Sindhudurg · checklist
Buying a plot in Sindhudurg: the due-diligence checklist
Before you pay a token amount for a plot in Sindhudurg, check five things: the project's MahaRERA registration, clear title on the 7/12 extract, permitted non-agricultural use, an approved layout with your plot number on it, and legal road access. For coastal plots, also check the coastal zone (CRZ) rules. Have an independent lawyer review the documents.
Sindhudurg's plotted market has grown quickly, and so has the number of projects sold on brochures and promises. These are the checks we make on every project before we recommend it, and the ones you should ask any seller to show you.
1. MahaRERA registration
Plotted projects on more than 500 square metres of land, or with more than eight plots, generally must be registered with MahaRERA before they can be advertised or sold.
- Search the registration number on the MahaRERA website.
- Check that the promoter's name and the land details match the seller and the brochure.
- Read the approvals, title report and completion date uploaded by the promoter.
2. Title and the 7/12 extract
The 7/12 extract (satbara utara) is the land record for the survey number. View it on the state's Mahabhumi land records portal.
- The owner names match the seller, or the developer's agreements with the owners.
- The area matches the layout.
- The "other rights" column shows no loans, charges or tenancy claims.
- Mutation entries (ferfar) explain every past change of ownership.
- A lawyer's title search covers at least the last 30 years.
3. Non-agricultural use: the rules changed in 2025
Maharashtra amended its Land Revenue Code in a notification dated 31 December 2025. Where the intended use is permitted under the applicable Development Plan or Regional Plan, a separate non-agricultural permission (sanad) from the Collector is no longer needed. The planning authority's development permission now covers the change of use, and a one-time conversion premium replaces the old annual NA tax.
- Newer layouts: ask for the development permission or layout approval from the planning authority, and proof that the conversion premium has been paid.
- Older layouts: ask for the NA order (sanad) issued by the Collector.
- Either way: check that the 7/12 extract shows the land as non-agricultural. Revenue records can lag behind approvals.
4. Approved layout and your plot number
- Your plot number, size and shape appear on the approved layout plan.
- Internal roads, open spaces and amenity areas match what the brochure shows.
- The plot is physically marked on site, with boundary stones.
5. Road access
A plot without legal access is hard to build on and hard to sell. Check that the approach road to the project is a public road or a recorded right of way, and note its width.
6. Who can buy the land
Non-agricultural plots can be bought by anyone, including buyers from other states and NRIs. Agricultural land in Maharashtra can generally only be bought by an agriculturist. If a seller offers farmland to a non-farmer with a workaround, walk away.
7. Coastal rules for sea-facing plots
Plots near the coast in Malvan, Tarkarli, Vengurla or Shiroda can fall under the Coastal Regulation Zone (CRZ), which limits or bans construction close to the shoreline. Ask which CRZ category applies and what can be built before you buy a beach plot.
8. Stamp duty and the ready reckoner rate
Stamp duty and registration fees are charged on the higher of your agreement value and the ready reckoner value set by the government. Check the current rate for the village on the IGR Maharashtra website, and include stamp duty in your total budget.
9. Return promises and buy-backs
Some projects advertise an "assured return" or a developer buy-back. Before you rely on one, ask:
- Who legally guarantees the payment, and is it in the registered agreement?
- What is the return on: the full price, or only the amount paid upfront?
- For how many years, and what happens if a payment is missed?
- Is the plot fairly priced without the return? If you would not buy it without the promise, don't buy it with one.
10. See it before you pay
Visit the site, walk the plot boundaries and the approach road, and meet the developer's team on the ground. Pay the token amount only after you have the documents above, and pay by bank transfer to the account named in the agreement.
The checklist at a glance
| Check | Document or source |
|---|---|
| Project registration | MahaRERA registration certificate and project page |
| Ownership | 7/12 extract, mutation entries, lawyer's title report |
| Land use | Development permission and premium receipt, or NA order |
| Layout | Approved layout plan showing your plot number |
| Access | Road on the village map, or a recorded right of way |
| Coastal rules | CRZ category for the survey number |
| Costs | Ready reckoner rate and stamp duty on IGR Maharashtra |
| Return promises | Clause in the registered agreement |
Frequently asked questions
Do I still need an NA order for a plot in Sindhudurg?
Not always. Since the Maharashtra Land Revenue Code amendment notified on 31 December 2025, a separate non-agricultural permission (sanad) from the Collector is not needed where the use is permitted under the applicable Development Plan or Regional Plan. The planning authority's development permission covers it, with a one-time conversion premium. Plots converted earlier will have an NA order, and you should still see it.
Does a plotted project in Sindhudurg need MahaRERA registration?
Plotted projects are covered by RERA. A project on more than 500 square metres of land, or with more than eight plots, generally has to be registered with MahaRERA before it is advertised or sold. Check the registration number on the MahaRERA website, not only in the brochure.
Can a buyer from outside Maharashtra buy a plot in Sindhudurg?
Yes, for non-agricultural plots. Agricultural land in Maharashtra can generally only be bought by an agriculturist under the Maharashtra Tenancy and Agricultural Lands Act, so buyers from Delhi usually buy NA plots in approved layouts.
Where can I see the 7/12 extract for a Sindhudurg plot?
On the Maharashtra government's Mahabhumi land records portal, using the district, taluka, village and survey number. Ask the seller for the survey and sub-division numbers so you can check it yourself.
How is stamp duty worked out on a Sindhudurg plot?
Stamp duty and registration fees are charged on the higher of the agreement value and the government's ready reckoner value for the land. Check the current rates for the village on the Inspector General of Registration (IGR) Maharashtra website.