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State Guide · Maharashtra

How to Buy Land in Maharashtra: Complete Property Buyer's Guide 2026

Maharashtra's stamp duty was reduced in the 2024-25 budget, improving the cost of buying. But the state's complexity remains: rural and urban land have different document chains, MahaRERA is India's most litigated developer framework, the Mumbai Metro Cess adds 1% in the main districts, and agricultural land needs a Section 44 Conversion before any construction. This guide covers all of it.

Updated Apr 2026
8 sections
22 checklist items
Mumbai: +1% Metro Cess on stamp
Checklist: 0 / 22 items verified
On this page
I Why Maharashtra needs careful attention II Safe properties III Properties to avoid IV Land records: MahaBhoomi & IGR V Stamp duty & registration VI MahaRERA: buyer protection VII Red flags VIII Buyer checklist
⚠Maharashtra alert: Stamp duty was reduced to 6% male / 5% female in the 2024-25 budget - verify current rates on IGR Maharashtra before calculating. Mumbai properties attract an additional 1% Metro Cess. Always verify the 7/12 on MahaBhoomi and MahaRERA registration before any builder purchase.
I

Why Buying Land in Maharashtra Requires Extra Attention on Documents

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Maharashtra is India's largest economy and its most active real estate market. The state combines the financial sophistication of Mumbai with the IT growth of Pune, the commercial energy of Nagpur, and rapidly developing secondary cities like Nashik, Aurangabad, Kolhapur, and Solapur. It is fully open to all Indian citizens, and a recent stamp duty reduction in the 2024-25 state budget has improved the cost of buying.

What makes Maharashtra transactions more complex than many states is the parallel document system. Rural and agricultural land requires verification through the 7/12 extract on MahaBhoomi. Urban properties have CTS (City Survey) numbers and their own record chain. On top of this, MahaRERA is India's most active and most closely watched RERA body, having handled more developer disputes than any other state. Knowing which records apply to which property type is the starting point.

Open to All
Yes. Any Indian citizen. 36 districts. India's largest state economy.
Stamp Duty
6% male / 5% female (reduced from 7%/6% in 2024-25 budget). Mumbai: +1% Metro Cess.
Registration
1% of value, approximately capped at Rs 30,000 for residential.
MahaRERA
India's most active RERA body. maharera.mahaonline.gov.in. Verify before any builder purchase.
Mumbai Metro Cess adds 1% on top of the stamp duty rate. For a male buyer in Mumbai, the effective rate is 7% plus registration - not 6%. Female buyers in Mumbai pay 6% plus registration. This cess applies in Mumbai City, Mumbai Suburban, and Thane districts. Always verify the current applicable rates with the IGR Maharashtra portal before completing your budget calculation, as rates may be revised in annual budgets.
II

What Types of Properties Are Safe to Buy in Maharashtra

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A Maharashtra property is safe when the 7/12 (for rural/agricultural land) or CTS records (for urban land) show a clean title in the seller's name, the EC from IGR is clear, and all land use conversions are properly documented.

1

Verify 7/12 extract (Satbara) on MahaBhoomi for rural land

The 7/12 extract is Maharashtra's primary revenue document for non-urban land. It shows the owner's name, survey number, area, land type (agricultural, non-agricultural, waste), and any occupancy class or encumbrances. Access it at mahabhumi.gov.in. The seller's name must match exactly.
2

Check CTS (City Survey) records for urban land

Properties within municipal limits typically have a CTS number rather than a survey number. CTS records are maintained at the City Survey Office. Verify the current owner, area, and any encumbrances in CTS records independently.
3

Obtain EC from IGR Maharashtra for 30 years minimum

IGR Maharashtra (igrmaharashtra.gov.in) provides the Encumbrance Certificate showing all registered dealings on the property. 30 years is the minimum. Check for any active mortgage - you will need a written NOC from the lender.
4

Section 44 MLRC conversion for agricultural land

Agricultural land in Maharashtra cannot be used for construction without a formal conversion order under Section 44 of the Maharashtra Land Revenue Code. Without this order, any construction is illegal, cannot receive an OC, and is subject to demolition.
5

MahaRERA for builder projects

Any under-construction residential project above 500 sq m or with more than 8 units must be registered with MahaRERA. Verify the RERA number, escrow fund deposits, approved plan, and OC date at maharera.mahaonline.gov.in before booking any unit.
Ready Reckoner rate is Maharashtra's equivalent of the circle rate. Stamp duty is calculated on the higher of the Ready Reckoner rate or the actual transaction value. The Ready Reckoner is updated annually. Always verify the current Ready Reckoner rate for the specific location at igrmaharashtra.gov.in before finalising your purchase price. Buyers occasionally negotiate a price below the RR rate, only to discover that stamp duty is still computed on the higher RR value.
III

Types of Property to Avoid in Maharashtra

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These are the most commonly problematic property categories in Maharashtra. Each one has a distinct legal defect that does not disappear with time or negotiation.

Agricultural land without Section 44 MLRC conversion
Construction without a Conversion Order under Section 44 is illegal regardless of what other approvals exist. No bank will lend against such a property and no OC can ever be issued. Verify the Conversion Order at the Tahsildar's office.
Mumbai SRA redevelopment projects without full verification
Slum Rehabilitation Authority projects in Mumbai involve complex approvals, transit accommodation obligations, and developer financial commitments. Always verify the full SRA approval chain, current construction status, and builder's financial standing before booking.
CRZ properties on the Maharashtra coast without clearance
Coastal Maharashtra from Mumbai's seafront to Ratnagiri and Sindhudurg falls under CRZ notifications. CRZ-I areas cannot be developed. CRZ-II has severe restrictions. Always obtain the current CRZ classification certificate before any coastal or seafront purchase.
Tribal area land in Thane, Nashik, Nandurbar, or Gadchiroli without permission
ST-owned land in Maharashtra's tribal districts cannot be transferred to non-tribals without District Collector permission under tribal land protection rules. Verify the seller's community category if purchasing in these districts.
Properties without OC in completed buildings
A building without an Occupancy Certificate is legally unauthorised. Banks will not lend against it. No home can be legally occupied without an OC. This is especially common in older buildings in Mumbai's extended suburbs.
Builder projects not verified on MahaRERA
Maharashtra's developer disputes are among the highest in India. MahaRERA has handled thousands of complaints. A project not registered with MahaRERA has no buyer protection for delays, quality issues, or developer defaults.
IV

Maharashtra Land Records: MahaBhoomi, IGR, and What Each Document Means

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Two portals cover the full verification process in Maharashtra. MahaBhoomi (mahabhumi.gov.in) holds all revenue records including the 7/12. IGR Maharashtra (igrmaharashtra.gov.in) holds registration records, the EC, and the Ready Reckoner.

7/12 Extract (Satbara)
Primary revenue record for non-urban land. Owner, survey number, area, land type, occupancy class. Access: mahabhumi.gov.in.
8A Extract
Sub-division details and area records. Used alongside 7/12.
CTS Records
City Survey records for urban properties. CTS number is the urban equivalent of the rural survey number. Verify at City Survey Office.
EC / IGR Maharashtra
All registered transactions on the property. Ready Reckoner for stamp duty. Access: igrmaharashtra.gov.in.

The 7/12 mutation (Hakkache Patra / Ferfar) records all ownership changes. A clean 7/12 mutation chain from the original title to the current seller is essential. Any gap in the mutation chain - particularly around inheritance, partition, or gift - is a title risk that must be resolved. Satbara and mutation records are updated by the Talathi (village revenue officer) and can be verified on MahaBhoomi or at the Talathi's office.

V

Stamp Duty and Registration in Maharashtra

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Maharashtra reduced stamp duty in the 2024-25 budget. Always verify current rates at IGR Maharashtra before calculating, as rates can change annually.

CategoryStamp DutyRegistration FeeTotal Cost
Male buyer6% (reduced from 7% in 2024-25 budget) on higher of Ready Reckoner or market value1% (approximately capped at Rs 30,000 for residential)~7%
Female buyer5% (1% lower than male rate)1%~6%
Mumbai City/Suburban/Thane - Male6% + 1% Metro Cess = 7% total stamp1%~8%
Mumbai City/Suburban/Thane - Female5% + 1% Metro Cess = 6% total stamp1%~7%
Gift deed to blood relative3% flat1%~4%
Stamp duty reduced to 6%/5% in 2024-25 budget - verify current rateMumbai Metro Cess adds 1% on top of stamp dutyReady Reckoner check: igrmaharashtra.gov.inMahaRERA registration mandatory for qualifying projectsTDS 1% for transactions above Rs 50 lakh
VI

MahaRERA: Maharashtra's Buyer Protection Framework

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MahaRERA is India's most active real estate regulatory body. As of 2026, it has registered more than 40,000 projects and handled more than 30,000 complaints. Understanding what RERA covers and how to verify compliance is essential for any Maharashtra buyer purchasing from a developer.

Escrow Rule
70% of funds collected must be deposited in a dedicated escrow account and withdrawn only for that project's construction costs. RERA audits this.
Advance Cap
Developer cannot collect more than 10% of the apartment value before executing a registered sale agreement.
Delay Compensation
If possession is delayed, the developer must pay the buyer interest at SBI MCLR +2% on the amounts paid.
5-Year Defect Liability
All structural defects must be rectified by the developer at no cost for five years from possession.
Verify MahaRERA before paying any advance to a developer. Search the project at maharera.mahaonline.gov.in. Confirm the RERA registration number, the date of proposed completion, the approved plan link, and any complaints or notices recorded against the promoter. For large builders with multiple projects, check their compliance history across all registered projects.
VII

Red Flags When Buying Property in Maharashtra: Walk Away Immediately

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Each situation below represents a title defect or seller behaviour pattern that experienced Maharashtra buyers associate with problematic transactions.

7/12 does not show the seller as current owner. Any mismatch between the 7/12 and the proposed sale deed is a title defect. The Talathi must first update the mutation before any sale can proceed legally.
Agricultural land without Section 44 MLRC Conversion Order. No Conversion Order means no legal construction ever. Not eventually - never. Verify the order at the Tahsildar's office, not just from a seller-provided photocopy.
CRZ status not confirmed for any coastal or seafront property. CRZ-I: no construction at all. CRZ-II: severe restrictions. A seller who downplays CRZ status or who provides a zoning certificate older than 12 months is a warning sign.
MahaRERA registration not available for a builder project. If a qualifying project is not on the MahaRERA portal, the developer has no legal obligation to complete construction by any date, and you have no regulatory recourse for delays.
Ready Reckoner rate higher than agreed price and seller refuses to adjust. Stamp duty is on the RR rate regardless. A price below RR means you pay more in tax than the apparent discount saves you. Verify RR first.
Mumbai: building has no OC and seller claims regularisation is pending. Regularisation of unauthorised construction in Mumbai is not guaranteed and frequently does not happen. An OC pending claim should not be accepted without independent verification.
Multiple legal heirs exist and only one is selling. All heirs must consent and sign. A single heir's sale of joint family property without the others is challengeable and frequently litigated in Maharashtra.
VIII

Maharashtra Land Buyer Checklist: Documents to Verify Before You Buy

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Revenue Records
Encumbrance & Title
Coastal & Special Zones
Registration & Financial
↗

Verification: Government Portals & Links

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You can verify most Maharashtra land records online. For rural land you need the district, taluka, village, and survey number. For urban land you need the CTS number and ward.

PortalWhat you getURL
MahaBhoomi7/12, 8A, mutation records, Satbara for all 36 districts.mahabhumi.gov.in
IGR MaharashtraEC, Ready Reckoner, e-stamp, SRO appointment, registration.igrmaharashtra.gov.in
MahaRERAProject registration, OC status, complaints, promoter history.maharera.mahaonline.gov.in
BMC - MumbaiBuilding plan, OC, property tax, layout approval for Mumbai.mcgm.gov.in
CIDCOApprovals for Navi Mumbai and New Town areas.cidco.maharashtra.gov.in

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