If you’ve looked at property in Maharashtra, especially along the Konkan coast, you’ve probably come across the term NA. Sellers and brokers use it frequently, but what does it actually mean, and how do you verify a plot’s status?
Maharashtra’s land conversion framework changed following the Maharashtra Land Revenue Code (Second Amendment) Act, 2025, and subsequent government directions in 2026. These changes affect the separate Collector permission process and the way the one-time conversion premium is handled.
Here’s what NA conversion means, what the reform changes, and which documents you should check before buying a plot.
The short version: NA means non-agricultural. Agricultural land in Maharashtra generally has to be converted to non-agricultural use before homes can legally be built on it. An amendment notified on 31 December 2025 ended the separate Collector’s permission where the use is allowed under the area’s Development Plan or Regional Plan, and replaced the annual NA tax with a one-time premium. Verifying the exact status of a specific property is still essential.
What Does NA Mean in Maharashtra?
NA stands for non-agricultural. Land in Maharashtra’s revenue records is classified by its permitted use, and a large share of land outside city limits is classified as agricultural. Agricultural land is meant for farming. To build a home on it, the land’s use has to be changed to non-agricultural, and that change is what people call NA conversion.
Brokers sometimes say “NA plot” to mean a parcel whose use has been converted and can legally be built on. The phrase is common, but it isn’t a legal term with one fixed meaning, which is why it’s worth asking exactly what has and hasn’t been done.
Why NA Status Matters for Buyers
- You can’t legally build a home on unconverted agricultural land. Buying first and “sorting out the conversion later” is a well-known way for buyers to get stuck.
- It affects financing. Banks generally look closely at land classification before lending.
- It matters for NRIs in a specific way. Under the RBI’s Master Direction on acquisition of immovable property, NRIs and OCIs can purchase immovable property in India other than agricultural land, plantation property, and farm houses. So the classification of a property at the time of purchase can be a legal question, not just a planning one, and an NA label alone doesn’t settle every purchase question. Our NRI’s guide to buying a villa in Sindhudurg covers this in more detail.
- It affects resale. A clear, documented NA status makes a property easier to sell later.
How NA Conversion Worked Before the Reform
Until the recent change, the process had several separate steps. After getting building or layout approval from the planning authority, owners had to apply separately to the District Collector for NA permission. If granted, a document called a sanad was issued, and an annual non-agricultural assessment, often called the NA tax, was payable every year afterwards. Brokers still refer to old orders as “NA 42,” “NA 44,” or “NA 45,” after the sections of the Maharashtra Land Revenue Code they were issued under.
The process was known for duplication and delays, because the same project went through the planning authority and then, separately, through the Collector’s office.
What Changed Under Maharashtra’s 2025-26 NA Reform?
The Maharashtra Land Revenue Code (Second Amendment) Act, 2025, notified on 31 December 2025, and a Government Resolution dated 10 February 2026, changed this framework. The text of the Bill shows the new Section 42 stating that no permission from the Collector is needed for a use change where the planning laws allow it, and the Planning Authority recovers a one-time premium before it gives development permission or approves the building plan. In summary:
| Before | After the reform |
| Separate NA permission from the Collector | No separate Collector’s permission where the use is permissible under the Development Plan or Regional Plan |
| Sanad issued by the Collector | Sanad requirement removed for those cases |
| Annual non-agricultural assessment (NA tax) | Annual NA tax replaced |
| Various conversion charges | A one-time conversion premium, paid to the Planning Authority when development permission is granted |
| Separate rounds of approvals | Development or building permission functions as deemed NA permission, and revenue records are updated on that approval |
What Is Deemed NA in Maharashtra?
“Deemed NA” is easy to misread, so it’s worth being precise.
- It means that where the intended use is already allowed under the applicable Development Plan or Regional Plan, the planning authority’s approval, together with the premium, takes the place of the separate NA permission.
- It does not mean all agricultural land is now automatically non-agricultural.
- It does not apply the same way where the intended use isn’t permitted under the relevant plan. In those cases, the position can be different, and you need the planning authority’s and your lawyer’s view.
- Conversions completed under the older system generally still rest on the older documents, such as the NA order or sanad.
- Law-firm commentary on the amended Section 42 also notes that development permission does not by itself change a property’s occupancy class (for example, from a non-Class I occupancy to Class I), so tenure conditions attached to non-Class I land can remain relevant. Ask your lawyer to confirm the occupancy class.
NA Status vs Permission to Build
NA status and permission to build are related, but they aren’t the same thing. A conversion or development approval doesn’t guarantee that any home you have in mind can be built. The applicable development conditions, such as zone rules and setbacks, the building plan approval for your specific design, and other restrictions, such as coastal rules, still apply. Treat NA status as a necessary starting point, not a blanket green light.
NA Conversion Charges in Maharashtra: One-Time Premium Explained
The one-time premium replaces the annual NA tax and is calculated on the property’s market value under the state’s Annual Statement of Rates (the ready reckoner). According to law-firm summaries of the amended Section 47, the rate depends on the size of the property: 0.10% up to 1,000 sq. m., 0.25% between 1,000 and 4,000 sq. m., and 0.50% above 4,000 sq. m. Confirm the figure that applies to your specific case with the planning authority.
| Land area | Premium rate |
| Up to 1,000 sq. m. | 0.10% |
| Above 1,000 up to 4,000 sq. m. | 0.25% |
| Above 4,000 sq. m. | 0.50% |
Three points that buyers often miss:
- Older conversions are treated differently. For land converted before the reform, the Act’s transitional provisions use the Annual Statement of Rates of an earlier year (the year of conversion, or 2001 for the oldest conversions), so the calculation for an older conversion can differ from a new one.
- A premium may still be due on already-converted property. Commentary on the 10 February 2026 Government Resolution reports that, for land already converted, the premium is to be paid within one year of the resolution, and that unpaid amounts can be recovered with penalty and interest. If you’re buying converted property, ask whether the premium has been paid or is still due, and who bears it.
- Rules can be revised. Government directions may change, so check the current position before you budget.
What the NA Reform Does Not Change
Even with a simpler conversion process, several checks stay exactly as important as before:
- Title. A clear, marketable title with no disputes or encumbrances. An independent lawyer should verify the chain of ownership.
- Occupancy class and tenure conditions. As noted above, the reform doesn’t remove conditions attached to the underlying tenure of the land.
- RERA. Whether the project is required to be registered and, if so, whether it is. Not every project is required to be.
- Coastal rules. Properties near the sea can be subject to Coastal Regulation Zone restrictions, which are separate from NA status. The Maharashtra Coastal Zone Management Authority is the state body to look at for coastal rules.
- Other approvals and local rules. Layout approvals, access, utilities, and any other restrictions that apply to the specific property.
Our due-diligence guide for buying property near Goa walks through these in order.
How to Check a Plot’s NA Status
- Ask what exactly has been completed. “NA-ready” and “NA plot” are sales phrases. Ask for the actual documents, and find out which framework the property falls under: an older conversion, or one handled after the reform.
- Check the revenue records, but don’t rely on them alone. The 7/12 extract should reflect the land’s current use, yet it isn’t conclusive proof that the property can be developed. Have your lawyer reconcile it with the planning approvals, the land-use zone, the title documents, and the conversion or premium records.
- Check the zone. Confirm with the planning authority what use the property’s zone permits under the Development Plan or Regional Plan.
- Find out who pays what, and when. Ask whether the conversion premium has been paid, who pays it, and whether any approvals are still pending.
- Get independent legal verification. Use a lawyer who isn’t recommended by the seller or broker.
- Check the sale documents. Make sure the agreement describes the property’s status accurately and matches what you’ve been shown.
Our Sindhudurg real estate glossary also defines NA status and related terms in plain language.
NA Plot Documents: What Buyers Should Verify
Which documents matter depends on when the property was converted. Ask your lawyer which apply to your specific case.
| Situation | Documents to ask for |
| Converted under the older system | The NA order or sanad; the 7/12 extract showing current use; proof of NA assessment payments; the layout or building approvals; and confirmation of whether the one-time premium for already-converted land has been paid or is still due |
| Handled under the new framework | The development permission or approved building plan; the receipt for the one-time premium; the updated revenue record; and written confirmation that the intended use is permitted in the zone |
| In every case | Title documents and the chain of ownership; an encumbrance check; RERA registration status where applicable; and coastal clearance where the property is near the sea |
What Does an NA-Ready Plot Mean?
In listings across Sindhudurg and the Konkan coast, you’ll see “NA ready,” “NA included,” “NA at additional cost,” and sometimes “non-convertible.” These can mean very different things. Some projects have completed conversion before sale, some leave it to the buyer after purchase, and some phrasings need clarifying directly with the seller. Zinoha’s own project pages use this kind of language too, for example for NA ready plots in Sindhudurg at MH07 and NA plots near Sindhudurg at ZA2. As with any seller, a label isn’t proof. The useful question is which document establishes the status, and it’s worth confirming the current position in writing for the specific property you’re considering.
Before You Buy NA Land in Maharashtra: A Quick Recap
- Know whether the property is converted, and under which framework.
- Ask for the documents, not just the label.
- Confirm whether any premium is paid or still due.
- Remember that NA status isn’t the same as permission to build.
- Check title, occupancy class, RERA applicability, and coastal rules.
- Take independent legal advice before you sign anything.
FAQs
What does NA mean in Maharashtra?
NA stands for non-agricultural. It describes land whose permitted use has been changed from farming to uses such as residential construction, which is what allows a home to be built legally.
Is NA conversion still required in Maharashtra?
Land still needs to be non-agricultural before homes can be built. Since the 2025 amendment, though, a separate Collector’s NA permission is no longer needed where the use is permissible under the Development Plan or Regional Plan. The planning authority’s development permission, along with a one-time premium, takes its place.
What is a sanad?
A sanad was the document the Collector issued once NA permission was granted. The amendment removed the sanad requirement for plan-permitted uses.
How is the one-time conversion premium calculated?
It is calculated on the property’s market value under the state’s Annual Statement of Rates, at rates that law-firm summaries put at 0.10%, 0.25%, or 0.50% depending on the size of the property. Older conversions follow transitional rules, so confirm the amount for your case with the planning authority.
Which documents should I check before buying an NA plot in Maharashtra?
It depends on whether the conversion was completed under the older system, with an NA order or sanad, or handled under the new framework, with the development permission and premium receipt. In every case, you still need the title documents and a lawyer’s verification. See the table above.
What does “NA ready” mean?
It isn’t a fixed legal term. Sellers use it differently, so ask which document establishes the property’s status and what, if anything, is still pending.
Can NRIs buy NA land in Maharashtra?
NRIs and OCIs can purchase immovable property in India other than agricultural land, plantation property, and farm houses. Because classification matters, confirm the exact status in writing and take legal advice first.
How This Article Was Prepared
This article draws on the text of the Maharashtra Land Revenue Code (Second Amendment) Bill, 2025 as published by PRS Legislative Research, law-firm commentary on the Act and the Government Resolution dated 10 February 2026, and press reports. It is not a legal opinion, and it hasn’t been checked against the Gazette notification itself. Details can change as the government issues further directions.
This article is for general information only and isn’t legal advice. Land laws change and depend on the specific property, so get independent legal advice from a lawyer who handles Maharashtra land records before you buy.
Sources: Maharashtra Land Revenue Code (Second Amendment) Bill, 2025, text via PRS, Khaitan & Co, MLRC Amendment note, Cyril Amarchand Mangaldas, Simplifying Land Conversion in Maharashtra, K&S Partners, legal analysis of the reform, LawWeb, new NA permission regime, S&R Associates, strategic land conversion, Mondaq, sanad requirement removed, Mondaq, annual NA tax abolished, Free Press Journal, Maharashtra ends separate NA permission, RBI Master Direction on acquisition of immovable property, Maharashtra Coastal Zone Management Authority.
