Build Your Own NA Plot in Purandar – Why Pay More When You Can Develop Together?

# Build Your Own NA Plot in Purandar – Why Pay ₹70–90 Lakh When You Can Develop Together?

Buy Land Together. Develop Smartly. Build Your Own Future.

Smart Purandar | The Runway to New Pune

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🏡 NA Plot Prices Around Pune Are Rising. Is There a Smarter Way to Buy?

Owning a residential plot around Pune is becoming increasingly expensive.

Whether you are exploring Jadhavwadi, Zendewadi, Bopdev Ghat or the Uruli Kanchan corridor, buying an individual sanctioned residential plot can require a substantial investment.

Consider the following indicative asking prices across emerging residential corridors.

Current NA Plot Market Prices

| Location | Plot Size | Asking Price | Approx. Rate/Sq. Ft |

| ---------------------- | -----------: | -----------: | ------------------: |

| Jadhavwadi | 1,900 sq. ft | ₹90 Lakh | ₹4,737 |

| Zendewadi | 1,800 sq. ft | ₹70 Lakh | ₹3,889 |

| Bopdev Ghat Corridor | 1,200 sq. ft | ₹45 Lakh | ₹3,750 |

| Uruli Kanchan Corridor | 1,600 sq. ft | ₹50 Lakh | ₹3,125 |

These are indicative local asking prices, not independently verified registered transaction values. Prices vary depending on location, layout approval, access roads and amenities.

Now Think Differently.

Instead of paying ₹30–90 lakh for an individual residential plot, what if a group of families could jointly purchase a larger land parcel and develop their own sanctioned residential plots?

What if the developer's margin could potentially become the buyers' cost advantage?

This is the concept of Group NA Plot Development.

And Smart Purandar wants to help buyers explore this opportunity.

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# 1. What Is Group NA Plot Development?

The concept is straightforward.

Instead of purchasing individual developed plots from a developer, a group of buyers comes together to acquire a larger land parcel.

The group then coordinates the necessary permissions and develops the property into individual residential plots.

How Does It Work?

Step 1 – Form a Group

Bring together families, friends or investors interested in purchasing residential plots.

Step 2 – Identify Suitable Land

Select land with appropriate road access, residential development potential and manageable infrastructure requirements.

Step 3 – Purchase the Land

Acquire the property through a legally appropriate ownership structure, with clearly documented contributions and rights.

Step 4 – Obtain Layout Sanction

Coordinate land survey, layout planning and development permission through the competent planning authority.

Step 5 – Develop Infrastructure

Construct the required internal roads, drainage, water lines, street lighting and other infrastructure.

Step 6 – Allocate Individual Plots

Allocate plots among group members in accordance with the approved layout and legally documented ownership arrangements.

The Biggest Advantage

You are not simply purchasing a plot at the developer's retail price.

You are participating in the process of creating the developed plot.

That can potentially reduce the effective cost of ownership.

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# 2. Why Is Gaothan-Proximity Land Interesting?

Certain agricultural lands near notified village Gaothan boundaries may be eligible for residential development under applicable planning regulations.

For example, land within approximately 500 metres of a Gaothan can be worth examining for development potential.

However, being within 500 metres does not automatically qualify a property for residential layout approval.

The following factors must be considered:

• Applicable PMRDA zoning and development regulations
• Official Gaothan boundary
• Permissible residential land use
• Legally recognised approach road
• Road widening and other reservations
• Applicable government premiums
• Layout and infrastructure requirements

Smart Purandar's approach is to evaluate development potential before committing to land acquisition.

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# 3. Maharashtra's New NA Rules: What Buyers Should Understand

Maharashtra has introduced changes to simplify the process for certain non-agricultural land developments.

Under the revised framework, a separate Collector NA permission is generally not required where the proposed non-agricultural use is permissible and the competent planning authority grants the required development permission.

However, this does not mean that agricultural land can automatically be sold as residential plots.

The property must still comply with applicable zoning and development-control regulations.

What Is Still Required?

• Residential land-use eligibility
• Development permission
• Sanctioned layout
• Applicable government charges and premiums
• Infrastructure compliance
• Revenue-record updates, where required
• RERA compliance, wherever applicable

For practical purposes, buyers commonly refer to these properties as NA plots.

However, the more accurate description in many cases is sanctioned residential layout plots.

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# 4. Real Example: Walati, Purandar – 33 Guntha Land Parcel

Let's understand this opportunity using a land parcel at Walati in the Purandar corridor.

Property Overview

| Particular | Details |

| ----------------------- | ---------------------------- |

| Village | Walati, Purandar |

| Gat Number | 91 |

| Total Land Area | Approximately 33 Guntha |

| Asking Price | ₹9 Lakh/Guntha |

| Total Land Value | ₹2.97 Crore |

| External Road | Approximately 12 Metres |

| Gaothan Distance | Approximately 200–500 Metres |

| Existing Infrastructure | RCC Compound Wall |

| Water Source | Existing Borewell |

| Residential Eligibility | Confirmed by Project Team |

| Proposed Development | 15 Residential Plots |

The property already has an RCC compound wall and borewell.

These facilities may reduce some of the initial development expenses.

The proposed project primarily requires internal road development, plot demarcation, drainage, water distribution and street lighting.

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# 5. Proposed Walati Layout: 15 Residential Plots

The proposed layout follows a simple concept.

A central 20-foot internal road provides access to two rows of residential plots.

Layout Configuration

Total Residential Plots: 15

North-Facing Plots: 7

South-Facing Plots: 8

Individual Plot Size: 50 × 33 Feet

Road-Facing Frontage: 50 Feet

Plot Depth: 33 Feet

Central Internal Road: 20 Feet

Total Saleable Area

Each plot:

50 × 33 = 1,650 Sq. Ft

For 15 plots:

15 × 1,650 = 24,750 Sq. Ft

Proposed Saleable Area: 24,750 Sq. Ft

The measured land area previously supplied is approximately 32.76 Are, equivalent to 35,263 sq. ft.

Therefore:

Proposed Saleable Efficiency: Approximately 70.2%

The remaining area would be used for internal roads and other necessary provisions.

Proposed 2D Layout

Important: This is a conceptual layout, not an approved PMRDA plan. The 15-plot arrangement, road connection, plot dimensions and saleable area must be confirmed through a measured CAD drawing and statutory layout approval.

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# 6. How Much Investment Is Required?

Now let's calculate the project development cost.

A. Land Acquisition

Land area: 33 Guntha

Purchase rate: ₹9 Lakh/Guntha

33 × ₹9,00,000

Total Land Cost: ₹2.97 Crore

B. Layout Sanction and Government Charges

Estimated budget:

₹12 Lakh

This is a provisional allowance for applicable PMRDA sanction charges, development charges and premiums.

Actual charges will depend on the authority's demand and the applicable land valuation.

C. Basic Infrastructure Development

Estimated budget:

₹13.50 Lakh

Proposed work includes:

• Internal road construction
• Plot demarcation
• Street lighting
• Drainage lines
• Water distribution lines
• Basic site preparation

The existing RCC compound wall and borewell may help reduce additional development costs.

D. Total Project Investment

| Expense | Estimated Amount |

| -------------------------------- | ---------------: |

| Land Acquisition | ₹297 Lakh |

| PMRDA Layout Sanction | ₹12 Lakh |

| Basic Infrastructure Development | ₹13.50 Lakh |

| Total Estimated Investment | ₹322.50 Lakh |

Total Project Investment: ₹3.225 Crore

This is a preliminary project budget. Stamp duty, registration, professional fees not included in the sanction allowance, financing, marketing, taxes and contingencies may increase the total investment.

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# 7. What If 15 Families Come Together?

This is where group development becomes particularly interesting.

Imagine 15 families jointly acquiring and developing the Walati property.

Each family wants one residential plot measuring 1,650 sq. ft.

Investment Calculation

Total project investment:

₹3,22,50,000

Number of plots:

15

Cost per plot:

₹3,22,50,000 ÷ 15

Estimated Cost Per Plot: ₹21.50 Lakh

Effective Development Cost

₹3,22,50,000 ÷ 24,750 sq. ft

Approximately ₹1,303 per sq. ft

Subject to successful layout sanction and final project expenses, a participating family could potentially obtain a 1,650 sq. ft residential plot at an effective modeled cost of ₹21.50 lakh.

This assumes equal-sized plots, equal cost sharing and successful allocation of all 15 plots.

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# 8. Compare Group Development With Buying a Ready Plot

Indicative asking prices for sanctioned residential plots in Walati are approximately ₹1,800 per sq. ft.

Let's compare.

Option A: Buy a Ready Residential Plot

Plot size: 1,650 sq. ft

Market asking rate: ₹1,800/sq. ft

Total Purchase Price: ₹29.70 Lakh

Option B: Participate in Group Development

Plot size: 1,650 sq. ft

Estimated effective development cost: ₹1,303/sq. ft

Estimated Cost: ₹21.50 Lakh

Potential Cost Advantage

₹29.70 Lakh − ₹21.50 Lakh

# ₹8.20 Lakh Per Plot

For a group of 15 buyers, the modeled difference compared with purchasing 15 ready plots at the indicative market rate would total approximately ₹1.23 crore.

This is a potential cost advantage, not a guaranteed saving.

Actual costs will depend on statutory approvals, the final sanctioned layout and all additional project expenses.

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# 9. Investment Returns: What If You Sell the Plots?

Not every buyer wants to build a home immediately.

Some may prefer to sell their plots after development, while others may retain them for future personal use.

Let's evaluate the project's potential selling value.

Project Assumptions

| Particular | Value |

| ---------------------------- | ------------: |

| Total Plots | 15 |

| Plot Size | 1,650 sq. ft |

| Total Saleable Area | 24,750 sq. ft |

| Estimated Project Investment | ₹3.225 Crore |

Projected Selling Price Scenarios

| Selling Price | Total Revenue | Gross Profit | ROI |

| ------------- | ------------: | -----------: | ----: |

| ₹1,600/sq. ft | ₹3.96 Cr | ₹73.50 Lakh | 22.8% |

| ₹1,700/sq. ft | ₹4.2075 Cr | ₹98.25 Lakh | 30.5% |

| ₹1,800/sq. ft | ₹4.455 Cr | ₹1.23 Cr | 38.1% |

At ₹1,800 Per Sq. Ft

Estimated Investment: ₹3.225 Crore

Potential Sales Revenue: ₹4.455 Crore

Indicative Gross Profit: ₹1.23 Crore

Indicative Return on Cost: 38.1%

These figures are illustrative gross project returns, before additional expenses, financing and taxes.

They should not be interpreted as assured returns.

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# 10. Why Walati? Look Beyond Today's Land Prices

The future potential of any land parcel depends on multiple factors.

Walati is being evaluated because of its position within the wider Purandar development corridor and its surrounding connectivity proposals.

A. Pune Ring Road Interchange

The proposed Pune Ring Road interchange is one of the major infrastructure developments to monitor.

Improved road connectivity may eventually provide better access to surrounding regional destinations.

Potential benefits include improved accessibility, greater residential interest and increased connectivity with other development corridors.

However, investors should verify the final interchange location, road access arrangements, land acquisition status and construction progress.

B. Shindawane Railway Station Road

The Walati property is described as being situated on the road towards Shindawane Railway Station.

Railway connectivity can be an important factor in long-term residential planning.

Any proposed station improvements or additional railway facilities should be confirmed through official railway documents.

C. Road Widening

Road widening is another development to monitor.

Wider roads may improve connectivity and accessibility.

However, road widening can also affect the net developable area if part of a property falls within a road reservation.

Investors should examine the approved road alignment and right-of-way before acquisition.

D. Purandar Airport Corridor

The proposed Purandar Airport and associated regional infrastructure are expected to influence long-term development planning across the surrounding corridor.

Potential demand from future employment, commercial activity and residential development should be assessed against actual infrastructure implementation.

Smart Purandar's Investment Principle

Don't buy land only because a major project is announced nearby.

Study the road network, zoning, accessibility, surrounding development and actual implementation status.

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# 11. How Long Could Group Plot Development Take?

A typical group development project requires several stages.

| Stage | Estimated Timeline |

| ------------------------------------ | -------------------- |

| Group Formation and Land Acquisition | 1–2 Months |

| Survey and Layout Preparation | 1–2 Months |

| PMRDA Layout Sanction | 4–8 Months |

| Infrastructure Development | 2–3 Months |

| Plot Allocation or Sales | Subject to Approvals |

Indicative Development Horizon: 9–18 Months

The timeline may vary depending on approvals, infrastructure conditions and project execution.

Complete investor exit through plot sales may take longer.

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# 12. How Smart Purandar Can Help You

At Smart Purandar, our objective is to help buyers make informed land investment decisions.

We support investors and groups throughout the land identification and development planning process.

Land Identification

Identify suitable land parcels with development potential, road connectivity and appropriate zoning.

Development Feasibility

Coordinate zoning verification, land-use assessment and preliminary development calculations.

Group Land Acquisition

Assist buyers with property evaluation, negotiation and coordination with legal professionals.

Layout Planning

Coordinate with licensed surveyors, architects and planning consultants.

PMRDA Sanction Coordination

Assist with documentation, application preparation and follow-up through authorised professionals.

Infrastructure Planning

Coordinate basic roads, drainage, water distribution, lighting and demarcation requirements.

Plot Marketing and Exit Planning

Support owners evaluating resale opportunities, subject to applicable permissions and legal requirements.

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# 13. Who Should Consider Group Plot Development?

This model may be suitable for:

• Families planning independent homes
• Groups of friends seeking adjoining residential plots
• IT professionals planning long-term investments
• Buyers interested in retirement homes
• Investors exploring residential plotted development
• Groups planning weekend residences
• Buyers seeking long-term land ownership

Before investing, participants should establish a legally documented ownership structure and clear agreements covering capital contributions, additional expenses, plot allocation, project management and exit arrangements.

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# 14. Final Thoughts: Don't Just Buy a Plot. Build Your Own.

Residential plot prices around Pune are encouraging buyers to explore alternatives to traditional developer-led projects.

Group land development is one such option.

Instead of purchasing individual plots at prevailing retail prices, buyers can collectively acquire suitable land, coordinate the necessary permissions and develop their own residential plots.

The Walati example demonstrates the potential economics of this approach.

15 Proposed Residential Plots

1,650 Sq. Ft Each

Estimated Development Cost: ₹21.50 Lakh Per Plot

Indicative Market Value: ₹29.70 Lakh Per Plot

Potential Cost Advantage: ₹8.20 Lakh Per Plot

But the real benefit is not just potential financial gain.

It is the possibility of creating your own residential plot for your family's future.

Your Land. Your Layout. Your Future.

Interested in developing your own NA plot in Purandar?

Bring your group together.

Smart Purandar can help you explore suitable land opportunities and coordinate the development process.

SMART PURANDAR

The Runway to New Pune

Contact: +91 9842899779

Website: www.smartpurandar.com

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Disclaimer

All property prices, sanction charges, development expenses, layout configurations, saleable-area assumptions, timelines and projected returns are indicative.

The proposed 15-plot layout is conceptual and subject to measured survey verification and statutory sanction. Residential land-use eligibility does not itself constitute layout approval.

The estimated project cost excludes certain acquisition expenses, financing, marketing, taxes and contingencies. Actual costs and returns may differ materially.

RERA registration and other statutory requirements may apply. Future infrastructure improvements and property-price appreciation are not guaranteed.

Buyers should undertake independent legal, technical and financial due diligence before investing.