Agricultural vs NA Land: Difference and How to Check NA Status (2026)
Last verified 28 Oct 2026 against the Andhra Pradesh Gazette (Act 20 of 2025), the Karnataka Bhoomi portal, Bhu Bharati (Telangana), Meebhoomi (Andhra Pradesh), Mahabhumi Bhulekh, iORA (Gujarat), and law-firm and news reports of the 2025 changes to the Maharashtra Land Revenue Code and the Karnataka Land Revenue Rules.
Agricultural land may be used only for farming. NA (non-agricultural) land is land that the competent authority has permitted for a stated non-farm use, such as housing, shops or industry, and that permission must show in an order and in the revenue record. Before you buy a plot sold as "NA", get the conversion order (or, where the state now allows it, the planning permission that counts as conversion), match it to the survey number, extent and use, and confirm that the revenue record and the layout approval say the same thing. A seller's word, a brochure or a "conversion applied for" receipt is not proof.
This guide covers the difference and the checks. For the step-by-step conversion process and state-wise procedure, see our land conversion guide.
Agricultural land vs NA land at a glance
| Point | Agricultural land | NA (converted) land |
|---|---|---|
| Lawful use | Cultivation and allied uses | The use named in the conversion order or planning permission |
| Proof | Revenue record (pahani, 7/12, RTC, adangal) shows agricultural use | A conversion order, certificate or planning permission, plus the revenue record updated to match |
| Building a house | Not allowed until the use is changed and a building permission is issued | Allowed after a layout and building approval from the planning authority |
| Who can buy | Some states restrict buyers of farmland | Usually no farmer-only restriction once converted |
| Bank loan for a house | Ask the lender first; expect it to ask for conversion and layout papers | Expect the lender to check the layout and building approval |
| What can go wrong | Construction without conversion, unauthorised plotting | Order for the wrong use, wrong extent, wrong survey number, or a fake order |
What is the difference between agricultural and NA land?
The difference is legal, not physical. A plot with a compound wall, roads and electricity poles can still be agricultural land in the revenue record. And a field that still grows crops can already be NA land.
The test is simple: is there a valid order from the competent authority permitting a non-agricultural use, and does the revenue record reflect it? Every state runs its own system, so the order has different names: NA order or sanad (Maharashtra, before the 2025 amendment), conversion order or certificate (Karnataka), NALA conversion (Telangana), NA permission (Gujarat).
The use matters too. A conversion for industrial use does not let you build a residential layout. When people search for "types of NA land", this is what they mean: the conversion order names the purpose, and that purpose binds the land.
What changed in 2025 and 2026?
Several states changed their conversion rules recently. Older guides are out of date on these points.
| State | What changed | What it means for a buyer |
|---|---|---|
| Maharashtra | As reported by legal and compliance commentary, the Maharashtra Land Revenue Code (Second Amendment) Act, 2025 removed the separate NA permission and sanad where a planning authority under the MRTP Act, 1966 grants permission for the non-agricultural use. The annual NA tax was replaced by a one-time conversion premium. The Revenue and Forest Department issued implementing directions on 10 February 2026. | In planning areas, the building or layout permission is now the key document. Ask for it and the premium receipt, and check the current Government Resolution with the Collector's office. |
| Karnataka | The Karnataka Land Revenue (Amendment) Rules, 2025 (in force since September 2025) changed conversion under Section 95 of the Karnataka Land Revenue Act, 1964. Inside an approved master plan zone, the planning authority verifies, collects fees and issues a digitally signed conversion certificate. Outside it, the Deputy Commissioner must decide within 15 days, with deemed approval after 30 days, as reported by law firm commentary. | Ask for the digitally signed certificate. For a "deemed" conversion, ask for written proof of the date of application and the absence of an order. |
| Andhra Pradesh | The Andhra Pradesh Agricultural Land (Conversion for Non Agricultural Purposes) Act, 2006 was repealed by Act 20 of 2025, deemed in force from 3 September 2025. The repeal Act saves actions already taken under the old law. | Conversion orders issued before the repeal stay valid. For later cases, check the current procedure with the Tahsildar. |
| Telangana | Bhu Bharati, which replaced Dharani on 14 April 2025, runs NALA applications, including "Application for NALA without Passbook" and NALA conversion for house sites. | Check the land's status on Bhu Bharati after conversion, not just the order copy. |
| Kerala | No new rule, but a September 2025 High Court ruling applied it. Under Section 27A of the Kerala Conservation of Paddy Land and Wetland Act, 2008, the owner of unnotified land who wants another use must apply to the Revenue Divisional Officer. | Check whether the land is in the paddy land Data Bank, and ask for the RDO's permission before any building. |
| Gujarat | The iORA portal takes online applications for NA permission, including a combined NA and premium option. | Ask for the NA order issued through iORA and check the village form entry. |
How do I check if land is converted to NA before buying?
Follow these eight checks in order. Stop at the first one that fails.
- Get the order itself. Ask for the conversion order, conversion certificate, NA order or the planning permission that counts as conversion. A photocopy of an application or a fee challan is not an order.
- Verify it at the source. In Karnataka, the Bhoomi portal (landrecords.karnataka.gov.in) has "View conversion request status" and lets you download final conversion orders. In Telangana, open "Details of Land" on Bhu Bharati. In Andhra Pradesh, read the adangal and ROR-1B on Meebhoomi. In Maharashtra, pull the 7/12 on Mahabhumi Bhulekh. In Gujarat, read the village forms on AnyROR.
- Match the details. The survey number, sub-division, extent and owner's name in the order must match the sale deed and the revenue record. An order for 2 acres does not cover the 5 acres being sold.
- Match the purpose. Residential, commercial and industrial conversions are different. The order must cover the use you plan.
- Check the revenue record was updated. After conversion, the record should show the change. A record that still shows crops and agricultural use needs an explanation. Read how to read revenue records and our mutation guide.
- Check the layout and building approval. Conversion lets the land leave agriculture. It does not approve your plot. A residential plot also needs an approved layout from the planning authority or local body.
- Check the fees and premium. Ask for the receipts for the conversion fee or premium. In Maharashtra the old annual NA tax is gone, but a one-time premium applies.
- Check the tenure. Class II land in Maharashtra and new tenure land in Gujarat need separate permission or tenure conversion. A conversion order alone may not cure that.
Then do the usual title work: the encumbrance certificate, the chain of title and a court case check.
The seller says conversion is "applied for". Is that enough?
No. An application can be rejected, returned for defects or granted for a different extent or use. Paying the full price on an application shifts the whole risk to you. We cover this case in detail in conversion applied for: should you register before the order?
The same caution applies to a claimed "deemed conversion". Where a state's rules allow deemed approval after a deadline, ask for proof of the date of application and a written record that no order was passed in time. Even then, insist on the conversion certificate before you pay the balance. A bank, a planning authority or a later buyer will ask for it.
Can a non-farmer buy agricultural land?
It depends on the state. Some states restrict purchase of agricultural land by people who are not farmers, and these rules keep changing. For Karnataka, read can a non-farmer buy agricultural land in Karnataka. For the general checklist, see agricultural land purchase legal checks.
Red flags when a plot is sold as NA land
| Red flag | Why it matters | What to do |
|---|---|---|
| Only an application receipt or challan | No order has been passed | Wait for the order, or keep the price in escrow until it comes |
| Order covers a different survey number or extent | Your plot is not covered | Get a corrected order or a survey sketch tying the plot to the order |
| Order is for industrial use, layout is residential | Use does not match | Ask for a fresh conversion for the correct use |
| Revenue record still shows agricultural use years later | The order may not be acted on, or may be fake | Verify the order number with the issuing office |
| No layout approval, plots marked by stones | Unauthorised plotting | Ask for the approved layout plan and the planning authority's reference |
| Land is wet land, paddy land or in the Kerala Data Bank | Extra restrictions may apply | Ask the revenue office what clearance that class of land needs |
| Class II or new tenure land | Sale needs permission | Ask for the permission or tenure conversion order |
| Survey number on a prohibited list | Registration can be refused | Check the prohibited property list |
Frequently asked questions
What is the difference between agricultural land and NA land?
Agricultural land may be used only for farming. NA land has a valid order or permission from the competent authority allowing a stated non-farm use, and the revenue record shows it.
What are the types of NA land?
The conversion order names the purpose, usually residential, commercial or industrial use, or a specific project. The use in the order binds the land, so check that it matches what you plan to build.
Is NA permission still needed in Maharashtra?
For land where the planning authority grants land use and building permission under the MRTP Act, 1966, reported directions of 10 February 2026 under the 2025 amendment say a separate NA permission and sanad are no longer required. A one-time conversion premium applies. Check the current Government Resolution with the Collector's office for your land.
How do I check land conversion status in Karnataka?
On the Bhoomi portal (landrecords.karnataka.gov.in), use "View conversion request status", and download the final conversion order. Then check that the RTC reflects the change.
Is NALA still required in Andhra Pradesh?
The 2006 NALA Act was repealed by Act 20 of 2025, deemed in force from 3 September 2025. Orders already passed are saved. Ask the Tahsildar how conversion is handled for your land now.
How do I check NALA conversion in Telangana?
Open "Details of Land" for the survey number on Bhu Bharati. NALA applications also run through Bhu Bharati.
Does an encumbrance certificate show NA conversion?
A conversion order is issued by the revenue or planning authority. It is not a registered deed, so do not expect to find it in the EC. Verify it with the issuing office and the revenue record.
What documents are needed to buy agricultural land in Maharashtra or Karnataka?
At minimum: the title deeds, the current revenue record (7/12 or RTC), mutation entries, the survey sketch, an encumbrance certificate and, if you plan another use, the conversion order or planning permission. See our property due diligence checklist.
Before you pay for an NA plot
A plot is only as good as the order behind it. Check the order, the record and the approval together, and check them again before registration. LegiScore offers title search reports and legal opinions on legiscore.in if you want this done for you.
This article is general information, not legal advice. Rules change, so confirm on the official portal or with a lawyer before you act.
Sources checked on 28 Oct 2026: Andhra Pradesh Gazette Extraordinary, 24 October 2025, Act No. 20 of 2025 (PRS India copy); landrecords.karnataka.gov.in; bhubharati.telangana.gov.in; meebhoomi.ap.gov.in; bhulekh.mahabhumi.gov.in; iora.gujarat.gov.in; TeamLease RegTech (12 February 2026), The Hitavada (13 February 2026) and law-firm commentary on Maharashtra's 2025 amendment and the 10 February 2026 directions; law-firm commentary (November 2025) on the Karnataka Land Revenue (Amendment) Rules, 2025; LiveLaw, 23 September 2025 (Kerala Section 27A); The South First, 15 April 2025 (Bhu Bharati launch). Fees and procedures change, so confirm on the official portal before you pay.
Related guides
- Government, Assigned, Endowment, Ceiling Land: Check Before Buying
- Poramboke Land: Meaning, Types and How to Check Before Buying
- Types of Agricultural Land in India: How Land Is Classified (2026)
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