Yes, you can buy land in Navi Mumbai, but the rules depend on what kind of land it is. A plot that CIDCO allotted in a node, a farm in a village and a final plot in a planned scheme are three different things, and each has its own checks. This guide goes through the main ones with the official source for each, and says where we could not confirm something. It is general information, not legal advice, and it is not a substitute for a lawyer who has read the documents for the exact plot.
NaviMumbai.com is an independent publication, not a broker or a law firm. The facts below come from the Maharashtra Tenancy and Agricultural Lands Act, the Maharashtra Land Revenue Code amendment of December 2025, CIDCO’s website and circulars, the Maharashtra Stamp Act, the Real Estate (Regulation and Development) Act and news reports, checked on 3 October 2026 and revised the same day after a review. Laws, charges and procedures change. The featured image is an AI-generated illustration, not a photograph of a real plot.
Quick Answer
| Question | Answer |
|---|---|
| Can a non-farmer buy agricultural land? | Section 63(1) of the Maharashtra Tenancy and Agricultural Lands Act bars a sale to a person who is not an agriculturist, with the Collector able to give permission. Section 63(1C) says that bar does not apply to land inside a municipal corporation or council, a Special Planning Authority or New Town Development Authority area, or land allocated to non-agricultural use in a draft or final regional plan or town planning scheme. |
| Is a separate non-agricultural (NA) permission needed? | Not from the Collector, where the use is permissible under the development plan. An Act first published on 31 December 2025 replaced the Collector’s permission with a one-time premium collected by the planning authority. Development permission, the premium and any restriction attached to the land’s tenure still apply. |
| Is CIDCO land freehold? | CIDCO’s own page says it manages the leases it has granted for plots and built-up premises, so a CIDCO plot is usually held on lease. A transfer needs CIDCO’s permission and a transfer charge. |
| What is the stamp duty? | It depends on the location, the instrument being registered, the assessed value and any additional levy or concession. Article 25 of the Maharashtra Stamp Act sets 5% of market value for a conveyance within a municipal corporation area, which is one component, not a complete quotation. Get a calculation for your actual transaction from the registering office. |
| Does RERA apply to plots? | Not always. The Act exempts a project on land of up to 500 sq m or with up to eight apartments or units, and MahaRERA’s Order 62/2024 treats these as alternative exemptions. For a plot in a developer’s project, ask for the registration record or a documented explanation of the exemption. |
First, What Kind of Land Is It?
| Type of land | What the sources say | What to check first |
|---|---|---|
| A plot allotted by CIDCO in a node | CIDCO disposes of plots under its disposal regulations and grants a lease. A transfer needs its permission and a transfer charge. | The lease deed, the plot’s permitted use, and a CIDCO no-dues and transfer permission |
| Village land inside NAINA | CIDCO’s older NAINA FAQ says that in NAINA, ownership generally remains with landowners and describes exceptions for land under development plan reservations. A planning designation does not by itself settle who owns a parcel today. | Current ownership, reservations, acquisition or vesting records and any town planning scheme reconstitution, each checked separately |
| Agricultural land within municipal limits | Section 63(1C) takes it out of the bar on sales to non-agriculturists, with conditions. | Whether the survey number really lies inside the limits, and the five year use condition |
| A final plot in a town planning scheme | CIDCO describes steps from allotment letter and property card to closure of the 7/12 and a Certificate of Tenure and Title. | That the allotment letter, property card and tenure and title certificate exist for the plot |
Agricultural Land: Who Can Buy It
We read the Act as consolidated by the Law and Judiciary Department up to 27 July 2018, and separately read one 2026 amendment. We have not reconciled every amendment made in between, and India Code did not open for us, so treat the summary below as a starting point for a lawyer, not a complete statement of the current text.
- The general bar (section 63(1)). No sale, gift, exchange, lease or mortgage with possession of agricultural land is valid in favour of a person who is not an agriculturist, or who would then hold more than two thirds of the ceiling area, or who is not an agricultural labourer. The Collector or an officer the State authorises may grant permission on prescribed conditions.
- The exception for urban and planned areas (section 63(1C)). Inserted in 2016, it says section 63(1) does not apply to land inside a Municipal Corporation or Municipal Council, or within the jurisdiction of a Special Planning Authority or a New Town Development Authority appointed under the Maharashtra Regional and Town Planning Act, 1966, or to land allocated to residential, commercial, industrial or other non-agricultural use in the draft or final regional plan or town planning scheme.
- The conditions that come with it. A non-agriculturist buyer must put the land to non-agricultural use within five years of the transfer, and that condition is entered in the record of rights. The Collector can extend this by up to five more years on non-utilisation charges of 2% of the market value per year, taken from the Annual Statement of Rates. If the land is still unused at the end, the Collector can resume it after one month’s notice.
- Selling early. A non-agriculturist who has not used the land and wants to sell within the ten year window needs the Collector’s permission, subject to non-utilisation charges and a transfer charge of 25% of the market value under the current Annual Statement of Rates.
- Other points. Section 63(2) lets a dwelling house or its site be sold to an agricultural labourer or artisan. A permitted transfer under section 63(1) is still subject to the same bar on later transfers.
An Act first published on 15 April 2026 (Maharashtra Act XVIII of 2026) amends sections 43 and 63-1A of the same Act, which deal with occupancy and with purchases for industrial use and integrated townships. We read it and it does not change sections 63(1) or 63(1C). We did not find a consolidated text newer than the 2018 version, so describe the position as “as amended up to Act XVIII of 2026”. Whether your land falls inside municipal limits, a planning authority’s area or an allocated zone is a question of its survey number, so check it on the development plan and with the sub-registrar or a lawyer. An address marketed as “Navi Mumbai” does not prove that an exception applies.
| Question | Evidence to establish |
|---|---|
| Can this buyer acquire this land? | The applicable eligibility rule, exception or permission for this buyer and this survey number |
| Can the seller transfer it? | Ownership, any tenure restriction and any required consent |
| Is the intended use permitted? | The applicable plan, zoning and regulations for the parcel |
| Can the proposed development proceed? | Layout and building permissions and the conditions attached to them |
A separate law, the Maharashtra Prevention of Fragmentation and Consolidation of Holdings Act, also affects small agricultural plots. Maharashtra Act LIV of 2025, which is deemed to have come into force on 3 November 2025, amends it to deal with some past transfers made between 15 November 1965 and 15 October 2024 where the land is used or meant for non-agricultural use in municipal corporation, council, planning authority and similar areas. We read only part of it, so ask a lawyer whether it matters for a small plot.
Non-Agricultural Conversion After the 2025 Amendment
Older guides describe an NA permission from the Collector, a sanad and an annual assessment. The Maharashtra Land Revenue Code (Second Amendment) Act, 2025, first published on 31 December 2025, changed this:
- The new section 42 says no permission of the Collector for a change of use from agricultural to non-agricultural is required if the use is permissible under the draft or final Development Plan or Regional Plan. The planning authority may give development permission or approve the building plan.
- Before it does, the planning authority must recover a one-time premium under section 47. The rate is 0.1% of the current market value, determined from the Annual Statement of Rates, for an area up to 1,000 sq m, 0.25% for an area above 1,000 and up to 4,000 sq m, and 0.5% above 4,000 sq m.
- Sections 42A to 42D (deemed conversion) and sections 44 to 46 were deleted.
- Section 42(2) says the occupancy status of land other than Class I occupancy land is not altered merely because development permission is given.
- The State may exempt public purpose projects from the premium by notification.
Land already converted. Section 47 treats land that was already converted under the earlier system separately. For land converted to non-agricultural use on or before 31 December 2001, a one-time premium replaces the annual assessment, calculated on the Annual Statement of Rates of 2001. For land converted on or after 1 January 2002 and before the amendment’s commencement, it is calculated on the rates of the year of conversion. So today’s rates do not apply in the same way to every historical conversion, and the three percentages above are not a calculator you can apply to any plot. Ask the planning authority what it will charge for your parcel.
The Revenue and Forest Department issued a resolution dated 10 February 2026 to implement the amendment. We know its contents from a law-firm summary, Khaitan & Co’s note of 23 February 2026, which says the separate sanad and the annual non-agricultural assessment are replaced as described above, and not from the official text. We did not find a separate commencement provision in the Act text we read. Removing a separate Collector’s permission in qualifying cases does not remove development permission, the premium or any restriction attached to the land’s tenure. Confirm with the planning authority for your area, which is CIDCO in NAINA’s Special Planning Authority area, what permission it issues and how it collects the premium. Our NAINA guide explains the planning position in that area.
CIDCO Plots: Lease, Permission and Transfer Charges
CIDCO’s Estate Department page says the department takes care of all the leases the Corporation has granted for plots and built-up premises. It says plots are disposed of under the New Bombay Disposal of Land Regulations, 1975, now the Navi Mumbai Disposal of Land (Amendment) Regulations, 2008, and that an agreement to lease is executed after allotment and recovery of the lease premium. For apartments, it says the individual owner must seek CIDCO’s permission for a transfer on payment of the transfer charges. We did not find a lease term, such as 60 years, on any official page, so read the term in the lease deed.
CIDCO’s circular dated 30 March 2026 (No. CIDCO/M (TS-I)/2026/203), published on its website, sets transfer charges for 2026-27, to be enforced from 1 April 2026. It says the Board approved continuing the charges until 31 March 2028, raised each year by 5% for apartments up to 30 sq m carpet area and 10% for other categories. The table below is for plots allotted for residential purposes in 2026-27. The circular is a scanned document and we read the table as an image.
| Plot area (sq m) | Developed nodes, such as Vashi, Nerul, CBD Belapur, Kharghar, Panvel, Ulwe, Airoli, Kamothe | Other nodes, such as Dronagiri and Pushpak Nagar |
|---|---|---|
| Up to 40 | ₹1,06,400 | ₹69,900 |
| 41 to 60 | ₹1,75,300 | ₹1,29,500 |
| 61 to 100 | ₹2,44,200 | ₹1,84,800 |
| 101 to 500 | ₹3,91,200 | ₹3,08,900 |
| 501 to 2,000 | ₹5,84,400 | ₹4,37,300 |
| 2,001 and above (see the note below) | ₹6,43,100 | ₹4,81,000 |
The last row is not a flat charge for any larger plot. The circular adds that for every further 1,000 sq m, 10% is added over the previous slab, rounded off to the nearest 100 on the higher side, so ask CIDCO to calculate the amount for your plot. These are the charges for 2026-27 only. The circular says the Board approved continuing transfer charges until 31 March 2028 with annual increases, which means the amounts change each year. Separate tables cover commercial and residential-cum-commercial plots, social welfare plots and industrial, warehousing and health plots, and units on bungalow or row-house plots are charged under the apartment table. The circular does not say who pays, so settle that in the agreement and confirm the figure with CIDCO before you sign.
Leasehold to freehold. A Free Press Journal report of 10 July 2025 says the Maharashtra government allowed CIDCO residential plots to convert from leasehold to freehold, that CIDCO formed a committee to scrutinise applications, and that the scheme is optional and limited to plots with executed lease deeds. It quotes a CIDCO spokesperson saying no CIDCO transfer charges apply after conversion. We did not find a CIDCO page or government resolution for the scheme, and the report does not give the fee, so ask CIDCO whether a particular plot is eligible and what it costs before you rely on it.
Land in NAINA and Town Planning Schemes
CIDCO’s NAINA FAQ is undated and older than the 2024 changes described in our NAINA guide, so treat its village counts and its scheme terms as possibly out of date. It says that in NAINA, except for land under development plan reservations and “IDP-I” (the label CIDCO uses), ownership remains with landowners. That is a statement about the planning approach, and a reservation or designation is not a substitute for examining a parcel’s title, so check current ownership, reservations, acquisition or vesting records and any town planning scheme reconstitution separately. For the voluntary NAINA Scheme described in that FAQ, the sub-registrar’s office is informed when a letter of intent is issued, so that further transactions by the participating owners are permitted only after CIDCO’s NOC. That applies to owners who joined that scheme, so if you are buying from someone who may have, ask CIDCO whether an NOC is needed.
For town planning scheme plots, CIDCO’s land survey page lists the steps after a final plot is allotted: possession, a property card, closure of the 7/12 and a Certificate of Tenure and Title for the plot holder. We did not find that page or CIDCO’s FAQ describing final plots as freehold, so do not assume it. Ask for the allotment letter, property card and certificate for the plot you are buying.
Documents to Check Before You Pay
- 7/12 extract and 8A. The Bhulekh portal says it provides the 7/12 extract, 8A extract and property card online. It is in Marathi only. Our 7/12 extract guide shows how to search and read one. Check the portal for maintenance notices before you plan around it.
- Property card. In city survey areas, use the property card. See our property card guide.
- Index II. Use it to identify registered transactions relating to the property, then obtain the underlying documents. It is not a complete title investigation. Our Index II guide explains what it shows and what it does not.
- Encumbrance. Our encumbrance certificate guide covers searching for charges against a property.
- Planning and use. Get the zone and permitted use from the planning authority, and for CIDCO plots the lease deed and permitted use.
- RERA. Section 3(2) of the Real Estate (Regulation and Development) Act says no registration is required where the area of land proposed to be developed does not exceed 500 square metres or the number of apartments does not exceed eight, inclusive of all phases. MahaRERA’s Order No. 62/2024 of 22 October 2024 clarifies that these are alternatives: a project on land of up to 500 sq m is exempt whatever the number of units, and a project of up to eight apartments or units is exempt whatever the area. It also describes the commencement and completion documents for plotted projects. We read the order itself on MahaRERA’s website on 4 October 2026. It supersedes MahaRERA Circulars 25/2019 and 25A/2023 and Order 37/2022. The MahaRERA FAQ linked below says a project on more than 500 sq m needs registration regardless; the order says otherwise, so treat the FAQ as the weaker source on that point. Do not read the apartment or unit exemption as an exemption for any number of plots. If you are buying a plot in a developer’s project, ask for the MahaRERA registration record or a documented explanation of why the project is exempt, along with the layout approvals. RERA registration does not replace title or planning checks, and buying a single plot from an owner is a different transaction from buying in a developer’s project.
Costs Beyond the Price
- Stamp duty. The amount payable depends on the property’s location, the instrument being registered, its assessed value and any additional levy or concession. The Maharashtra Stamp Act schedule on the Stamps and Registration site (version dated 22 July 2026) sets 5% of market value under Article 25(b)(i) for a conveyance of property within a municipal corporation area. That is the Article 25 component, not a complete quotation, and it applies to a conveyance, so a lease, an assignment of a lease or another instrument can be charged differently. The note in the schedule records a 1% reduction for women purchasers of residential units under an order of 31 March 2021, and we did not read it as covering vacant land. We could not confirm from an official source whether any additional levy, such as a metro cess, applies in Navi Mumbai or Panvel, so do not assume either way. Obtain a current calculation for your actual transaction from the Registration and Stamps Department or the registering office before you budget, and see our stamp duty guide for registration charges.
- Market value. The state’s Annual Statement of Rates is the official valuation tool for duty and for the premiums above. It is not a market price, and we found no official source for Navi Mumbai land prices. See our ready reckoner guide.
- CIDCO transfer charge for a leased plot, from the table above.
- NA premium at 0.1%, 0.25% or 0.5% of the ASR value, depending on the area, where land is converted.
Fraud and Verification
We found no official CIDCO or state warning on fake plots in Navi Mumbai or Panvel. News reports show why verification matters. A Free Press Journal report of 5 December 2025 says Panvel police registered a case against 12 members of a family accused of using a deceased relative’s identity and forged documents to obtain a CIDCO plot under the 12.5% scheme at Kamothe, and that CIDCO officials found it after a complaint. That is an allegation in a police case, not a finding. Verify the seller’s identity against the records. Use Index II to identify relevant registered transactions, obtain the underlying documents, and have the ownership chain and any outstanding interests examined for the specific property. Do not pay a large sum before a lawyer has read the documents.
Before You Buy Land
- Identify the land type: CIDCO plot, village land, land inside municipal limits or a town planning scheme plot.
- For agricultural land, work through the four questions above for the specific survey number, and note the five year use condition if section 63(1C) applies.
- Confirm the permitted use and the planning authority, and ask what premium it will collect.
- For a CIDCO plot, read the lease deed and get CIDCO’s written permission and transfer charge.
- Collect the 7/12 or property card, registered conveyances or lease and assignment documents, relevant inheritance and mutation records, and an encumbrance search. Check for mortgages, litigation and transfer restrictions.
- Check the boundary measurement, lawful access, and any acquisition notices or reservations.
- Check MahaRERA for any layout or project, and check the seller’s identity.
- Get a lawyer to read the documents for the specific plot before you pay.
| Check | What the buyer should obtain |
|---|---|
| Parcel identity | Village, survey, gat or CTS number, area and a boundary plan |
| Access | Evidence of lawful road access |
| Development restrictions | The relevant zoning, reservations and any constraints that apply to the parcel |
| Town planning scheme position | The original plot, the proposed or final plot and the current scheme stage, if the land is in a scheme |
| Infrastructure | The actual availability of road, water, drainage and power at the plot |
| Cost responsibility | A written allocation of transfer charges, premiums and other costs between buyer and seller |
These are checks to perform. They are not claims that every restriction applies to every plot.
Frequently Asked Questions
Can a non-farmer buy agricultural land in Navi Mumbai?
Section 63(1) of the Maharashtra Tenancy and Agricultural Lands Act bars a sale to a non-agriculturist, but section 63(1C) says the bar does not apply to land inside a municipal corporation or council, a Special Planning Authority or New Town Development Authority area, or land allocated to non-agricultural use in a draft or final regional plan or town planning scheme. A buyer under that exception must use the land for non-agricultural purposes within five years. Check the survey number before you buy.
Do I need an NA permission before building on agricultural land?
Not a Collector’s permission, if the use is permissible under the draft or final Development Plan or Regional Plan. Under the Land Revenue Code amendment first published on 31 December 2025, the planning authority gives development permission and recovers a one-time premium of 0.1%, 0.25% or 0.5% of the land’s value under the Annual Statement of Rates, depending on the area. Development permission, the premium and any restriction attached to the land’s tenure still apply, and land already converted is treated separately. Ask the planning authority how it applies this to your parcel.
Is CIDCO land freehold or leasehold?
CIDCO’s own Estate Department page says it manages the leases it has granted for plots and built-up premises, so CIDCO plots are usually leasehold. We did not find a lease term on any official page, so read the lease deed. A news report says an optional conversion to freehold is available for some residential plots.
Do I pay a transfer charge when I buy a CIDCO plot?
CIDCO’s circular of 30 March 2026 sets transfer charges for 2026-27, for example ₹3,91,200 for a residential plot of 101 to 500 sq m in a developed node such as Kharghar or Panvel. The circular does not say who pays, so settle that in the agreement and confirm the figure with CIDCO before you sign. These are the 2026-27 charges and they change each year.
Can I convert a CIDCO leasehold plot to freehold?
A Free Press Journal report of 10 July 2025 says the state allowed it for eligible residential plots with executed lease deeds, on payment of conversion fees. We did not find a CIDCO page or government resolution for it, so ask CIDCO whether your plot qualifies and what it costs.
Can I buy land in NAINA?
CIDCO’s older NAINA FAQ says ownership generally remains with landowners in NAINA, with exceptions for land under development plan reservations. A reservation or designation does not by itself settle who owns a parcel, so check current ownership, reservations, acquisition or vesting records and any town planning scheme reconstitution. Owners who joined the voluntary NAINA Scheme described in that FAQ can transact further only after CIDCO’s NOC. Read our NAINA guide for the current planning position.
How much is stamp duty on land in Navi Mumbai?
The amount payable depends on the property’s location, the instrument being registered, its assessed value and any additional levy or concession. Article 25(b)(i) of the Maharashtra Stamp Act sets 5% of market value for a conveyance within a municipal corporation area, which is one component and not a complete quotation. Get a current calculation for your actual transaction from the registering office before you budget.
Does RERA apply to plots?
Not always. Section 3(2) exempts a project where the land does not exceed 500 square metres or the apartments do not exceed eight, and MahaRERA’s Order 62/2024 treats these as alternative exemptions. That does not turn the apartment exemption into an exemption for any number of plots. If you are buying in a developer’s plotted project, ask for the registration record or a documented explanation of the exemption, and check title and planning separately.
Is there an official price for land in Navi Mumbai?
We found no official source for market land prices. The Annual Statement of Rates is the official valuation tool for stamp duty and the NA premium, and it is not a market price. See our ready reckoner guide.
Sources and Verification Date
Sources checked on 3 October 2026. Statutes: the Maharashtra Tenancy and Agricultural Lands Act, 1948, as modified up to 27 July 2018; Maharashtra Act XVIII of 2026; the Land Revenue Code (Second Amendment) Act, 2025; the Fragmentation Act amendment of 2025; the Maharashtra Stamp Act article-wise schedule; and section 3(2) of the Real Estate (Regulation and Development) Act, 2016, which we read as reproduced on Indian Kanoon because India Code did not open. CIDCO: the Town Services page, the transfer charges circular of 30 March 2026, the NAINA FAQ and the land survey page. Portals: Bhulekh and the MahaRERA FAQ. MahaRERA: Order 62/2024, which we read in full on 4 October 2026. Law-firm summary: Khaitan & Co on the 2026 resolution. News: Free Press Journal on leasehold to freehold conversion (10 July 2025) and on a Kamothe plot fraud case (5 December 2025). We could not find a separate commencement provision in the 2025 Land Revenue Code amendment, the official text of the 10 February 2026 resolution (we cite a law-firm summary for it), a CIDCO lease term, or an official warning on land fraud, and we could not confirm from an official source whether any additional stamp duty levy applies in Navi Mumbai. We have not named any plot, seller or builder. Verify everything with the planning authority, CIDCO, the sub-registrar and a lawyer before you pay.
