Document Guide · Puducherry
How to Check the NA Conversion Order in Puducherry — Complete Guide 2026
Quick Reference
Also calledAgri to NA / NA Order / Land Use Change Certificate
Issued byCollector / District Commissioner, Puducherry, with concurrence from Director, Town and Country Planning
Valid forPermanent once land records are updated
Cost3% of market value as land use conversion charge
Time takenVaries by case; confirm with the Collectorate, Puducherry (0413-2299502)
Online portalNone. Application goes in person at Municipality / Town Panchayat / Village Panchayat
noteConstruction on agricultural land without NA conversion is illegal. No building plan approval is possible without this order.
1
What Is the NA Conversion Order in Puducherry?
Definition
The NA Conversion Order is the official change of a plot's classification in revenue records, from agricultural to non-agricultural.
Agricultural land in Puducherry stays agricultural in the revenue record until this order changes it, and no building plan can be approved on land still recorded as agricultural. The order is issued only after the Collector and the Director of Town and Country Planning have both concurred, so a seller's assurance or a pending application is not the same as a conversion. Before you pay for a plot sold as buildable, ask for the signed order and check that the revenue record now shows the non-agricultural classification.
State-specific note: Puducherry runs a dual-authority concurrence system. Both the Collector and the Director of Town and Country Planning must independently approve before the local authority can issue the conversion order. Wetland needs Collector concurrence first. Dry land needs the Agriculture Department's report first.
2
How to Get the NA Conversion Order in Puducherry
Follow these steps to get this document online or offline.
Online method (recommended)
1
Find the right local authority Whichever body, Municipality, Town Panchayat, or Village Panchayat, has jurisdiction over the land's location is where the application goes
Collectorate address: 1st Floor, New Collectorate Building, Vazhudavoor Road, Pettaiyanchathiram, Puducherry 605009. Phone: 0413-2299502.
2
Submit application with complete documents The application goes in triplicate with: sale deed or lease deed (self-attested), detailed project report, ownership certificate from local body, patta or FMB sketch in owner's name, site plan, topo plan covering 500-metre radius with water bodies marked, encumbrance certificate issued within the last 30 days, legal opinion from a Government Pleader, affidavit of ownership on Rs
20 stamp paper, and all applicable NOCs. Pay the scrutiny fee and collect the acknowledgement receipt with record number.
3
Inspection and concurrence The local authority forwards the file to the Director of Town and Country Planning
For wetland, the Collector gives prior concurrence after site inspection. For dry land, the Joint Director of Agriculture submits a report. The Collector inspects with relevant officials either way.
The Collector checks whether the land falls within a public water body, government land, temple land, or below high-tension electric lines. Any of those categories means refusal.
4
Pay 3% conversion charge and collect the order Once the Director signals, the local authority announces the conversion charge, 3% of the market value, credited to the government head of account as directed
After payment, the local authority issues the NA Conversion Order and updates the land records.
After receiving the order, check that the updated classification shows on Nilamagal under Patta. The order alone is not enough for building plan approval until the revenue records reflect the change.
Offline method (Sub-Registrar Office)
1
Visit the nearest office with required documents
Contact the issuing authority in Puducherry for in-person processing. Carry original documents and ID proof.
3
What the NA Conversion Order Contains
Here is what this document contains and what to verify in each field.
| Field | What It Means | What to Check |
|---|---|---|
| Survey Number and Sub-Division | Identifies the specific parcel converted | Must match Patta and sale deed exactly |
| Land Type Before Conversion | Wet land or dry land | Determines which inspection route applied |
| Approved Non-Agricultural Use | Residential, commercial, or industrial purpose | Construction must match only this approved purpose |
| Conversion Charge Paid | 3% of market value paid to government | Keep receipt for building plan application |
| Date of Order | Date conversion was formally approved | Revenue records must be updated from this date |
| Issuing Authority | Local authority and Director of Town and Country Planning | Confirm both signatures are present |
| Conditions and Restrictions | Any conditions imposed at inspection | Non-compliance can invalidate the order |
Good sign: Order has correct survey number, states the approved use clearly, conversion charge receipt is attached, issued by the local authority with the Director's concurrence, and Patta on Nilamagal is updated to non-agricultural status.
4
Common Issues With NA Conversion in Puducherry
NA conversion in Puducherry fails or stalls for a handful of predictable reasons. Know them before you rely on a seller's word that a plot is converted.
Construction started before order is issued
Building plan approval is not possible without the NA Conversion Order. A structure built before the order exists has no legal standing. Demolition notices are issued regardless of how much was spent or how long the structure has been standing.
Fix: Get the order and confirm the Patta update before approaching any local body for building plan approval.
Seller says conversion is "in process"
An application submitted is not an order granted. Inspection, Collector concurrence, Director concurrence, 3% charge payment, all of this has to complete before the order exists. "Being processed" means the land is still agricultural in law.
Fix: Demand the actual signed conversion order. Nothing else counts.
Wetland misrepresented as dry land
Wetland conversion in Puducherry requires the Collector's prior concurrence and carries a higher inspection threshold. Sellers who call wetland "dry land" to speed up the sale are creating a documentation fraud. Wetland conversion refusals can leave the land agricultural indefinitely.
Fix: Check the revenue records classification on Nilamagal, wet or dry, before any price negotiation. Do not go by what the seller says.
Missing NOCs stalling the file
The NOC list is extensive: railways within 30 metres, burial grounds within 90 metres, civil aviation, fire services, CRZ if the plot is coastal, forest department, agricultural engineering, geology and mining. One missing NOC and the application comes back unprocessed.
Fix: Map every applicable NOC to the site's location before submitting. A single gap restarts the timeline.
5
Why This Document Matters for Puducherry Buyers
For a Puducherry buyer, the NA order decides whether a plot can be built on at all. Without it, there is no building plan approval and no lawful construction.
Protects your land investment
Verifying this document before purchase helps confirm legal ownership, spot encumbrances, and avoid disputes that could cost you the property.
Required by banks and registrars
Banks and sub-registrars in Puducherry require this document for loan processing and registration. Missing or defective records block transactions.
Red flag: Seller presents a plot as "approved for construction" but cannot produce the signed NA Conversion Order with Collector concurrence and the 3% charge receipt. That plot is agricultural land in law regardless of what it is being called.
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Survey Numbers View on Map Boundaries and numbers come from published state cadastral records. See all map layers.
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Frequently Asked Questions
What is NA Conversion Puducherry 2026 and why is it mandatory?
The NA Conversion Order is the Collector's and Director of Town and Country Planning's joint permission to use agricultural land for non-agricultural purposes. Without it, no building plan approval is possible in Puducherry, and construction is illegal.
Who approves NA conversion in Puducherry?
Two authorities must concur: the Collector gives prior concurrence after site inspection, and the Director of Town and Country Planning then issues concurrence to the local authority, which issues the final order after collecting the 3% charge.
What is the NA conversion fee in Puducherry?
The land use conversion charge is 3% of the market value of the property, paid to the local authority after both the Collector and Director give concurrence, credited to a government head of account. Scrutiny fees apply at submission.
What documents are required for NA conversion in Puducherry?
Sale deed, ownership certificate, patta or FMB sketch, site plan, topo plan for 500-metre radius, encumbrance certificate within 30 days, detailed project report, legal opinion from a Government Pleader, affidavit on Rs. 20 stamp paper, and all applicable NOCs, submitted in triplicate.
How long does NA conversion take in Puducherry?
The process runs through application, Collector site inspection, Collector concurrence, Director concurrence, and 3% charge payment before the order is issued.
Can a buyer build on agricultural land in Puducherry without NA conversion?
No. Building plan approval requires the NA Conversion Order. Any structure built without it has no legal standing, banks will not fund construction loans on unconverted land, and the local body can issue a demolition notice at any point.
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