued

This is the authorizing order for the specific transaction. Property-specific and transaction-specific - cannot be reused for a different buyer. Must be the ORIGINAL when submitted to Sub-Registrar.
4

Deed registered with Collector's Order as mandatory document

Civil Registrar-cum-Sub-Registrar verifies Collector's Order at registration. Without it, deed registration is refused. This is not a formality - it is a legal requirement that cannot be bypassed.
5

Mutation at Mamlatdar/Talathi after registration

Apply for mutation to update 7/12 (DNH) or Form I & XIV (Daman/Diu) in the buyer's name at the Mamlatdar or Talathi office. Mandatory to establish buyer's name in official land records.
IV

Dadra & Nagar Haveli (DNH) - Tribal-Industrial Region

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DNH is India's most industrialised UT per capita - known for its manufacturing clusters near Silvassa. It is also home to tribal communities (Dhodia, Kokna, Varli, Koli) who have lived here for centuries. Rapid industrialisation and tribal land rights create a complex property landscape.

A. Tribal Land Restrictions

Tribal land in DNH cannot be freely transferred to non-tribal persons. The Dadra & Nagar Haveli Land Reforms Regulation, 1971 protects tribal landholdings. The Collector's scrutiny for tribal land transactions is significantly heightened compared to non-tribal land. Always verify from the 7/12 Nakal whether the seller belongs to a tribal community (Dhodia, Kokna, Varli, Koli, Kathodi, Naika, Dubla). If yes, additional clearance and documentation are required. The Draft DNH Land Reforms Rules 2024 (issued January 22, 2024) is still in consultation - monitor for finalisation.

B. NA Sanad - Non-Agricultural Conversion Certificate

Most rural DNH land is classified as agricultural. Before any agricultural land can be sold for residential, commercial, or industrial use, an NA (Non-Agricultural) Sanad must be obtained from the Collector's office in Silvassa. The NA Sanad copy must be produced to the Sub-Registrar at deed registration. A land premium is payable to the UT administration on NA conversion. This process takes significant time - initiate before finalising the sale.

C. 7/12 Nakal (Saat Baara Utara) - DNH Land Records

DNH uses the 7/12 system inherited from Gujarat/Maharashtra: Form 7 (Adhikar Abhilekh) records ownership, cultivation rights, and encumbrances; Form 12 (Pik Nondvahi) records crop details, agriculture, and land use. The combined 7/12 Nakal is the primary land record. Online access: dnh.nlrmp.in (AVANIKA system). Physical certified copies from Talathi/Mamlatdar office required for official transactions.

V

Daman - The Portuguese Heritage City

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Daman was a Portuguese colony from 1535 to 1961. Its land laws carry significant Portuguese-era elements - the Goa, Daman and Diu Land Revenue Code 1968 and legacy references to Portuguese Decree No. 3602 of 1917. The Occupancy Class system is the most important concept for Daman property buyers.

The Occupancy Class System - Critical for Daman & Diu

Occupant Class I - Unrestricted
Full rights to transfer without restriction (beyond standard Collector Permission). The ideal title class. Verify on Form I & XIV that the seller is a Class I occupant before proceeding.
Occupant Class II - Restricted
Original allottees or certain categories with transfer restrictions. Can become Class I by paying a premium to the Collector under Section 25(4) of the 1968 Code. This 'upgrades' the title and removes restrictions. Always verify conversion status before purchase.

Land records in Daman: Form I and XIV (Property Register) is the Record of Rights under the Land Revenue Code. Online: dd.nlrmp.in. Also provides a stamp duty calculator. The mutation register records all ownership changes at the Mamlatdar's office.

CRZ in Daman: Daman has a significant Arabian Sea coastline. Nani Daman and Moti Daman both have coastal areas with CRZ-I (no construction), CRZ-II (regulated urban), and CRZ-III (rural coastal) zones. Any property within 500 metres of the High Tide Line must be verified for CRZ classification before purchase. CRZ clearance from Environment & Forest Department is required for construction in CRZ zones.

VI

Diu - Extreme CRZ Coastal Island

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Diu is a 38 sq km island off the Saurashtra coast of Gujarat - separated from the mainland by a narrow creek. Like Daman, it was a Portuguese colony. It is known for its historic fort, colonial architecture, clean beaches, and growing tourism. The property market is premium but tiny - and faces the most extreme CRZ compliance burden of any land market in India.

Virtually ALL land in Diu is within a CRZ zone. Being an island, there is almost no land in Diu that is not within 500 metres of the High Tide Line. CRZ-IB, CRZ-II, and CRZ-III apply across the island. CRZ clearance from MoEFCC/CZMA is required for most construction activities on Diu. Any buyer in Diu must obtain a CRZ classification certificate BEFORE finalising any purchase - this is non-negotiable. Near Diu Airport: AAI NOC is also required for any construction in the vicinity of flight paths.
Same Land Revenue Code
Goa Daman Diu Land Revenue Code 1968 applies, same as Daman. Occupancy Class I/II system same. Form I & XIV is the Record of Rights. dd.nlrmp.in for online records.
Occupancy Class
Same Class I/II system as Daman. Verify occupancy class from Form I & XIV before purchase. Class II to Class I conversion premium payable to Collector before unrestricted transfer.
Collector Permission
Same mandatory Collector Permission process as DNH and Daman. Apply to Collectorate, Diu. CRZ clearance must be in place before Collector processes permission for coastal construction.
VII

Land Records System - All Three Regions

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DNH Land Records - 7/12 Nakal (Saat Baara Utara)

DocumentWhat It ShowsWhere to Get
7/12 NakalOwnership (Form 7), crops (Form 12), encumbrances, land typeOnline: dnh.nlrmp.in (AVANIKA) • Physical: Talathi/Mamlatdar office
Mutation RegisterAll ownership changes - verify title chainMamlatdar / Talathi office, Silvassa
NA SanadNon-agricultural conversion permissionCollector's Office, Silvassa (Nagar Haveli) or Dadra
Encumbrance CertificateAll registered transactions - min. 30 yearsSub-Registrar / NGDRS portal: ngdrs.dnh.gov.in
Village Form (Gaothan Nakal)Village boundary records for gaothan/gamtal area propertiesRevenue office, relevant village

Daman & Diu Land Records - Form I and XIV

DocumentWhat It ShowsWhere to Get
Form I & XIV (Property Register)Record of Rights: owner, survey no., area, occupancy class, land type, encumbrancesOnline: dd.nlrmp.in • Physical: Mamlatdar's office, Daman or Diu
Mutation RegisterAll ownership changesMamlatdar / Revenue Officer, Daman/Diu
Sanad (NA Conversion)Non-agricultural use permission under Land Revenue Code Section 32Collector's Office, Daman or Diu
Encumbrance CertificateAll registered transactions - min. 30 yearsCivil Registrar-cum-Sub-Registrar, Daman or Diu
Occupancy Class CertificateClass I or Class II status; Class I conversion order if applicableMamlatdar's Office, Form I & XIV extract
VIII

Stamp Duty, Registration Charges & Transaction Costs

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Buyer CategoryStamp Duty (indicative)Registration FeeNotes
Male buyer~5–6% of property value~0.5–1%Confirm with Civil Registrar - rates revised periodically
Female buyer~4–5% (gender concession)~0.25–0.5%Female buyer benefit traditionally available - verify current rate
Joint (male + female)~4.5–5.5% (blended)~0.25–0.5%Between male and female rates
Gift DeedSpecific slab - verify~0.5%Collector Permission also required
Always verify CURRENT rates before any transaction. The Revenue Department of the merged UT revises stamp duty and registration charges periodically. Current rates published on the Civil Registrar website: daman.nic.in/civil-registrar-cum-sub-registrar.aspx. Online stamp duty calculator available at dd.nlrmp.in for Daman & Diu. Calculated on HIGHER of market value or circle rate.
NGDRS e-registration system used across all 3 regions: ngdrs.dnh.gov.in Total additional cost for tribal land in DNH: Collector's scrutiny may require extra clearances Occupancy Class II conversion premium: additional cost on top of stamp duty for Daman/Diu NA Sanad premium payable to UT administration on land conversion in DNH
IX

Building Approvals, CRZ & RERA

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DNH Building Authority
Planning and Development Authority (PDA) / Silvassa Municipal Council. General Development Rules 2023 (GDR 2023) gazetted - governs FSI, setbacks, height, land use zones. Verify specific zone parameters with PDA.
Daman Building Authority
Daman Municipal Council / Planning Authority under Goa Daman Diu Town and Country Planning Act 1974. CRZ clearance from Environment & Forest Dept mandatory before building plan approval for any coastal property.
Diu Building Authority
Diu Municipal Council / Planning Authority. CRZ clearance from MoEFCC/CZMA required for virtually all construction on Diu. AAI NOC required near Diu Airport. OC mandatory.
RERA in the UT: RERA (Real Estate Regulation and Development Act 2016) applies to all builder projects with land area >500 sq m or 8+ apartments across the UT. For Union Territories without a state legislature, the Ministry of Housing and Urban Poverty Alleviation (HUPA) administers RERA. Verify RERA registration before booking any builder project. RERA provides: 70% escrow, 10% advance cap, delay penalties.
X

NRI / OCI Rules

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NRIs & OCIs - CAN Buy
✓ Residential and commercial property across all three regions
✓ No UT-specific restriction beyond standard processes
✓ Collector Permission process applies equally
✓ Payments via NRE/NRO accounts only
✓ POA: notarised at Indian Consulate; registered with Sub-Registrar in UT
NRIs & OCIs - CANNOT Buy
✗ Agricultural land - FEMA restriction (nationwide)
✗ CRZ-I land in Daman/Diu (no development possible for anyone)
✗ Tribal land in DNH without proper tribal transfer clearance
✗ Foreign currency payments not permitted
XI

Red Flags: Walk Away Immediately

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No Collector's Sale Permission. The most common fraud in the UT. Sub-Registrar cannot register without it. 2025 enforcement in DNH confirms this is actively prosecuted.
NA Sanad missing for agricultural land being sold for residential/commercial use. The non-agricultural conversion is legally incomplete. Construction permits cannot be obtained on unconverted agricultural land.
Tribal community land in DNH and seller cannot demonstrate proper tribal transfer permission. DNH Land Reforms Regulation protects tribal land - unapproved transfer to non-tribals can be cancelled.
Occupancy Class II in Daman/Diu without Class I conversion premium paid. Transfer is legally restricted. The conversion premium to Collector under Section 25(4) must be paid and conversion order obtained before a clean sale can proceed.
CRZ-I land in Daman or Diu. Absolute no-construction zone. Mangroves, land between tide lines, coral reefs. No private development possible. Purchased land has no developable value.
7/12 or Form I & XIV not in seller's name. Seller does not have recorded title to sell this property.
Encumbrance Certificate shows active mortgage or court attachment. Outstanding debt attaches to the property and transfers to the new buyer.
Transaction is part of the 21+ sale deeds under Revenue Dept scrutiny in DNH since July 2023. Verify with the Revenue Department, Silvassa before proceeding.
No Completion Certificate / OC for constructed property. Unauthorised building - cannot obtain utility connections, loans, or insurance.
Portuguese-era title chain in Daman/Diu has gaps or unregistered transfers. Old properties in these regions sometimes have title chains going back to Portuguese notarial records. Engage a local lawyer to trace the complete chain before purchase.
Builder project not RERA-registered. No buyer protection mechanisms apply.
Price significantly below market without a verifiable reason. Title defect, Collector's Permission issue, tribal restriction, or CRZ classification problem is almost always the cause.
XII

Buyer Checklist - Dadra NH & Daman Diu

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Region & Title Verification
DNH-Specific (Silvassa Area)
Daman & Diu Specific
Collector's Permission - All 3 Regions
Building Status
Financial & Registration
↗

Verification: Government Portals & Contacts

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Portal / OfficeWhat You GetURL
UT Administration - Merged UT PortalOfficial portal for the UT of Dadra & Nagar Haveli and Daman & Diu. All department contacts, policies, and notifications.ddd.gov.in
NGDRS - Online RegistrationNational Generic Document Registration System for the merged UT. Online deed registration for all three regions. Encumbrance Certificate search.ngdrs.dnh.gov.in
DNH Land Records - NLRMP (AVANIKA)7/12 Nakal (Saat Baara Utara) online for DNH properties. Survey number, owner name, land type search. Mutation register.dnh.nlrmp.in
Daman & Diu Land Records - NLRMPForm I & XIV (Property Register) for Daman and Diu. Stamp duty calculator for Daman & Diu. Mutation register search.dd.nlrmp.in
Civil Registrar-cum-Sub-Registrar, DamanRevised Stamp Duty & Property Registration Fee structure - verify current rates here. Deed registration for Daman & Diu.daman.nic.in/civil-registrar-cum-sub-registrar.aspx
DNH District - SilvassaGeneral Development Rules 2023. Land allotment and planning authority. Collector's Office for NA Sanad, Sale Permission, tribal land matters.dnh.gov.in
EODB Single Window PortalRevenue Department services including Sale/NA Permission applications. All departmental clearances through single window system.swp.dddgov.in

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