Service Guide · Maharashtra · Land Use

NA Conversion in Maharashtra: From Farm to Plot, Lawfully

"Is it NA?" is the first question every Maharashtra plot buyer learns to ask, and for good reason: the gap between agricultural land and sanctioned non-agricultural use is where the state's costliest purchase mistakes live. Conversion runs through the Collector's revenue machinery, planning permissions stack above it, and the honest sequence, use first, construction second, price last, is what this page walks.

Quick Reference

QuestionAgricultural to non-agricultural

AuthorityPlanning Authority, where a DP/RP covers the land

Above itPlanning & building permission (BPMS)

Record trailPlanning approval, then the 7/12's class

Zones matterRegional / development plans

FeesOne-time premium, 0.1-0.5% of ASR value

Buyer's ruleBuy what the record says today

Bottom lineNA is an order in the record, not a word in a brochure. Read the order.

What NA conversion means in Maharashtra

Definition

NA conversion is the change of land's recorded use from agricultural to non-agricultural. Maharashtra changed how this works on 31 December 2025. Under the Maharashtra Land Revenue Code (Second Amendment) Act 2025, where the plot sits inside a published draft or final Development Plan or Regional Plan under the MRTP Act 1966 and the intended use is permissible under that plan, no separate permission from the Collector is required: the Planning Authority's development permission or building-plan approval is itself the sanction, and the separate sanad has been abolished. A one-time premium replaces the former conversion charges and annual NA assessment. For land outside any published plan the amended Code is silent, so establish the route in writing from the Collectorate before relying on either path.

Hold the two layers apart and the subject stays honest. The NA order answers the revenue question, may this land carry non-agricultural use, and updates the record's classification accordingly. What may be built, at what density, with which approvals, answers to the planning side, development plans, regional plans, and the building-permission machinery. An NA order is not a building sanction, and neither substitutes for the other.

Zoning does the quiet deciding. A plot's position in the development or regional plan, residential zone, industrial, agricultural, no-development, sets what any application can achieve before it is filed, which is why diligence starts with the zone certificate rather than the seller's confidence. Maharashtra has also eased pathways in defined situations over the years; treat every easing as something to verify in current text, not folklore.

For buyers the record is the referee. Converted land shows its NA order and its changed classification; 'NA in process' shows an application, which is a hope with a receipt; and bare agricultural land shows neither. Price each as what it is, because the difference between them is precisely the seller's work left undone.

State-specific note: This changed on 31 December 2025. Guidance published before that date, and much of what circulates locally, still describes a Collector-driven NA process ending in a sanad. Where a Development or Regional Plan covers the land and permits the use, that description no longer holds. Where no plan covers it, practice is still settling. Take the current requirement in writing from the Collectorate and the planning authority you will actually file with.

The NA conversion sequence, step by step

Zone, record, planning approval, in that order.

The sequence

Establish the planning zone

The plot's position in the development or regional plan.

The zone decides what NA can even mean here.

Read the record's class

The 7/12's classification and any existing orders.

Actively farmed land carries extra questions.

Apply through the Collector's machinery

The NA application with title, extracts, maps and zone papers.

Keep the reference; pay charges against written demand.

Reflect and build lawfully

The order into the record, then building permission above it.

Construction before sanction is the classic inversion.

The NA chain in Maharashtra, gate by gate

Each gate answers its own authority.

Gate	Question	Where it lives
Planning zone	What use can this area carry?	Development / regional plan
Classification	What is the land today?	The 7/12's entries
NA sanction	May the use change?	Planning Authority, where a DP/RP permits the use
Record update	Does the record now say so?	The extract's changed class
Building permission	May this structure rise?	Planning authority (BPMS)

Good sign: A zone that supports the intent, an NA order in hand, the extract's classification changed to match, and building permission sought before a single footing.

Common NA conversion issues, and the fix

NA plans fail four ways here.

Brochure NA

Layouts marketed as NA with no order to show.

Fix: read the order and the updated extract; marketing language converts nothing.

Zone ignored

Applications filed against the plan's designation.

Fix: pull the zone certificate first; the plan outranks the intent.

Order mistaken for sanction

Construction begun on the NA order alone.

Fix: building permission is its own gate; clear it before work.

Charges by conversation

Fees quoted casually and paid casually.

Fix: pay only against the written demand under current rules.

Pricing NA honestly

Converted and convertible are different assets separated by an application, a zone's consent and time.

⚠

Some gaps are permanent by design

Paying NA prices for agricultural land gifts the seller the difference while adopting the risk that the gap never closes, and Maharashtra's zoning makes some gaps permanent by design.

🏦

Price the record as it reads today

The protective habit: price the plot as its record reads today, and let any conversion story be the seller's task to complete or your discount to keep.

Red flag: 'NA is just a formality here' is the most expensive sentence in Maharashtra real estate. If it were a formality, the seller would have completed it before pricing the land as if they had.

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Frequently asked questions

What is NA conversion in Maharashtra?

The change of land's recorded use from agricultural to non-agricultural. Since 31 December 2025, where a Development or Regional Plan covers the land and permits the intended use, no separate Collector permission is needed: the Planning Authority's development or building-plan approval carries it, and the separate sanad is gone.

Who grants NA?

Inside a published Development or Regional Plan, the Planning Authority, through its development permission or building-plan approval. The Collector is no longer in that loop. Outside any such plan the amended Code is silent, so confirm the route with the Collectorate in writing.

Is NA the same as building permission?

Inside a plan area, now effectively yes. The Planning Authority's approval is what sanctions the use and triggers the record update, so the former two-gate model has become one gate. Zoning still decides what is permissible.

How do I verify a plot is NA?

Read the NA order itself and the extract's changed classification. Marketing claims and layouts prove nothing.

What does conversion cost?

A one-time premium under the amended Code, tiered by area at 0.1%, 0.25% or 0.5% of the Annual Statement of Rates value, replacing the former conversion charges and annual NA assessment. Take the exact demand in writing before paying.

Can any farmland become NA?

Only what the planning zone permits. No-development and agricultural zones can make conversion unavailable regardless of paperwork.

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