"The plot is cheap, the road is good, the broker says all papers are clear — should we book it today?" It is one of the most common questions an architect hears, and the honest answer is always the same: not today. A plot is the one purchase in a building project that cannot be corrected later. A badly designed kitchen can be rebuilt; a plot with a title dispute, a road reservation across its front or an agricultural status that was never converted can stop a house for years.
This checklist is arranged in the order the checks are usually done: the title, the land status and zoning, the road, the site itself, and finally the deal. It is written as general information for buyers in Gujarat and elsewhere in India, not legal advice. Every plot purchase should be checked by a qualified property lawyer, and the planning checks should be confirmed with an architect against the regulations that apply to that plot.
Stage 1 — Title: who owns the land, and is it free to sell?
| Document (Gujarat names in brackets) | What it tells you | Where it comes from |
|---|---|---|
| Record of rights (7/12 extract, Satbara) | Survey number, area, owners, land type, some charges | Revenue department land records; Gujarat publishes them online |
| Khata or holding account (8-A) | All holdings of an owner in the village | Revenue land records |
| Mutation register (village form 6) | History of changes in ownership | Village or taluka revenue office |
| Property card | Ownership and area in city survey areas | City survey office |
| Registered sale deeds and title chain | How each owner acquired the land | Seller; certified copies from the sub-registrar |
| Non-agricultural (NA) order | Permission to use the land for non-agricultural use, with conditions | Collector or the competent authority |
| Approved layout and TP scheme details | Final plot number, shape, roads, reservations | Development authority or municipal corporation |
| RERA registration (for project plots) | Registered layout, promoter details, approvals | State RERA website (GujRERA in Gujarat) |
Stage 2 — Land status and zoning: can a house be built here?
Owning land is not the same as being allowed to build on it. In Gujarat, as in most states, agricultural land must be converted to non-agricultural use before a house can be built, and the NA order often carries conditions — the permitted use, the area, a time limit, sometimes a premium. In addition, the plot must sit in a zone of the development plan that allows the use you intend, and it must not be wholly or partly reserved for a road, school, garden or other public purpose.
Stage 3 — Road width and access
The road in front of the plot decides more than the commute. Development regulations commonly link the front margin, the permissible floor space index and the maximum height to the width of the access road, so a plot on a narrow road may not allow the building its price suggests. The road may also be marked for widening in the development plan; the strip within the widening line is then deducted or must be left open, and the front margin is measured from the new line. And the road must be a legal, public access — or a registered right of way — not just a track that happens to exist today.
| Road question | Why it matters | Who confirms |
|---|---|---|
| Existing width, boundary to boundary | Regulations often link margins, FSI and height to it | Surveyor, architect |
| Planned width and widening line | Part of the plot may be lost or must stay open | Architect, from the development plan or TP scheme |
| Public road or private access | Approvals, utilities and resale depend on legal access | Lawyer |
| Road level versus plot level | A plot below the road takes its rainwater | Architect, site visit in the monsoon |
| Dead-end or through road | Fire-tender access, traffic, privacy | Architect |
Stage 4 — The site itself
Stage 5 — Before you pay
Frequently asked questions
What documents should I check before buying a plot in Gujarat?
Commonly the 7/12 extract and 8-A or the property card, the mutation entries, the registered title chain, the NA order with its conditions, the approved layout or TP scheme details, any RERA registration for a project plot, and a sub-registrar search for charges. A property lawyer should review them and give a written title report. This is general information, not legal advice.
Why does road width matter if I only want a house?
Because regulations often set the front margin, permissible FSI and height by road width, and a road marked for widening can take part of the plot. On a narrow road a house may need to be smaller or lower than planned. An architect can check this against the regulations before purchase.
Is a bank loan approval proof of clear title?
No. A bank's legal and technical checks are useful, but they protect the bank's lending, not the buyer. Buyers should always commission their own lawyer's title search and architect's planning check.
Sources & standards
- Revenue Department, Government of Gujarat — online land records (7/12, 8-A and mutation entries), described generally
- Gujarat Comprehensive General Development Control Regulations (CGDCR) and local development plans and town planning schemes
- Gujarat Real Estate Regulatory Authority (GujRERA) — project registration search
- Real Estate (Regulation and Development) Act, 2016
- Registration Act, 1908 and Transfer of Property Act, 1882 — general framework for registered sale of immovable property
- National Building Code of India 2016, Part 3 (Development Control Rules and General Building Requirements)
- Bureau of Indian Standards — IS 1893 (Part 1), seismic zones
- Price ranges: indicative October 2026 estimates — confirm locally before budgeting
