Forested hill ridges seen from Karnala Fort. The eco-sensitive zone around the Karnala Bird Sanctuary is one of the limits the NAINA regulations mention. Illustrative photograph, not a particular plot.
Buying land in NAINA is not like buying a plot in an established node. The land may sit in a village, a zone, a town planning scheme or a reservation, and each of those changes what you can do with it. This guide lists eight checks to make before you pay, in the order that tends to save the most money, with the regulation numbers so you can read the rule yourself. It is general information, not legal advice. A lawyer should assess the transaction and a licensed architect should assess whether your plan can be built.
Quick answer: before paying for land marketed as NAINA, verify the seller’s title and authority, the parcel’s current planning jurisdiction, its zoning and scheme status, and whether your intended use is feasible. Match the sale documents to the official survey and the approved layout, establish legal access, check physical restrictions and get a written estimate of the charges that apply. A 7/12 extract or a “NAINA approved” label is not a substitute for these checks. Development potential outside a town planning scheme is low, so look at it before you agree a price (check 7).
Check 1: Identify the parcel and the seller
Start by writing down exactly what is being sold. Every later check depends on these details being right.
| Detail | Record before proceeding |
|---|---|
| Village and taluka | Official spelling and administrative location |
| Survey, gut or hissa number | The exact parcel identifier on the village records |
| Area being sold | The entire holding, a subdivided plot or a share |
| Planning authority | Current parcel specific jurisdiction |
| Scheme position | Scheme number, stage and the relevant plot entry, if any |
Which authority covers the parcel? Identify the competent planning authority for the exact parcel from current notifications and official records. Do not infer the applicable planning regulations solely from a postal address, a municipal boundary, a nearby node or a marketing description. The regulations in this guide apply to the area of the NAINA Development Plan, including the area of the earlier Interim Development Plan (regulation 1.2). Annexure 1 lists the villages by taluka and numbers 174 of them, in Panvel, Pen and Uran talukas. A printed list is not a current notification, though. A notification of 4 March 2024 moved 80 villages from NAINA to MMRDA’s jurisdiction, as our NAINA guide explains, so a village in Annexure 1 may now sit under a different authority and a different rulebook. Ask CIDCO for the current notification for your village and survey number.
An early legal screen. Before you spend on detailed checks, ask the seller for the papers that answer these questions. A lawyer should do the full title search in check 4.
| Check | What the buyer needs |
|---|---|
| Seller’s authority | Identity, ownership capacity and authority to sign, whether the seller is an owner, a power of attorney holder or a developer |
| Joint ownership | Participation and consent of every required owner |
| Specific plot or a share | Whether the transaction identifies a separate, lawful parcel or only an undivided share |
| Mortgage or earlier agreement | Release or consent, and how it will be handled before completion |
| Possession | Who occupies the land, where the boundaries lie and whether there are disputes |
| Restricted tenure | Whether transfer conditions or permissions apply to this land |
| Scheme liabilities | Outstanding contributions and any compensation choice already made, if the land is in a scheme |
| Infrastructure | Actual access and utilities on the ground, and any delivery obligations the seller has taken on |
| Token terms | Lawyer reviewed conditions, document deadlines and the events that trigger a refund |
Check 2: Confirm the rules, the scheme status and any reservation
- Development Plan and regulations. The regulations in this guide are CIDCO’s Sanctioned DCPRs for the Development Plan of NAINA. After sanction they replace the earlier regulations for the Interim Development Plan area and apply there too (regulation 1.3). CIDCO’s PDF carries marginal markings from the state’s modifications, so ask CIDCO which version is in force for your village.
- Town planning scheme. If the survey number lies inside a declared scheme, the scheme decides the final plot, its size and its FSI. CIDCO’s FAQ describes about 40 per cent of the original land coming back to the owner as final plots, with the rest used for roads, open space, amenities and other scheme needs. Do not apply one percentage to every NAINA parcel. Our town planning scheme guide explains the stages, and CIDCO lists the schemes on its town planning schemes page.
- NAINA Scheme. This is the voluntary route under regulation 13. It has its own minimum areas and FSI rows, and FLP is not charged under it (regulation 13.7). Ask the seller directly whether the owner joined one, and see our guide to buying land in Navi Mumbai for the NOC point.
- Reservations. Check whether the Development Plan shows a road, an amenity, a growth centre or another reservation on the land. A growth centre reservation is developed by CIDCO, and the zone table says the owner does not get the option of development under regulation 42. A reservation also takes land out of the plot you are paying for. Our TDR guide explains how owners are compensated.
- Scheme liabilities. For land in a scheme, ask which compensation option the owner chose, what contribution has been demanded and what is still unpaid, and who bears it under your agreement.
Check 3: Zone and intended use (regulation 31)
Regulation 31.1 says the intended use must conform to the permitted uses of the zone in which the land lies. The Development Plan classifies land into the zones and reservations below:
| Zone or reservation | Code | What it is for |
|---|---|---|
| Predominantly residential | R1 (N1) | Residential development and social infrastructure |
| Mixed use | R2 (N3) | The activities in regulation 31.4, or others with the CEO’s permission |
| Urban village | R3 (N4) | Gaothans follow regulation 11 and urban villages follow regulation 12 |
| Recreational | R4 (N5) | Recreational activities as listed in regulation 31.4 |
| Industries and warehousing | I (N6) | Industry, warehousing and logistics parks, with supporting uses |
| Limited development zone | LDZ (N7) | Areas not likely to urbanise in the plan period, where public infrastructure may not reach |
| Growth centre reservation | GC | Developed by CIDCO, mainly commercial, business and residential |
| Theme based reservation | TBR | Developed by CIDCO as per Table 16.1 |
The use table (Table 31.3) is where the surprises are. Housing, which covers bungalows, row houses and apartments, is listed for the predominantly residential, mixed use and urban village zones. In the recreational zone and the limited development zone, the table allows only single family houses, on plots of not less than 2,000 sq.m., and says a layout of single family houses is not allowed. So a small plot sold in the limited development zone cannot take a house just because it has a 7/12. In the industries and warehousing zone the zone description allows supporting residential and other uses, but the table does not list housing as a use there, so do not assume you can build flats. Farm buildings under section 41 of the Maharashtra Land Revenue Code are permissible in all zones (note 2 to Table 15.1).
Forest on the map. Regulation 31.3 says forest areas on the Development Plan are based on available information and some may not be reserved or protected forest. If the owner gets a certificate from the District Conservator of Forests that the land is not forest land, the land may be developed under the adjoining zone. That certificate settles forest status only. It does not settle any other planning or environmental restriction, and until it exists, treat land shown as forest as undevelopable.
Getting the zone for your survey number. Start with CIDCO’s official online Zone Confirmation Statement service for NAINA. Check the current application checklist and processing fee there, and make sure the application names the correct village and survey number. Annexure 3 of the regulations lists Rs 100 per survey number as the scrutiny fee for a zone confirmation statement. That is a figure quoted from the document, not a verified current charge. Do not rely on a broker’s sketch or a screenshot of the map.
Our land use zones guide explains zones in general terms under the state’s UDCPR. NAINA has its own regulations, so use the CIDCO document for any NAINA village.
Urban villages and gaothans
An urban village is the area within 200 m of the boundary of an existing inhabited gaothan, as shown in the land use plan on or before the date the Development Plan was published. If more than half of a survey, gut or hissa number lies within that 200 m, the whole number in one ownership is treated as urban village. The definition says the urban village benefit is not available for gaothans in the Navi Mumbai area or an MIDC area, and it names an “MESZ” area as well without expanding the abbreviation (regulation 2.124). Eco-sensitive restrictions are a separate question and are covered in check 5. That definition is why plots a few metres apart can carry FSI of 0.70 and 0.20. Get the zone confirmation for your exact survey, gut or hissa number, check the mapped gaothan boundary, and do not trust a claim that the land is “near the gaothan”.
Gaothan redevelopment has its own limits. The existing footprint cannot be exceeded for an individual applicant, buildings are limited to two storeys, and a minimum dwelling carpet area of 11 sq.m. applies (regulation 11.2). Urban villages get no relaxation of open space or parking, even in hardship cases (regulation 12.2).
Check 4: Title and transfer restrictions
The seller’s documents prove different things, so ask which interest the seller actually claims and read each document for that purpose.
| Document | What it can show | What to check |
|---|---|---|
| Registered sale deed | A transfer of ownership to the seller | The chain of earlier deeds behind it, and that the area and survey number match |
| Lease | A leasehold interest only | The term, the conditions and the lessor’s consent to a transfer |
| Power of attorney | Authority given to an agent | Its scope, whether it covers a sale, whether it is registered and whether it is still valid |
| Development agreement | Rights given to a developer | It does not by itself make the developer the owner. Check what was actually transferred |
| Agreement to sell | A promise to sell, not a transfer | Whether the holder has consented in writing and whether it is still alive |
CIDCO’s Annexure 2 lists what it asks for when you apply for development permission. It is also a good list of what a seller should be able to produce:
- A 7/12 extract or property card not more than three months old.
- A measurement plan certified by the Taluka Inspector of Land Records, not more than five years old.
- A statement of the area by triangulation from a licensed professional, and an owner’s affidavit on the area.
- The registered consent of any third party with an interest, such as an agreement to sell or a mortgage.
- The approved subdivision, amalgamation or layout, or the outline development permission, where it applies.
- A title and search report for the last 30 years and a title clearance certificate from the advocate on record.
- NOCs from the Railway, the Pollution Control Board, the Civil Aviation Authority, the coastal authority and similar bodies where the building needs them.
Our 7/12 extract guide, property card guide, Index II guide and encumbrance certificate guide show how to read and obtain those records. Check that the area on the 7/12, the measurement plan and the sale deed agree. If the land is inside a town planning scheme, match the seller’s documents to the original plot entry and the final plot entry, as the town planning scheme guide describes. Stamp duty and registration charges are separate, and our stamp duty guide explains them.
Non-agricultural use and the 2025 amendment. The Maharashtra Land Revenue Code (Second Amendment) Act, 2025 (Maharashtra Act LVII of 2025), published on 31 December 2025, substitutes section 42 of the Code. It says no Collector permission for a change from agricultural to non-agricultural use is required where the use is permissible under the draft or final Development Plan, the Regional Plan or the related regulations, and that the planning authority may then give development permission. The authority must recover a one time premium under the new section 47 before it does so: 0.1 per cent of the land’s value under the current ASR up to 1,000 sq.m., 0.25 per cent above 1,000 and up to 4,000 sq.m., and 0.5 per cent above 4,000 sq.m. These bands are the general provision, applied to the land’s value under the current ASR. Section 47 also has provisos for land that is already converted: where land was converted to non-agricultural use on or before 31 December 2001, a one time premium at the same rates replaces the annual assessment and is worked out on the ASR of 2001, and where it was converted on or after 1 January 2002 and before the Act commenced, the premium is worked out on the ASR of the year of conversion. Check which applies if you are buying land that was converted earlier. Section 42(2) says the occupancy status of land other than Class I occupancy land is not altered merely because permission is given.
Keep three things apart: conversion permission, planning permission and eligibility to transfer. The relaxation is not permission to build, confirmation of clear title or removal of restrictions on transferring the land. Ask your lawyer to check when the Act came into force and any implementation directions the government has issued. Our guide to buying land in Navi Mumbai covers who can buy agricultural land and the fragmentation rules.
Check 5: Access and physical limits
Access. Every plot must have a means of access, and regulation 18.1 lists a site that does not derive access from an existing street among those that cannot be built on. Where regulation 31.4 does not give a width, regulation 19.3 sets the minimum width of the access, layout or internal road by its length. For residential development:
| Length of the road | Minimum width, residential |
|---|---|
| Up to 75 m | 9 m |
| Above 75 m and up to 150 m | 12 m |
| Above 150 m and up to 300 m | 15 m |
| Above 300 m | 18 m |
Buildings inside a plot or layout can be reached by a pathway 4.5 m wide for up to 60 m. The lengths in the table are lengths of the road, not of your frontage. What to check on the ground: the road shown on the village map exists and is usable, you have a registered right to use it if it crosses someone else’s land, and its width meets the table. A path a seller calls “the road” may be a cart track far narrower than the table needs. Regulation 20.2.5 treats internal roads of an approved layout as public for adjoining land, which helps a buyer next to a sanctioned layout and does not help a buyer next to an unsanctioned one.
Physical limits. A plot can be in the right zone and still be unbuildable. Regulation 18.1 lists sites that cannot be used for buildings, and regulations 3 and 18 add the rest. Walk the plot with the survey map and look for each of these:
| What to look for | Rule in the regulations | Evidence to ask for |
|---|---|---|
| Hill slope | No development of any sort, and no cutting, levelling or filling, on land with a gradient steeper than 1:5. Plantation, a park, a garden and an access road with minimum cutting are allowed, and the FSI of that land can be used on the rest of the project. The slope land is limited to 40 per cent of the project area (regulation 18.1) | A contour plan and the architect’s slope statement |
| Nalas, streams and ponds | No building within 9 m of the water mark of a minor water course and 15 m of a major one such as a river. A channelised nala up to 6 m wide has a minimum margin of 4.5 m (regulation 18.1) | The village map showing the water course, and a site survey |
| Flood lines | No building within the river boundary and the blue flood line. Between the blue and red lines, building may be permitted at 0.60 m above the red flood line level (regulation 18.3) | The Irrigation Department’s flood line statement |
| Coastal zone | Land near the coast or creeks may fall under the CRZ rules. The regulations refer to the 2011 notification as amended (regulation 3.2), so confirm the currently applicable CRZ notification and the approved Coastal Zone Management Plan for Raigad district | A CRZ status letter from the competent authority |
| Karnala eco-sensitive zone | Development follows the 2016 notification for the Karnala Bird Sanctuary (regulation 3.3) | The notification map with the survey number marked |
| Forest | Land shown as forest stays closed unless a District Conservator of Forests certificate says it is not forest (regulation 31.3). The certificate settles forest status only | The DCF certificate, and a separate check of other restrictions |
| Power lines | No structure, balcony included, within the vertical and horizontal clearances of overhead lines. Low and medium voltage need 2.5 m vertically and 1.2 m horizontally. High voltage up to 33,000 V needs 3.7 m and 2.0 m (regulation 18.2) | A site survey showing the lines |
| Railway | Any construction within 30 m of the railway boundary needs the Railway’s NOC (regulation 18.4) | The Railway’s NOC |
| Gas pipelines | Development along a gas or similar pipeline needs the NOC of the pipeline authority (regulation 18.5) | The pipeline authority’s NOC |
| Drainage and level | The authority can refuse a site it considers insanitary, dangerous, badly drained or below the prescribed datum level (regulation 18.1) | Levels in the survey plan and a drainage opinion |
| Environmental clearance | Larger projects can need Environment Clearance under the EIA notification of 2006 (regulation 3.4). The approving authority depends on the project category | Confirm the current environmental framework, the mapped restrictions and the competent approving authority for the parcel and your proposal |
Transferability and development permission are separate checks. Land being offered for sale, or having a registered document, does not establish that the transfer is valid or that the proposed building can be approved. Have a lawyer assess the transaction and an architect assess development feasibility.
Non-residential and industrial access. Other uses have wider minimum roads. For commercial, public and industrial development other than warehousing, regulation 19.3.3 asks for 12 m up to 75 m, 15 m above 75 m and up to 150 m, and 18 m or more above 150 m. Warehousing, logistics and industrial development has its own scale in regulation 19.3.4: 15 m for a road up to 100 m long, 18 m above 100 m and up to 300 m, and 24 m above 300 m, or the width in regulation 31.4 if that is more, with a lay-by 8 m wide and 100 m long inside the plot. A NAINA Scheme needs to derive access from a 20 m wide existing or proposed Development Plan road, and 12 m in an urban village (regulation 13.1.3).
Check 6: Layout and project approvals
Regulation 20.1 requires a layout or subdivision proposal when more than one building is planned on a holding (accessory buildings excepted), when land is divided, subdivided or amalgamated, and for group housing. Regulation 20.3.1 requires 10 per cent of a layout of 0.40 hectare or more to be kept as recreational open space, and says the 0.40 hectare is measured on the holding as it stood on 11 January 1967, not on holdings subdivided in the revenue records since without permission under the Maharashtra Regional and Town Planning Act. In plain terms, splitting a large holding into small registered pieces does not escape the layout rules. Annexure 4 also asks layouts and housing schemes on 4,000 sq.m. or more to set aside a share for EWS and LIG housing, and CIDCO can tell you which percentage currently applies. For a buyer the useful questions are simple:
- Is there a sanctioned layout or subdivision order, and does the plot number you are buying appear in it?
- Has the open space been kept and recorded, and has the road been handed to the authority as regulation 20.2.6 contemplates?
- Does the seller’s title come through a registered partition or sale that follows the sanctioned plan?
- For agricultural land, do the Land Revenue Code and the fragmentation rules allow the transfer?
MahaRERA. If you are buying from a marketed plotted development, verify its MahaRERA registration or the documented basis for exemption. Match the project, the phase, the survey numbers and the approved layout. Whether registration or an exemption applies depends on the particular project, and MahaRERA’s Order 62/2024 sets out how plotted projects are treated. RERA registration does not replace title or planning checks.
If the land already has a permission. Under regulation 6.8.1 a commencement certificate is valid for four years in aggregate and is renewed every year, with no renewal beyond four years from the date of issue, but no renewal is needed if the work is commenced within the valid period (Table 6.2 defines commencement). Do not judge a permission from its age alone. Check its issue date, its renewal history, its conditions and whether qualifying commencement took place while it was valid, and get that confirmed against the regulation and the project records. Do not assume that clearing vegetation, putting up a fence or preliminary site activity counts as commencement.
Check 7: Development potential and charges
FSI is worked out on the net plot area (regulation 15.1), which leaves out any road widening, reservation and layout road. Table 15-1 has a row called “Other Development”, which is what applies to an ordinary plot that is not in a scheme and not a reservation. Regulation 14 says the FSI of such developments follows Table 15.1 and that FLP is levied when the commencement certificate is issued.
| Zone | Base FSI | Premium FSI | Illustrative FSI accounted area per 1,000 sq.m. of eligible net plot area |
|---|---|---|---|
| Gaothan | 1.00 | None | 1,000 sq.m. |
| Urban village | 0.70 | 0.30 | 1,000 sq.m. |
| Predominantly residential | 0.20 | 0.30 | 500 sq.m. |
| Mixed use | 0.20 | 0.30 | 500 sq.m. |
| Limited development zone | 0.20 | None | 200 sq.m. |
| Recreational | 0.20 | None | 200 sq.m. |
| Industries and warehousing | 0.50 | 0.50 (the premium is 150 per cent of the FLP in Annexure 3) | 1,000 sq.m. |
This is the “Other Development” row of Table 15-1, read from CIDCO’s PDF, and the right-hand column is arithmetic, not an approval. An FSI calculation does not override minimum plot size, permitted use conditions, access requirements, setbacks, height controls or environmental restrictions. It is not a building approval. The 3.00 maximum in the same table applies to NAINA Schemes and growth centre buffers, not to an ordinary plot. Heights are capped too: 15 m in the limited development zone (regulation 31.4.2) and 24 m in urban villages (regulation 12.3).
For the recreational and limited development zones, the arithmetic does not establish that a house can be built. The use table allows only single family houses there on plots of at least 2,000 sq.m., so a plot below that size has an FSI figure and no housing entitlement.
For comparison, an owner whose land sits inside a town planning scheme can end up with a notional FSI near 2.5 on a smaller final plot. That is a different system. Our FSI limits guide covers the general idea of FSI.
Charges are separate items. Ask for each one by name, because one figure does not cover them all:
- FSI Linked Premium (FLP). Annexure 2 says FLP is payable for developments in the Development Plan area unless the regulations exempt them, and it is paid when the commencement certificate is granted. Gaothan development pays no FLP (regulation 11.2.10) and a NAINA Scheme does not (regulation 13.7). Do not assume it arises only if you choose extra FSI. Ask CIDCO which FSI it will be charged on for your plot.
- Development charges. Charged for land development and for construction under Annexure 3 and section 124B of the Maharashtra Regional and Town Planning Act.
- Scrutiny fees and the security deposit. Fees for the application and a refundable deposit.
- One time premium for non-agricultural use. Under the amended section 47 of the Land Revenue Code, described in check 4.
- Scheme contribution and dues. For land in a town planning scheme, any contribution still unpaid.
- Transaction costs. Stamp duty and registration. Our ready reckoner guide explains the ASR that several of these charges use.
| Charge | As printed in Annexure 3 (quoted from the document, not a current demand) |
|---|---|
| Zone confirmation statement | Rs 100 per survey number |
| Scrutiny fee, residential building | Rs 15 per sq.m. of built-up area, minimum Rs 1,000 |
| Scrutiny fee, residential layout or subdivision | Rs 2 per sq.m. of total area, minimum Rs 500 and maximum Rs 50,000 |
| Security deposit | Rs 20 per sq.m. of gross built-up area for most uses, with no interest, returned after the full occupancy certificate |
| Development charge, land development | 0.5 per cent of the ASR rate per sq.m. or Rs 100 per sq.m., whichever is more |
| Development charge, construction | 2 per cent of the ASR rate per sq.m. or Rs 400 per sq.m., whichever is more |
| FSI Linked Premium | 30 per cent of the NA land rate in the ASR, on the net plot area, paid in full when permission is sought |
Illustration using the charges printed in the document, not a current demand estimate. On 1,000 sq.m. of eligible net plot area in the predominantly residential zone, building the full 500 sq.m. of FSI accounted area would involve development charges of Rs 1 lakh for the land at the printed floor of Rs 100 per sq.m. and Rs 2 lakh for the construction at the printed floor of Rs 400 per sq.m. That leaves out the FLP, the scrutiny fees and the deposit, and the charges follow the ASR, so a real bill can be higher. For an actual purchase, ask for a written cost sheet that states the applicable area, the use, the ASR basis, any exemption, any outstanding dues and the stage at which each amount is payable. SPA-NAINA may revise these charges, so ask CIDCO for the current schedule.
Check 8: Set conditions before you pay
Once the checks above are done, put what you have found into the agreement before any money moves. A lawyer should draft or review these points:
- The token amount, the deadline for the seller to produce each document, and the events that make the token refundable.
- The exact parcel, area and survey number, and what happens if the measured area differs.
- Who pays the transfer related costs, any scheme dues, development charges and premiums, and when.
- A condition that the sale completes only if the zone confirmation, the layout approval and the access are confirmed in writing.
- Release of any mortgage or earlier agreement, with the consent of every required owner.
- Delivery of possession, and the access and utilities the seller has promised.
Red flags
- A seller who cannot name the zone, or offers only a map screenshot.
- A plot “near the gaothan” with no zone confirmation to support it.
- Plots sold from one large survey number with no sanctioned layout, no open space and no road.
- No document showing legal access of the required width.
- Land shown as forest, on a steep slope, beside a nala or under a power line.
- A seller who says the land is “NAINA approved” without naming the scheme, the layout order or the permission.
- A price that assumes FSI of 1.00 or more in the predominantly residential or mixed use zone outside a scheme.
- Pressure to pay a token amount before the title search is done.
A buyer verification worksheet
Copy this table and fill one row for each document you obtain, so a discrepancy is recorded the day you find it.
| Document | Issuing authority | Reference and date | Discrepancy found | Reviewed by |
|---|---|---|---|---|
| 7/12 extract or property card | ||||
| Measurement plan | ||||
| Sale deed and earlier deeds | ||||
| Zone confirmation statement | ||||
| Scheme entry or scheme status letter | ||||
| Sanctioned layout or subdivision order | ||||
| Development permission, if any | ||||
| MahaRERA registration or exemption basis | ||||
| Written cost sheet from CIDCO |
Frequently Asked Questions
Can I build a house on a plot in NAINA?
It depends on the zone and the plot. In the predominantly residential, mixed use and urban village zones housing is listed as a permitted use. In the recreational and limited development zones only single family houses are allowed, on plots of at least 2,000 sq.m., and layouts of them are not. For parcels currently under CIDCO’s NAINA jurisdiction, obtain the applicable development permission and commencement certificate before starting construction.
How much can I build on 1,000 sq.m. of eligible net plot area in NAINA?
Outside a town planning scheme, in the predominantly residential and mixed use zones the table gives a base FSI of 0.20 and 0.30 more as premium FSI, which works out to 500 sq.m. of FSI accounted area. That is arithmetic, not an approval. It does not override minimum plot size, permitted use, access, setbacks, height or environmental limits. In the limited development and recreational zones the FSI figure of 0.20 does not establish that a house can be built, because single family houses there need at least 2,000 sq.m.
How do I find the zone of my survey number?
Start with CIDCO’s online Zone Confirmation Statement service for NAINA, check its current checklist and fee, and make sure the application names the correct village and survey number. Annexure 3 of the regulations lists Rs 100 per survey number as a scrutiny fee, a figure quoted from the document.
Is land near a gaothan always urban village land?
No. The urban village is the area within 200 m of an inhabited gaothan boundary as shown in the Development Plan. If more than half of a survey number is within 200 m the whole number in one ownership is treated as urban village. The definition says the benefit does not apply to gaothans in the Navi Mumbai area or an MIDC area, and it also names an “MESZ” area without expanding the abbreviation. Check the mapped gaothan boundary and your exact survey, gut or hissa number.
How much land will I retain if my property is included in a scheme?
Do not apply one percentage to every NAINA property. Identify whether the land falls within a statutory town planning scheme, an approved voluntary NAINA Scheme or neither. Check the applicable documents for the original area, the final or retained area, reservations and the associated development rights. CIDCO’s FAQ describes about 40 per cent of the original land coming back as final plots in a town planning scheme. Our town planning scheme guide explains what the owner gets back.
Do I still need NA permission before building?
The Maharashtra Land Revenue Code (Second Amendment) Act, 2025, published on 31 December 2025, says no Collector permission is required for a change to non-agricultural use that the Development Plan permits, and that the planning authority recovers a one time premium before it gives development permission. Conversion permission, planning permission and eligibility to transfer are three separate things, and the change is not permission to build or confirmation of clear title. Ask a lawyer about the Act’s commencement and any implementation directions.
Can I split my land and sell plots?
Dividing land needs a layout or subdivision proposal under regulation 20.1, and layouts of 0.40 hectare or more must keep 10 per cent as recreational open space, measured on the holding as it stood on 11 January 1967. Fragmentation rules for agricultural land also apply. Do not buy plots that have no sanctioned layout.
What to read next
- NAINA town planning scheme explained: plot return, FSI and charges.
- Land use zones in Navi Mumbai: what each zone permits.
- Can you buy land in Navi Mumbai: plots, agricultural land and CIDCO leasehold rules.
- Index II in Maharashtra: how to search property records and what the search cannot show.
Sources and a note on accuracy
Sources reviewed on 17 October 2026. Regulation, table and annexure numbers refer to CIDCO’s Sanctioned DCPRs for Development Plan of NAINA (see also CIDCO’s development control regulations page), specifically regulations 1 to 3, 5, 6.8, 11 to 15, 18 to 20 and 31, Table 15-1, Table 31.3 and Annexures 1 to 4. The zone confirmation service is on CIDCO’s NAINA ZCS page. The non-agricultural use passage rests on the text of the Maharashtra Land Revenue Code (Second Amendment) Act, 2025. The scheme and voluntary scheme context comes from CIDCO’s NAINA FAQ, an older document, and from our NAINA guide. The CRZ and environmental references in the regulations date from the document’s own text, so confirm the framework that applies today.
The PDF carries marginal markings from the state’s modifications and CIDCO updates its pages, so ask CIDCO for the version in force for your village. Tables in the PDF were read from the published document and have not been checked against the gazette notifications, so confirm any figure that decides a purchase with CIDCO in writing. Featured photo: View from Karnala Fort by Shishirdasika, licensed CC BY-SA 4.0 via Wikimedia Commons, cropped and resized. NaviMumbai.com is an independent information site and is not affiliated with CIDCO or any other authority named here.
