The journal / Pune
Plot Purchase Checklist in Pune: 12 Things to Verify Before You Buy Land
Buying a plot in Pune? Verify title, NA status, zone, FSI, water, soil and legal dues with this 12-point checklist before you pay a token.
Written by H&H SPACES — a Pune-based construction and civil contracting company serving Pune and PCMC.
Illustrative imageLast updated: 2026-09-26
Why cheap plots turn expensive
The cheapest plot is often the most expensive one to build on. Before you pay a token amount for land in or around Pune, verify these twelve things - each one has derailed real projects.
Title, NA status and zone
First, the paperwork of ownership. Read the 7/12 extract (for rural areas) or property card (for urban areas) and trace the ownership chain through registered sale deeds going back about thirty years. Any break in the chain, family dispute, or unregistered agreement is a red flag. Second, NA status: agricultural land cannot legally host your home until it is converted to non-agricultural use, so confirm the NA order exists for residential use - not merely applied for.
Access, water and the ground itself
Third, zone and FSI. Check the development plan: is the plot in a residential zone, and what floor space index applies? The zone decides what you may build; the FSI decides how much. Fourth, setbacks and road width. UDCPR setback rules and the width of the access road limit your buildable footprint, and a narrow approach road can block material trucks later. Fifth, access itself: confirm the approach road is legal, recorded access, not someone's private passage that can be closed.
Scheme checks and legal search
Sixth, water and drainage. Ask how the area gets water - PMC supply, borewell, or tankers - and where sewage goes; a plot with no drainage line nearby means a septic tank and extra cost. Seventh, soil and flooding. Low-lying plots near nallahs or riverside stretches in Pune flood in heavy monsoon weeks, so visit the plot during or just after rain if you can, and budget for soil testing before designs are finalised. Eighth, demarcation: walk the boundaries against the survey numbers, because neighbour encroachments are common and miserable to resolve after purchase.
Verify before the token amount
Ninth, RERA registration for plotted schemes. If you are buying in a developer's plotted layout, check the project on MahaRERA - unregistered plotted schemes carry real risk. Tenth, overhead lines and reservations: high-tension lines crossing the plot or a development-plan reservation (road widening, garden, school) can eat into your buildable area. Eleventh, a litigation and title search: a property lawyer's thirty-year search report is worth every rupee before a large purchase. Twelfth, price versus ready reckoner: compare the asking rate with the government ready-reckoner rate for the area, and ask for an explanation if the gap is large in either direction.
What you can build on your plot
Do this verification before the token amount, not after. Most of these checks cost little - a lawyer's title search, a visit to the talathi or city survey office, and a day walking the plot - compared with the cost of discovering a problem after registration.
Practical next step
Already own a plot and wondering what you can build on it? H&H SPACES constructs homes on client-owned plots across Pune, from plan coordination to handover. Reach us on +91 84840 57448 or WhatsApp +91 84850 54612 for a site discussion.