1070+ property terms explained in plain words: RERA, land records (Fard, Jamabandi, 7/12, Patta), documents, law, tax, finance and state-specific vocabulary. Each term has its legal basis, an Indian example and a tip for agents.
Reviewed 16 October 2026 · 1073 terms · 14 topics
A Maharashtra land document listing all the survey numbers held by an owner in a village, with total area and revenue due.
Example: A buyer uses the 8A extract to confirm the seller's total holding in the village.
Agent tip: Use it alongside the 7/12 to confirm the holding as a whole.
Related: Satbara Utara (7/12) Revenue Record
Also called: BKC
A planned business district in Mumbai, developed by MMRDA, on reclaimed land between Bandra and Kurla. It is known for Grade A offices, financial institutions, consulates and the nearby metro and road links.
Example: A start-up looks at leasing a small office in BKC and compares it with an office in Andheri for client access.
Agent tip: BKC office space is leased and often governed by MMRDA lease terms; verify the lease and any transfer fees.
Related: MMRDA Grade A Office Office Space Leasehold Property
Also called: भूखंड
The Marathi word for a plot of land, often used in official notices and advertisements for building plots in Maharashtra. It differs from "shet jamin", meaning farmland.
Example: A buyer sees a "bhukhand" notice in Nashik and asks if the plot has an NA order.
Agent tip: Ask whether a bhukhand is NA-converted and sanctioned by the planning authority.
Related: Plot NA (Non-Agricultural) Order Approved Layout Agricultural Land
Also called: Capital Value Based Property Tax
A way to calculate property tax based on the market value or capital value of the property, using the ready reckoner rate and applying a tax rate. Mumbai's municipal corporation moved to this system in 2010.
Example: A flat owner in Mumbai pays property tax calculated from the reckoner rate, the area, the age of the building and the use.
Agent tip: When the ready reckoner rate rises, property tax can rise as well. Check the annual rate update.
Related: Property Tax Ready Reckoner Rate Unit Area Value (UAV) System
A certificate that MahaRERA requires real estate agents to hold after completing training and passing an exam. It applies to new registrations and renewals in Maharashtra.
Example: A Mumbai agent completes the training and uploads the certificate to renew the registration.
Agent tip: Check MahaRERA's current rules before you advise a Maharashtra agent, as the procedure has been revised.
Related: MahaRERA RERA Agent Registration
A traditional tenement building in Mumbai with small rooms along a shared corridor. Many have been redeveloped under government schemes.
Example: A tenant in a South Mumbai chawl receives a flat in the new tower after redevelopment.
Agent tip: Redevelopment depends on tenant consent and approvals. Check the agreements and the developer's record.
The City and Industrial Development Corporation of Maharashtra, which planned and developed Navi Mumbai and other new towns. Land is often given on lease.
Example: A Navi Mumbai plot is bought on CIDCO lease terms.
Agent tip: Check the lease conditions and the conversion to freehold policy.
Related: Leasehold Property Development Authority
Also called: Chakbandi, Chakbandi Records
A government programme that swaps scattered small plots of a farmer to give one or a few compact fields. It is done village by village, with a new map and record, and it is known as chakbandi in north India.
Example: After consolidation in a village near Muzaffarnagar, a farmer's four scattered plots become a single block with a new khasra number. Old sale deeds still mention the old numbers.
Agent tip: In a consolidated village, match the old and new numbers through the consolidation records before checking title.
Related: Fragmentation of Holdings Khasra Number Revenue Record Gata Number
A registered body of flat owners who collectively own and manage a building. Members hold shares in the society, and the society's by-laws govern transfers.
Example: A buyer in a Mumbai society needs the society's NOC and must pay a transfer fee before the flat can be transferred.
Agent tip: For resale in a society, ask for the share certificate, NOC and no-dues certificate.
Related: No Objection Certificate (NOC) Share Certificate Deemed Conveyance
City Survey number: the identification number given to urban properties in Maharashtra (also Cadastral Town Survey in some places). It appears on the property card.
Example: A Mumbai deed describes land as "CTS No. 1234, Village Andheri".
Agent tip: Check that the CTS number in the agreement matches the property card.
Related: Property Card Survey Number
A process in Maharashtra under which a co-operative housing society can get a conveyance order from the competent authority when the promoter does not execute the conveyance deed.
Legal basis: Maharashtra Ownership Flats Act, 1963 (Section 11), and Maharashtra Co-operative Societies Act.
Example: A Mumbai society whose builder has vanished applies for deemed conveyance to get the land transferred in its name.
Agent tip: Societies often delay this step. It is needed before redevelopment.
The Maharashtra term for the mutation entry, recorded in the Village Form 6 (Ferfar Utara) when a property changes hands.
Example: After buying agricultural land in Pune district, the buyer's name must be entered through a ferfar before the 7/12 extract shows it.
Agent tip: Check the ferfar entries in the 7/12 history to see past transfers and any pending disputes.
Related: Satbara Utara (7/12) Mutation Talathi
Another name for FAR, used in Maharashtra and other states. It limits total built-up floor space relative to the plot.
Example: A Mumbai plot with FSI 1.33 can have 1.33 times its area as floor space before premium or TDR.
Agent tip: Know FSI, FAR, TDR and premium FSI. A project that exceeds them is illegal.
Related: Floor Area Ratio (FAR) Fungible FSI Transferable Development Rights (TDR)
Also called: Prevention of Fragmentation, Tukde Bandi
The splitting of farmland into very small pieces, handled by state laws that set a minimum area below which agricultural land cannot be divided or sold. Such rules aim to keep farms usable.
Example: A broker plans to sell a 1-acre field in 8 slices to different buyers. The state's fragmentation law bars such sales below its minimum area, so the deeds are in danger.
Agent tip: Do not buy a tiny cut from a farm without checking the state's minimum-holding or fragmentation rule. The registration may be refused, or the sale may not be valid.
Related: Consolidation of Holdings Agricultural Land Plot Land Reforms
Also called: Fungible Compensatory Area
A compensatory allowance of additional floor space in Mumbai, tied to areas such as balconies and ducts, that lets developers enlarge units within limits. Part of it may need a premium under the municipal rules.
Example: A Mumbai developer uses fungible FSI to enlarge flats in a tower, paying any premium the rules require.
Agent tip: Fungible FSI explains why some Mumbai flats exceed the base FSI. Check that any premium due was paid.
Related: Floor Space Index (FSI) Transferable Development Rights (TDR)
A small industrial or commercial unit in Maharashtra, often a workshop or shop in an industrial estate or market.
Example: A buyer in Mumbai purchases an industrial gala of 400 sq ft.
Agent tip: Check whether the gala is approved for industrial or commercial use.
Related: Industrial Plot Warehouse
Also called: Gavthan, Gaon Thana
The village settlement area in Maharashtra, set aside for homes and village use and kept separate from farmland. Plots there are usually shown on a property card and are exempt from agricultural assessment, so an NA order is not needed inside the gaothan limits.
Example: A buyer in a village near Pune finds that the plot lies inside the gaothan, so no NA order is needed, but the village panchayat records must show the seller's name.
Agent tip: Check the gaothan record and the panchayat assessment extract. Loans for gaothan houses are easier when the property card is clear.
Related: Abadi Deh Property Card Panchayat NA (Non-Agricultural) Order
Also called: Gauchar, Charagah, Gomal
Village land set aside for common grazing of cattle, protected as community land by the gram panchayat in most states. Gochar land cannot normally be sold or used for building, and encroachments can be removed.
Example: A broker sells a roadside field near Mehsana which the 7/12 shows as gochar. After a complaint, the panchayat removes the fence.
Agent tip: Never buy land recorded for grazing or common use. The panchayat can reclaim it, and the buyer loses the money.
Related: Gair Mumkin Shamlat Deh Panchayat Revenue Record
Also called: गृहनिर्माण संस्था, Housing Society
A Marathi term for a housing society, usually a co-operative one registered under the state's co-operative law. People use it in documents and society nameboards across Maharashtra.
Example: A buyer in Pune sees "Shree Ganesh Gruh Nirman Sanstha" on a board and asks for the society's share certificate.
Agent tip: Ask for the registration certificate, bye-laws and share certificate when buying in a society.
Related: Co-operative Housing Society Share Certificate Deemed Conveyance Resident Welfare Association (RWA)
A land unit used in Maharashtra, Gujarat and Karnataka. One guntha equals 1,089 sq ft (33 ft by 33 ft), and 40 guntha make one acre.
Example: A farm of 20 guntha is half an acre.
Agent tip: Maharashtra 7/12 extracts often show area in hectare-are. Convert before quoting.
Related: Acre Satbara Utara (7/12)
A Pune suburb built around the Rajiv Gandhi Infotech Park, developed by MIDC. It is known for IT offices, rental housing near workplaces and big residential schemes, along with debates on roads and traffic.
Example: A newly hired analyst rents a flat in Hinjewadi and checks the walking distance to the office shuttle stop.
Agent tip: Rental demand follows office presence, so ask about traffic and shuttle options on a visit. Verify the project's PMRDA or local approvals.
Related: PMRDA Rental Yield Micro-market MahaRERA
The registration department head in a state. In Maharashtra the IGR runs the online services for registration, Index II and stamp duty.
Example: A buyer in Maharashtra uses the IGR portal to search registered documents.
Agent tip: Check which state portal is used for registered documents.
Related: Index II Sub-Registrar Registration (Property)
Also called: Inam, Inamdar Land, Watan Land
Land that was historically granted free of rent or at a reduced rent by a ruler or the government, for service, religious or charitable purposes. Many states have abolished the grants, but some inam lands still carry transfer restrictions.
Example: In Solapur, a plot is shown as inam land in the old records. The buyer's lawyer finds that the grant was abolished and the land regularised after the holder paid the due amount.
Agent tip: Ask for the order that abolished or regularised the inam. Without it, the seller may not have a transferable title.
Related: Occupancy Class II Land Revenue Record Title Marketable Title
A Maharashtra registration department extract showing the details of a registered document, including parties, property description, price and stamp duty paid. It helps verify past transactions.
Example: A buyer checks Index II extracts to see what price was paid on the last sale of a flat.
Agent tip: Use Index II to confirm past registered transfers and the consideration shown.
A document issued by the Brihanmumbai Municipal Corporation to a developer listing the conditions that must be satisfied before the commencement certificate is given.
Example: A Mumbai developer receives an IOD and must meet its conditions before starting construction.
Agent tip: A project with only an IOD has not yet got full permission to start.
Related: Commencement Certificate Sanctioned Plan
A Pune area in the eastern part of the city, known for an IT park, offices and many apartment complexes. It is a commonly discussed micro-market for professionals working in eastern Pune.
Example: Sneha, working in a Kharadi office, compares buying nearby with renting while her family decides.
Agent tip: In a hot rental micro-market, ask the owner about previous tenants and typical agreements before relying on estimates.
Related: Micro-market Office Space Rental Yield MahaRERA
Also called: Leave and License
An arrangement in which an owner permits another person to use the property for a fixed term without creating a tenancy. It is widely used in Maharashtra and for 11-month agreements.
Legal basis: Section 52 of the Indian Easements Act, 1882. In Maharashtra, such agreements are also governed by the state's rent control law.
Example: An owner in Pune signs an 11-month leave and license agreement with an IT employee.
Agent tip: In Maharashtra, Section 55 of the Maharashtra Rent Control Act, 1999 makes a written, registered agreement compulsory for a leave and licence, and the owner is responsible. A short term does not remove this.
Related: Rent Agreement Lessor Licensee
A central Mumbai area that grew from former textile mill land into a mix of high-rise homes, offices, malls and restaurants. Its development followed changes in mill land rules and redevelopment norms.
Example: A consultant looks at an apartment in a former mill compound in Lower Parel, and checks the mill land conversion papers.
Agent tip: For old mill land, check the development permissions and any mill-worker housing obligations through the title report.
Related: Redevelopment Legal Title Report MMR (Mumbai Metropolitan Region) Micro-market
The Maharashtra government's online portal for 7/12 extracts, 8A extracts and property cards.
Example: A buyer downloads a digitally signed 7/12 from Mahabhulekh.
Agent tip: Prefer the digitally signed copy over a hand-written one.
Related: Satbara Utara (7/12) 8A Extract Property Card
The Maharashtra Real Estate Regulatory Authority, the RERA regulator for Maharashtra. It registers projects and agents, handles complaints and runs the state's RERA portal.
Example: A buyer in Pune checks a project's MahaRERA number before paying the booking amount.
Agent tip: Maharashtra is the state with the Certificate of Competency requirement for agents, which became binding on 1 January 2024.
The Maharashtra Housing and Area Development Authority, which builds and allots housing, runs lotteries and manages redevelopment of old cessed buildings.
Example: A family wins a MHADA lottery flat in Mumbai.
Agent tip: MHADA flats have resale conditions and permissions.
Related: Development Authority Redevelopment
The region around Mumbai, including Thane, Navi Mumbai and Kalyan, planned by MMRDA.
Example: A buyer in Thane deals with MahaRERA and the local municipal corporation.
Agent tip: State the exact municipal area when you quote a property.
The Mumbai Metropolitan Region Development Authority, which plans and builds infrastructure and large projects in the Mumbai region.
Example: A project near a metro line follows MMRDA's plans.
Agent tip: Check road and metro alignments in MMRDA areas.
Related: Development Authority Master Plan
The Maharashtra Ownership Flats (Regulation of the Promotion of Construction, Sale, Management and Transfer) Act, 1963, an earlier state law for flat sales. RERA now covers most of these matters, but MOFA still applies to older cases.
Example: An older society deal in Pune is argued under MOFA, while a new project falls under RERA.
Agent tip: For older Maharashtra projects, ask which law applies.
Related: Deemed Conveyance RERA
Official measurement of land in Maharashtra, carried out by the Land Records department to fix boundaries.
Example: Neighbours dispute a boundary and apply for mojani. The surveyor marks the line on the ground.
Agent tip: Suggest mojani when boundaries are uncertain, before purchase of agricultural land.
Related: Demarcation Survey Number
Also called: MTHL, Atal Setu
A long sea bridge linking Sewri in Mumbai with Nhava Sheva near Navi Mumbai, opened in early 2024. It shortens road travel across the harbour and is often cited in property discussions about Navi Mumbai, Uran and Raigad.
Example: A broker tells a client that the sea link has made a Chirle plot more reachable, and asks for the sanctioned layout before discussing anything else.
Agent tip: Infrastructure may change interest in an area, but verify zoning and land title. Hearsay about future access is not a legal right.
Related: Navi Mumbai MMRDA Transit Oriented Development (TOD) Micro-market
An order that converts agricultural land to non-agricultural use for housing, commerce or industry. It is needed before building on farmland in states such as Maharashtra and Gujarat. In Maharashtra, land inside a sanctioned development plan or layout is treated as deemed non-agricultural, so a separate order may not be needed.
Example: A Pune developer applies for NA permission before laying out plots on farmland.
Agent tip: Do not market plots on agricultural land without the NA order or proof that the land is deemed non-agricultural.
A central Indian city in Maharashtra, known for its location at the geographical centre of the country, the MIHAN logistics zone and a metro. Highway and expressway links are often cited for its plot market.
Example: A buyer from Amravati looks at an NA-converted plot in Nagpur and asks for the NA order.
Agent tip: Make sure Nagpur plots on the edge have been converted to non-agricultural use and approved under the right planning body.
Related: NA (Non-Agricultural) Order MahaRERA Industrial Corridor Plot
Also called: New Bombay
A planned city across the harbour from Mumbai, developed in nodes such as Vashi, Nerul, Kharghar, Panvel and Ulwe. CIDCO was the main planning authority, and the city is known for planned plots, rail links and a new airport zone.
Example: A Dadar family shifts to Kharghar for a larger flat, noting that the local train runs on the harbour line.
Agent tip: Many Navi Mumbai plots are CIDCO leasehold, so check the lease terms and any transfer permissions during resale.
Related: CIDCO MMR (Mumbai Metropolitan Region) Leasehold Property MahaRERA
Also called: Bhogwatdar Class II, Class 2 Land, Varg 2
In Maharashtra, land held with restrictions on transfer (Class II, or bhogwatdar), as against free Class I land (bhumiswami). Selling or using it for non-agricultural purposes needs the Collector's permission and often a payment to the state.
Example: A buyer in Nashik finds the 7/12 extract showing Class II occupancy and learns that the sale needs Collector permission, and a premium may be payable to convert it to Class I.
Agent tip: Read the other rights column of the 7/12. If it says Class II, do not pay beyond the token before the permission is in hand.
Related: Satbara Utara (7/12) Gaothan Inam Land Agricultural Land
Also called: Pagri, Pugree, Salami
A tenancy practice found in Mumbai and Gujarat in which a tenant pays a large upfront sum, along with low monthly rent, to get a long-lasting right in the premises. The tenant can often pass it on to heirs, and the owner shares in a sale or redevelopment.
Example: A tenant in an old Mumbai shop holds it on pagdi at a nominal rent. When the owner wants to redevelop, they negotiate a share of the new area.
Agent tip: Redevelopment or sale of a pagdi property needs the tenant's agreement. Check the tenant's rights first.
Related: Statutory Tenant Rent Control Act Redevelopment Tenant
Also called: Pugree
A Mumbai practice where a tenant pays a large lump sum to the landlord to get or continue a tenancy at a low monthly rent, and may later share the sale value of the building. Legal rights depend on the tenancy law and agreement.
Example: A shop tenant in old Mumbai paid pagri decades ago and now claims a share in the redevelopment.
Agent tip: Do not buy or sell a pagri tenancy without legal advice. Rights differ between old rent control cases.
Related: Rent Control Act Tenant Landlord
The Pune Metropolitan Region Development Authority, which plans the Pune region outside the city corporation limits.
Example: A plot near Pune's outskirts is under PMRDA's development plan.
Agent tip: Check PMRDA rules for peripheral projects.
Related: Development Authority Master Plan
A north-eastern Mumbai suburb around Powai Lake, known for a technical institute, office parks and many gated residential complexes. It is a long-established micro-market for professionals.
Example: A software couple chooses to rent in Powai because both offices are within a short ride.
Agent tip: Check the society's maintenance and parking rules before renting or buying, since large complexes have set charges.
Related: Gated Community Micro-market MMR (Mumbai Metropolitan Region) CAM Charges
Extra floor space index that a developer can buy from the authority by paying a charge, above the basic permitted FSI. It allows more built area on the same plot, usually along transit lines or in specific zones.
Example: A Mumbai builder paid a premium to the corporation to add extra floors to a mid-rise tower near a metro station.
Agent tip: Ask whether a project's area depends on premium or TDR. Delays in these approvals can delay the project.
Related: Floor Space Index (FSI) Transferable Development Rights (TDR) Fungible FSI
The record of ownership for urban land in Maharashtra and some other states, maintained by the City Survey department. It shows the owner, area and encumbrances.
Example: A buyer in Pune checks the property card to confirm the owner of an urban plot.
Agent tip: For urban properties in Maharashtra, check the property card as well as the sale deed.
Related: CTS Number Index II Revenue Record
The name for the government's minimum property rates in Maharashtra, published each year and used to compute stamp duty.
Example: A buyer in Pune checks the annual ready reckoner for the zone and floor before agreeing a price.
Agent tip: Ready reckoner rates vary by zone, use and age of building. Use the official tables.
Related: Circle Rate Stamp Duty
Also called: सदनिका
The Marathi word used in legal and official documents for a flat or apartment, as in agreements for sale of a "sadnika". Everyday speech often uses "flat" instead.
Example: A Maharashtra agreement refers to the buyer's "sadnika kramank 402", meaning flat number 402.
Agent tip: When reading Marathi agreements, check that the flat number, floor and carpet area in the sadnika description match the sanctioned plan.
Related: Flat Agreement for Sale Carpet Area MahaRERA
The main land record for rural land in Maharashtra. It shows the owner, survey number, area, crops, loans and encumbrances. The "7" covers rights and "12" covers cultivation.
Example: A buyer in Nashik reads the 7/12 extract and finds a bank loan entry in the "other rights" column.
Agent tip: Ask for the latest digitally signed 7/12 and check the other rights column for loans and court orders.
Related: Ferfar 8A Extract Talathi Mahabhulekh
The Maharashtra authority that approves and monitors slum rehabilitation schemes, mainly in Mumbai.
Example: A developer submits an SRA scheme for approval.
Agent tip: Check SRA permissions for projects in redeveloped slum areas.
A Maharashtra scheme under which developers rebuild slum areas as free flats for eligible slum dwellers and sell the rest of the built area in the open market.
Example: A Mumbai developer builds 400 rehabilitation flats and sells 300 more in a free-sale building.
Agent tip: SRA projects need careful checks on approvals and slum-dweller consent.
Related: Chawl Floor Space Index (FSI)
A village-level revenue official in Maharashtra and Gujarat (spelled Talati in Gujarat) who maintains village land records and collects revenue. Maharashtra has begun calling the post Gram Mahsul Adhikari.
Example: For a mutation in Maharashtra, the talathi enters the change in the record.
Agent tip: Know the talathi's role if your buyer asks who updates the 7/12.
Related: Satbara Utara (7/12) Ferfar Tehsildar
A city in the Mumbai Metropolitan Region north-east of Mumbai, with many high-rise residential projects along Ghodbunder Road, Majiwada and Kolshet and redevelopment of older societies in the main town.
Example: An engineer commuting to Airoli prefers a Thane flat near the station over a cheaper one farther inside.
Agent tip: Check whether the project is on a sanctioned plan under the municipal corporation and has a MahaRERA number. Thane also has many older societies in redevelopment.
Related: MMR (Mumbai Metropolitan Region) MahaRERA Redevelopment Municipal Corporation
A right that allows a landowner to use or sell the unused building potential of land, usually given as compensation for giving land for roads or public use. It lets a developer build more on another plot.
Example: An owner who surrenders land for a road receives TDR certificates, which a developer buys to add floors elsewhere.
Agent tip: Check that TDR used in a project is documented and within the authority's cap.
Related: Floor Space Index (FSI) Master Plan
Also called: Adivasi Land Transfer, Fifth Schedule Land, CNT Act Land
Laws in several states that bar or limit the sale of land held by Scheduled Tribe members to non-tribals, to protect tribal ownership. A sale without the required permission can be void and the land may be restored.
Example: A buyer in Jharkhand finds the seller belongs to a notified tribe, and the land is under the state's tenancy law. The deed is void without the deputy commissioner's permission.
Agent tip: When the seller or the village falls under a tribal law, ask a local lawyer before paying. These transfers are examined closely.
Related: Agricultural Land Land Reforms Revenue Record Title
A traditional fortified or large courtyard house of Maharashtra, usually made of wood and stone, built around an open yard. Many have several co-owners or tenants, and redevelopment can be complex.
Example: An investor eyes an old wada in Pune's peth area but finds twelve co-owners and sitting tenants.
Agent tip: Check all co-owners and tenancy rights before discussing redevelopment.
A Pune suburb near Hinjewadi and the Mumbai-Pune highway, with a large number of apartment projects and shops. Many residents work in nearby IT offices, so rental demand is a common topic.
Example: A broker shows a Wakad 2 BHK to a couple who work at the Hinjewadi park and sit in traffic daily.
Agent tip: Check the actual road width and the nearest school before choosing between projects in a built-up area.
Related: Hinjewadi BHK Micro-market PMRDA
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