Many first-time buyers looking for a farmhouse or weekend home near Pune or Mumbai see two kinds of listings: cheap agricultural land and slightly pricier NA plots. The difference matters far more than the price gap suggests.
The short answer
If you are not a farmer and you want to build a home, an NA (non-agricultural) plot is almost always the right choice. It can be bought by anyone, built on for residential use, and financed by banks.
Side-by-side comparison
| NA plot | Agricultural land | |
|---|---|---|
| Who can buy | Any Indian buyer | Generally only agriculturists in Maharashtra |
| Building a home | Allowed, as per the approved layout and FSI | Needs conversion to NA first |
| Bank loan | Plot loans widely available | Rarely financed for non-farm use |
| Roads, water, power | Usually provided in an approved layout | Usually your responsibility |
| Resale | Open to any buyer | Limited to eligible buyers |
| Paperwork to check | NA order, 7/12, layout approval, RERA | 7/12, buyer eligibility, conversion feasibility |
Why "cheap agricultural land" can cost more
Converting agricultural land to NA takes applications, fees and time, and approval is not guaranteed. Until it is converted, you cannot legally build a bungalow on it or easily sell it to a non-farmer. Add the cost of your own roads, water and electricity, and the price difference often disappears.
What to verify on any NA plot
- The Collector's NA order for the layout
- The individual 7/12 extract showing NA use
- MahaRERA registration for plotted projects
- An approved layout plan with internal roads and utilities
Where Seven Hills fits
Seven Hills in Wai is a 40-acre gated layout of NA villa plots from 1,625 sq.ft, RERA registered (P52700011037), 7/12 ready and eligible for bank loans. It has more than 30 amenities, from a clubhouse and pool to a natural lake and trails.
Also read: premium farmhouse plots near Pune and flats vs villas in 2026.
General information only, not legal advice. Rules on land purchase can change, so confirm your eligibility and the land's status with a lawyer.
