Pune plots — PMRDA, PMC, and the NA-land conversion trap
Brickplot verdict: Wait. Brickplot Score 7.5/10. Reviewed against the 9-axis Plots Score formula. See how plots are scored.
Plots · Pune
Pune plots — PMRDA, PMC, and the NA-land conversion trap
In Maharashtra, every plot sold as residential must have an NA (non-agricultural) order from the collector. Without it, a plot is technically a farm parcel — you cannot get construction permission, no matter how many brochures call it a "villa layout".
Pune authorities you will encounter
- PMC — Pune Municipal Corporation core.
- PCMC — Pimpri-Chinchwad Municipal Corporation, northern belt.
- PMRDA — Pune Metropolitan Region Development Authority, 7,256 sq km outside PMC/PCMC. Most current plotted product sits here.
- Collector / Tahsildar — issues the NA order. Non-negotiable.
- 7/12 extract + Ferfar — equivalent of khata + mutation for MH. Must be seller-named, unencumbered, with Ferfar entries consistent.
Top 10 Pune plot layouts
| # | Layout | Locality | Authority | Developer | PSF band | Score | Verdict |
|---|---|---|---|---|---|---|---|
| 1 | Kolte Patil Ivy Estate Plots | Wagholi | PMRDA | Kolte Patil | 7,400–8,600 | 7.8 | Buy |
| 2 | Godrej Woodsman Estate | Hinjewadi Phase 3 | PMRDA | Godrej | 9,200–10,800 | 7.5 | Wait |
| 3 | Mahindra Happinest Chakan | Chakan | PMRDA | Mahindra | 5,200–6,100 | 7.2 | Wait |
| 4 | VTP Earth One Plots | Manjari | PMRDA | VTP | 6,400–7,200 | 6.9 | Wait |
| 5 | Gera Isle Royale Plots | Bavdhan | PMC | Gera | 11,000–13,000 | 6.8 | Wait |
| 6 | Paranjape Abhiruchi Plots | Urse | PMRDA | Paranjape | 4,600–5,400 | 6.4 | Wait |
| 7 | Kalpataru Crescendo Plots | Kharadi | PMC | Kalpataru | 9,800–11,200 | 6.3 | Wait |
| 8 | Sukhwani Empire Plots | Talegaon | PMRDA | Sukhwani | 3,800–4,700 | 5.8 | Wait |
| 9 | Rainbow Realty Saswad | Saswad outer | Panchayat | Rainbow Realty | 2,400–3,000 | 4.5 | Skip |
| 10 | Greenfield Valley Mulshi | Mulshi (agri-flag) | None verifiable | Greenfield | 2,800–3,600 | 3.6 | Skip |
Red flags on Pune plots
- No NA order sighted — developer pointing at TP scheme approval instead
- 7/12 extract shows multiple co-owners not party to the sale deed
- Layouts in Mulshi / Mawal talukas pitched as "second home plots" on agri land
- Tribal-land restrictions in parts of Velhe / Mulshi — private sale is void
- NH-widening ribbon across the layout (Mumbai-Bangalore NH, Pune ring road alignment)
Verify the regulatory record yourself
Brickplot does not ask you to trust us. Every project review links the primary sources we used.
- RERA verification: MahaRERA portal ↗ (Brickplot has not yet verified the RERA number — pending)
- Sub-registrar (title verification): IGR Maharashtra ↗
- NCLT case search: IBBI CIRP search ↗
- Brickplot methodology: 9-axis score · Full rubric · Changelog