NA Plots in Alibaug: Why Approval Status Matters More Near Coastal Locations

Buying land in Alibaug to build a home can be quite different from buying a residential plot in an inland city. Alibaug has many coastal villages, beachfront plots, a Mandwa to Mumbai ferry service and fishing villages. There are many village roads, growing tourism demand and hence many weekend home buyers. However, the area does have environmental sensitivities. Thus, the approval status of a plot of land is very important before any buyer pays money.

A seemingly attractive plot for a holiday home in a village with a road, right on the beach or near Mandwa, can turn out to be a plot that is difficult to develop due to unclear land use, NA status, access issues or even coastal zone restrictions.

Hence, buyers should not only ask whether a plot is for sale, but also whether it can be used for their intended purpose.

What Does NA Mean for Plot Buyers?

NA is an abbreviation for non-agricultural, or Non-Agric. We see this term being used on online forums by buyers looking to purchase a plot of land to build a home, second-home or a structure for a villa. NA plots are approved, permitted or recorded for non-agricultural use for residential, commercial use, etc., depending on local laws.

Non-agricultural land (NA) and agricultural land are both classified as two separate types of land. Therefore, if a buyer is looking to construct a house, villa, etc., then they should not assume that all plots of land for sale are suitable for residential construction.

Provisions relating to permission for non-agricultural use of land and change in use to other purposes for which permission/sanction/registration, etc., is required have been laid down under the provisions of the Maharashtra Land Revenue Code, 1966 [1]. Change in land use depends on the nature of the land, the competent authority, planning authority permissions and development permissions applicable in each case.

Always check documents that verify land-use status instead of trusting sellers’ claims that plots they are selling are NA plots.

Why Approval Status Matters More in Coastal Alibaug

When purchasing properties in Alibaug, additional approval checks need to be conducted, as many attractive locations are situated near beaches, creeks, village settlements and coastal routes. These locations require special consideration with regard to planning, access and environmental issues.

It is very important to check for Coastal Regulation Zone (CRZ) rules. The Ministry of Environment, Forest and Climate Change has issued the CRZ Notification, 2019, available on the website of the Maharashtra Coastal Zone Management Authority (MCZMA). The procedures for the clearance of permissible activities under the CRZ Notification, 2019 have also been outlined by MCZMA [2].

As a buyer of coastal/beachfront properties, do not judge a property only on sea frontage, beach view or proximity to the sea/beach. Check if the property is in a CRZ area, what activities are permissible on the property, whether there are any restrictions on construction and whether you require any clearances.

A coastal plot can look attractive, but it may not always be suitable for the buyer’s proposed use. A plot just a short distance inland could be much better, as the land use, road access and permission for development may all be clearer.

NA Status and CRZ Status Are Different Checks

A major misconception that must be cleared is that NA plots, or non-agricultural plots, can be built on immediately.

NA status and CRZ status are two different checks. NA status is used to check for non-agricultural use of a plot. CRZ status is used to check whether a plot is within the coastal regulation zone and what activities can be carried out on that plot.

A plot that is classified as non-agricultural can still have restrictions imposed by coastal regulations. In such cases, approval for construction of a building on such plots may be required. On the other hand, plots outside stricter coastal regulation zones may still require approval for land use, building layout, etc.

This is why buyers need to obtain documents for a plot and not solely rely on the plot’s marketing.

What Buyers Should Verify Before Paying

Before paying any booking amount, ask for all relevant documents. For people looking to buy NA plots in Alibaug, verify if the term is being used correctly and if the required documents for land use, conversion or approval are being provided.

Some of the important checks are:

• Title deeds and ownership details
• Chain of sale deeds
• 7/12 extract and property papers
• Mutation entries
• Survey number and plans for measurement
• NA order, conversion sanad, land-use approval or its equivalent, where applicable
• Approved layout plan
• Permission for development, where applicable
• CRZ map or coastal zone, wherever applicable
• Road access papers and rights-of-way
• Encumbrance or litigation, if any
• RERA registration, wherever applicable
• Project agreement, payment schedule and possession terms

Check if the plot number, site boundaries, road access and neighbouring plots, where applicable, are all reflected in the approved site plan and relevant supporting documents. Note that in coastal areas and rural locations, the site as it stands can differ significantly from the artists’ impressions, maps and brochures which promote the development.

Why Planned Developments May Make Comparison Easier

Flexibility is what buyers of standalone land in Alibaug are looking for. For the purchase of standalone land, a number of aspects have to be checked by the buyer. These aspects are title, land-use, access, boundaries, coastal zone regulations, utilities and development permission.

A planned development offers a buyer lots of information regarding a project, which has been organised for them. A buyer can review the layout of a project and read up on the project’s documents and the many amenities that a project can offer, the internal roads of a development, how a development is maintained and how RERA details have been dealt with, where applicable.

For example, Hoabl Alibaug is presented through Sol de Alibaug, the luxury land development in Alibaug. Sol de Alibaug is spread over 20 acres of land. It is just 20 minutes from Mandwa Jetty and has 25+ amenities and two grand clubhouses serviced by Miros Hotels.

A development like this may suit people who want land ownership along with a structured environment and amenities. However, buyers should still check the development in detail. For example, check the title to the land on which the development is based. Also, check the various approvals that have been granted for the development and whether a RERA registration has been obtained for the development, where applicable. Also, check the terms and conditions for possession of the plot. Lastly, check the permitted use of the plot.

Access and Monsoon Usability Still Matter

While the approval status of a plot is important, a legally suitable plot must also be physically usable. A plot that looks good in winter may become difficult during the monsoon if access, drainage and internal roads are not up to the mark.

The buyer should go to the site and see:

• Final approach road
• Width of the road
• Waterlogging signs
• Slope and drainage
• Distance from the main roads
• Services available in the locality
• Access from Mandwa/Alibaug town
• Condition of the site during/post monsoon, if possible Read on to know more about the real estate scenario in Alibaug, including how route and access to a plot are changing in Alibaug and their impact on real estate.

Red Flags Buyers Should Not Ignore

Here are some red flags that must raise a buyer’s suspicion:

• The seller refuses to give the land-use document
• The property is marked NA, but there is no evidence to prove this
• The property is near the sea, but there is no mention of its CRZ status
• The approach road is not documented
• The boundaries of the land are not clearly defined
• The plan differs from the actual site
• Utilities have been promised, but they do not exist
• RERA documentation, where it is required, is absent
• The seller asks for money without any agreement terms Such signs may not always mean that the plot is bad, but they should make the buyer pause and verify the documents first.

Conclusion

NA status matters when buying coastal land in Alibaug. As with other locations in Alibaug, buying a plot requires several checks, but these checks become even more important in coastal locations.

A good plot of land to purchase in Alibaug would include clear title, correct land use, documented access, required approvals, utility planning and long-term use. The fact that it is a coastal location can add to the ‘lifestyle’ value of the plot, but only if all necessary approvals have been obtained, where required.

Before handing over any money for a plot of land, it would be wise to verify the NA status of the land, check the CRZ status of the plot, find out what approvals a layout would require, research the title history of the plot, check access to the plot, verify RERA registration, where required, and finally investigate the site itself.

FAQs

What is an NA plot in Alibaug?

NA plots are plots of land approved, permitted or recorded for non-agricultural use, requiring verification of the NA order, conversion record, land-use approval, etc., before payment.

Is NA status enough to build near the coast?

Not always. NA status and coastal regulation status are two separate items. Even non-agricultural approved land can fall within CRZ areas, be subject to certain restrictions or require additional approvals.

Why is approval status more important near coastal locations?

Approval status may be important for properties close to beaches, creeks, etc. In certain locations, there may be environmental or drainage restrictions on development, affecting both physical and legal usability.

Sources

https://www.scribd.com/document/119523822/SECTION-44-Lands-of-Maharashtra

https://www.mczma.gov.in/notificationcircularsoms/office-memorandum