NA Conversion of Agricultural Land in India: Process, Documents and State Rules

Agricultural land cannot simply be used for houses, plots or commercial buildings. In most states it first has to be converted to non-agricultural (NA) use, also called change of land use (CLU) or land conversion. For plotting developers, conversion is one of the first and most important steps. This guide explains how it generally works and how the rules differ by state.

What is NA conversion?

NA conversion is the government's permission to use agricultural land for a non-agricultural purpose, such as residential plots, a house, industry or commercial use. Without it, you may not get building permission or layout approval, banks may not lend, and the land can face penalties. An "NA plot" is a plot on land that has this permission.

The usual NA conversion process

1. Check the zone: the land should fall in a residential, commercial or industrial zone in the development plan or regional plan, or the use must be permitted where it is.
2. Apply: to the Collector, tehsildar or the competent revenue or planning authority, increasingly through a state portal.
3. Submit documents: typically the land record (7/12, RTC, Khatauni or equivalent), title documents, survey and location maps, the proposed plan, identity proof and NOCs where required.
4. Site inspection and reports: revenue and planning officials verify the land.
5. Pay the conversion charges: usually linked to the land's area and its government guideline value.
6. Receive the order: and get the land record updated to show non-agricultural use.

How the rules differ by state

Rules, fees and procedures change often. Confirm the current process with your state's revenue department or a local land consultant before buying land for a project.

NA conversion for plotting projects

For a plotted development, conversion is usually tied to layout approval: the planning authority approves the layout, roads, open spaces and amenities, and the land use changes for the whole project. After that, the project is registered under RERA if it is above the size limits, and plots can be sold. See our plotting business guide for the full sequence, and layout approvals for how to verify them.

For buyers: check the land use first

• Check the land record for NA use or the conversion order.
• Check that the plot is in an approved layout and the approved plan matches your plot.
• Be careful with plots sold as "NA in process" or "will be converted": prices may be lower, but the risk is yours.

To build a farmhouse on agricultural land without conversion, the rules are different; see our guide on farmhouses on agricultural land.

Frequently asked questions

What is an NA plot?

A plot on land that has permission for non-agricultural use, such as building a house. It is the opposite of agricultural land.

How long does NA conversion take?

It varies by state and case, from a few weeks to several months, depending on the zone, documents and inspections.

Can I build a house on agricultural land without conversion?

Generally not for a regular residential house. Some states allow limited farm buildings on agricultural land. Check your state's rules.

How much does NA conversion cost?

Charges are usually a percentage of the land's guideline value or a rate per square metre, and they differ by state, zone and use.