Legal Checklist Before Buying Residential Plots & Villas In Alibaug

In the Alibaug-Raigad belt, the 7/12 extract is the birth certificate of your land. It provides the historical DNA of the property, including ownership changes and pending liabilities.

• Ownership Chain: Ensure the 7/12 extract clearly mentions the seller’s name and verify the “Mutation Entries” (Ferfar) to see how the title was transferred over the last 30 years.
• Encumbrance Check: Look for any “Bojja” (loans) or court stay orders mentioned in the other rights column.
• Tukdebandi Restrictions: As per the Maharashtra Prevention of Fragmentation Act, buying agricultural land below 0.4 acres (16 guntas) often requires specific Collector approval. Ensure your plot doesn’t violate these “fragmentation” laws.

The most common trap for buyers in Alibaug is purchasing agricultural land without realizing they cannot legally build a villa on it.

• Collector NA Permission: Under Section 44 of the Maharashtra Land Revenue Code, land must be officially converted for residential use. Building a home on agricultural land is illegal and liable for heavy penalties.
• Farmer Status Requirement: In Maharashtra, only a registered “agriculturist” can buy agricultural land. If you aren’t a farmer, ensure you are buying a plot that is already “NA Sanctioned.”
• Zoning Certificates: Always verify the “Zone Certificate” from the Town Planning Department to ensure the land isn’t reserved for green zones, forests, or public infrastructure like the Ring Road expansion.

Being close to the water is the goal, but “too close” can be a legal nightmare. The Maharashtra Coastal Zone Management Authority (MCZMA) strictly regulates the distance from the High Tide Line (HTL).

• CRZ-I & CRZ-III: Generally, construction is heavily restricted or banned in these zones. Ensure your villa is situated on the “landward side” of the permitted boundary.
• No Development Zone (NDZ): Most Alibaug beaches have a strict NDZ where no permanent structures can be built. A cheap “beachfront” plot often turns out to be unbuildable due to these regulations.
• FSI Regulations: The Floor Space Index (FSI) for coastal homes is often different from urban hubs. Verify the sanctioned buildable area before signing.

Even for plotted developments or villa communities, RERA is non-negotiable in 2026.

• Project Registration: Any project with more than 8 units or land exceeding 500 sq. meters must be registered with RERA.
• Escrow Protection: RERA ensures 70% of your funds are kept in a separate account for project development, preventing the “diversion of funds” common with smaller local developers.
• Transparency: You can verify the sanctioned layout plans, completion timelines, and legal title reports directly on the MahaRERA portal.

• 7/12 & 8A Extracts: Current and historical records.
• NA Order: Collector-signed order for residential use.
• Commencement Certificate (CC): Permission to start building.
• Layout Sanction: Approved map by the Town Planning authority.
• CRZ Clearance: If the plot is within 500m of the shoreline.
• Search Report: A 30-year title search by a qualified lawyer.

For many, navigating these layers of bureaucracy is overwhelming. This is why investing in projects by established names like Runwal is the safest bet. Branded townships ensure that all 2 & 3 BHK flats and plots come with “Pre-Cleared Titles,” meaning the legal heavy lifting regarding Panvel-Alibaug zoning and CRZ clearances has already been handled by experts.

Comparing the safety of a Runwal project to an unverified local plot is like comparing the planned growth of Khadakpada to an unauthorized colony; the former secures your wealth, while the latter risks it.