Guides · Comparison
Farm plot or plotted scheme?
These get compared as if they were the same product at different prices. They are not the same product.
In short
Agricultural land, NA plots and RERA-registered plotted schemes are three different purchases. Agricultural land offers scale but restricts buyers to agriculturists and is not loanable. NA plots are open to anyone and financeable. RERA schemes add statutory timelines, escrow and recourse. The deciding question is whether you are buying land or buying a house.
Three different things
| Agricultural land | NA plot | RERA plotted scheme | |
|---|---|---|---|
| Who may buy | Agriculturists only (s.63) | Anyone | Anyone |
| Classification | Agricultural | Converted under s.65 | Converted, and registered |
| Building | Limited proportion only | Per zoning | Per approved layout |
| Finance | Land not usually loanable | Usually financeable | Usually financeable |
| Statutory protection | Ordinary contract law | Ordinary contract law | RERA timelines, escrow, recourse |
| Resale pool | Agriculturists only | Open | Open |
What each is actually good at
Agricultural land is where scale lives. Plot sizes that are unaffordable in a converted scheme are ordinary here, and the same restriction that limits who may buy also limits who can develop the land around you. That is a genuine and durable amenity. The costs are financeability, a narrower resale pool, and construction limits.
NA plots trade some of that scale for freedom. Conversion removes the buyer restriction and opens up development within zoning. You pay for conversion, and you accept that your neighbours enjoy the same freedom you do.
RERA plotted schemes add a layer of statutory protection: registration, escrowed funds, defined timelines and a forum for recourse. For many buyers that protection is worth more than the extra land they could have bought elsewhere.
The question that decides it
Are you buying land, or are you buying a house?
If the answer is land, and you hold agriculturist status, and you can fund it without a loan, agricultural land gives you something the other two structurally cannot: acreage, and neighbours who had to clear the same hurdle you did.
If the answer is a house, and you want a mortgage, a straightforward resale and the comfort of a registered project, a plotted scheme is the better instrument and it is not close.
Questions to ask, whichever you choose
- Is this land agricultural or converted? Ask for the classification in writing.
- If it is a project, is it RERA registered, and what is the number?
- What exactly may be built, expressed as an area rather than a percentage?
- Is the land component financeable, or only the construction?
- Who am I permitted to sell to, and does that pool shrink my exit?
- What protections apply if delivery is late, and where are they written down?
Questions
What is the difference between agricultural land and an NA plot?
Agricultural land remains classified for agricultural use and its sale is restricted to agriculturists under Section 63 of the Gujarat Tenancy Act. An NA plot has been converted to non-agricultural use under Section 65 of the Land Revenue Code, which removes that buyer restriction and permits ordinary development.
Is a plotted scheme covered by RERA?
Plotted developments frequently fall within RERA and carry registration, escrow and timeline protections. A sale of agricultural land with a separate construction agreement is generally structured outside RERA. That difference in protection is material and worth understanding before you buy.
Can I get a home loan on agricultural land?
Generally not on the land itself. Banks do not usually lend against agricultural land. Construction may be financeable separately, subject to the lender’s terms. NA plots and RERA-registered projects are ordinarily far easier to finance.
Which is the better purchase?
They are different assets, not better and worse versions of the same one. Agricultural land offers scale and a restricted buyer pool that keeps the surroundings intact. An NA plot offers financeability, easier resale and statutory protection. The right answer depends on whether you are buying land or buying a house.
This guide is general information about land in Gujarat, not legal advice. Rules, rates and procedures change, and every transaction turns on its own facts. Confirm the current position with the revenue authorities and take advice from a qualified advocate before you commit to a purchase.
Tranquil Farms
Nineteen agricultural plots of 5,000 sq yd at Thol, each with a built villa. Open only to individuals holding a Gujarat agriculturist certificate.
Next step
See the land before you
decide anything.
The sample villa and the estate are best understood in person. Site visits are arranged on request, including transport from Ahmedabad.