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Chapter 2 · Land and size

NA plot, gunthewari, and the plots in between

Three words that decide whether you can build, borrow and sell easily. Know which one you are being offered.

Nagari Guntha team · 6 min read · written October 2026 · Updated

The short answer

An NA plot has a conversion order for non-agricultural use: build with permission, banks lend. A gunthewari plot may be regularised for a fee; until then loans and permissions are hard. Agricultural land can usually only be bought by an agriculturist.

In short

  • An NA plot has a conversion order for non-agricultural use: build with permission, banks lend.
  • A gunthewari plot may be regularised for a fee; until then loans and permissions are hard.
  • Agricultural land can usually only be bought by an agriculturist.

NA (non-agricultural) plot. Land converted from agricultural use by the collector's order, usually inside an approved layout. You can build with municipal permission, banks lend against it, and resale is straightforward. Ask to see the NA order and the layout sanction.

Gunthewari plot. Small plots carved out of agricultural land and sold without conversion, common at city edges. Maharashtra's Gunthewari Act lets many of these be regularised on payment of a fee. An unregularised gunthewari plot is cheaper for a reason: building permission and bank loans are hard, and resale depends on the next buyer accepting the same risk.

Agricultural land. In most cases only an agriculturist can buy it, and you cannot build a house on it without conversion. It is priced per guntha or per acre.

Ask before you go further

For any plot, ask which of the three it is and for the paper that shows it: the NA order, the regularisation receipt, or the 7/12. If a seller cannot show it, treat the plot as agricultural until proven otherwise.

Papers to ask for

For an NA plot: the NA (conversion) order from the Collector's office with its number and date, the approved layout showing your plot number, and the latest land record (the 7/12, or the property card inside a city survey area). The plot number and survey number in each paper must be the same plot.

For a gunthewari plot: proof that the plot has been regularised or applied for, from the planning authority (in the city, the municipal corporation). Ask which office issued it, its number and date, and what is still unpaid.

For agricultural land: the 7/12 and your lawyer's answer to whether you are allowed to buy it at all.

Conversion rules have changed in some areas in recent years. Ask your lawyer or the Collector's office whether a separate NA order is needed for the plot in front of you.

Red flags

"NA is in process" with no receipt. A plot number that is not in the sanctioned layout. An NA order for a larger area in which your plot is not shown. A price far below the nearby plots. A seller who cannot say which of the three types it is. Check the land record yourself on Mahabhulekh and ask a lawyer to read the order before you pay.

Sources

General information for Maharashtra, written for buyers in Ahilyanagar. Not legal or financial advice; rules change, so check with the source or a professional before you act.