NA Conversion in Maharashtra 2025
Complete Process, Documents & Fee Guide
Under Section 44 of the Maharashtra Land Revenue Code, 1966, all land in the state is deemed agricultural unless specifically permitted otherwise. If you wish to construct a house, villa, or commercial building on agricultural land, you must obtain a legal Non-Agricultural (NA) conversion order, locally known as NA Parvana.
Navigating the revenue departments in Pune for NA conversion can be a daunting, multi-month process involving stringent paperwork and legal checks. This comprehensive guide details the 2025 process, required documents, fee structures, and the immense risks of buying un-converted land.
Who Needs NA Conversion?
Sellers/Developers: Must convert large parcels of land before legally subdividing them into residential plots for sale to the general public.
Buyers (Non-Farmers): In Maharashtra, only an agriculturist can buy agricultural land. If you are a non-farmer looking to build a home, you absolutely must purchase a plot that has already been converted to NA Residential status.
NA Conversion Process — 8 Steps
Step 1: Prepare application to District Collector (Zilla Adhikari)
Draft an application to the District Collector detailing the intent for conversion.
Step 2: Attach required documents
Compile the complex legal dossier including 7/12 extract, 8A form, and mutation entries.
Step 3: Pay application fee
Pay the non-refundable processing fee via a treasury challan.
Step 4: Site inspection by revenue officer
The Talathi and Circle Officer conduct a physical survey to verify plot boundaries.
Step 5: Hearing and objection period (30 days)
A mandatory 30-day period is observed to allow any third parties to raise legal objections.
Step 6: District Collector issues NA Order (NA Parvana)
If cleared, the Collector issues the NA Parvana, granting conditional approval.
Step 7: Pay NA conversion premium
The applicant pays the final conversion premium based on the plot area and government zone rates.
Step 8: Update 7/12 extract with NA status
The 7/12 extract is permanently updated to reflect the land's new NA status.
NA Conversion Timeline — typical 3-6 months in Pune.
Required Documents
| Document | Source | Notes |
|---|---|---|
| 7/12 Extract | District Revenue Office | Latest (within 3 months) |
| 8A Form (Property Card) | District Revenue Office | |
| Index II | Sub-Registrar Office | Last sale deed |
| Village Map / Naksha | District Survey Office | Show plot boundaries |
| ID Proof | Applicant | Aadhar + PAN |
| Challan for application fee | Treasury |
NA Conversion Fees in Pune 2025
| Zone | Premium per sqmt | Notes |
|---|---|---|
| Residential (PMRDA) | ₹50-200/sqmt | Depends on NA zone classification |
| Commercial | ₹100-400/sqmt | Higher rate |
Application fee: ₹5,000-15,000
Stamp duty on NA Order: ₹100-500
PMRDA vs Revenue Department
PMRDA (Pune Metropolitan Region Development Authority) dictates the zoning rules for fringe areas around Pune, including Pirangut. While PMRDA sanctions the development layout, the actual NA Parvana is granted by the District Collector (Revenue Department). Both processes must be complete before land is clear for residential construction.
Important: Risks of Buying Without NA Conversion
Buying un-converted land (often sold in Gunthas) carries extreme risk:
- Legal Penalties & Demolition: Building without NA conversion invites heavy fines and demolition risk from the Collector/PMRDA.
- No Home Loans: Banks will not fund construction on agricultural land.
When NA conversion is NOT required
You do not need to do this yourself if you buy from a reputed developer. K Raheja Viva plots are already NA converted, meaning absolutely no buyer hassle or legal risk.
Frequently Asked Questions
What is NA Parvana?
NA Parvana is the official Non-Agricultural Order issued by the District Collector under Section 44 of the Maharashtra Land Revenue Code, certifying that a piece of agricultural land can be legally used for residential, commercial, or industrial purposes.
How long does NA conversion take in Pune?
The typical timeline for complete NA conversion in Pune is between 3 to 6 months, assuming all documents are in order and there are no legal disputes or objections during the mandatory 30-day hearing period.
Can anyone buy agricultural land in Maharashtra?
No, in Maharashtra, only a registered farmer (agriculturist) can legally purchase agricultural land. Non-farmers must either buy pre-converted NA land (like K Raheja Viva plots) or obtain special permissions.
Is NA conversion permanent?
Yes, once land is converted to a specific Non-Agricultural use (e.g., NA Residential), the status is permanent, provided the land is utilized for that purpose within the stipulated time frame mentioned in the NA order.
What happens if I build a house on agricultural land without NA conversion?
Constructing a residential structure on agricultural land without an NA order is illegal. The structure is considered unauthorized and is subject to demolition by local authorities (PMRDA/Collector), and heavy penalties will be levied.
Who issues the NA order in Pune?
For areas outside municipal corporation limits in Pune, the District Collector (Zilla Adhikari) or the Sub-Divisional Officer (SDO) is the competent authority. PMRDA also plays a role in granting development permissions.
Do K Raheja Viva plots require NA conversion?
No. All plots at K Raheja Corp Viva are 100% pre-sanctioned and NA converted by the developer. Buyers face zero compliance hassle and can immediately register the plot and begin construction.
What is PMRDA's role in NA conversion?
PMRDA (Pune Metropolitan Region Development Authority) outlines the zoning of the land. The revenue department issues the actual NA conversion based on PMRDA's approved zoning and development plan.
Skip the Hassle
Don't risk your capital on unapproved land. Choose 100% NA-Sanctioned plots at K Raheja Corp Viva—all plots already NA converted, zero risk.
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