.png){kind=logo}
District guide
Buying Land in Thane
A Konkan district on the Mumbai fringe where Bhiwandi sits on the Delhi–Mumbai Expressway, farmer-only buying rules apply to rural land, and an estimated land price* runs from ₹15 lakh to ₹5 crore per acre.
about 4,214 sq km
Area (district portal)
about 8.07 million
Population (Census 2011)
₹15 lakh–₹5 crore per acre
Estimated land price*
7
Talukas (district portal)
*Indicative range across districts and land types. Stamp duty, registration and conversion charges are additional. Local measurement units vary — every listing states the unit it is priced in. Not a valuation or an offer.
District land record — Thane
Rev. 2026 · Farmland India desk
State
Maharashtra (Konkan division)
Sub-divisions
The district portal says seven talukas and names five: Thane, Kalyan, Ulhasnagar, Ambarnath and Bhiwandi (Thane district portal). By our arithmetic the other two are Shahapur and Murbad, the remainder of the 15 talukas in the 2013 CGWB booklet after the eight that moved to Palghar (CGWB Thane booklet); CONFIRM against the portal
Key markets
Bhiwandi (warehouse and expressway) · Kalyan and Ambarnath fringe · Shahapur · Murbad
Demand anchors
Delhi–Mumbai Expressway (Virar–JNPT section) through Bhiwandi · Samruddhi Mahamarg final stretch (Igatpuri–Amane, opened Jun 2025) · Virar–Alibaug corridor (planned) · Navi Mumbai airport across the creek
Rail
The CGWB booklet gives no rail length; the current station and train list was not opened
Size and population
About 4,214 sq km and about 8.07 million people (Census 2011) on the district portal, which gives the post-split figures (Thane district portal); the 2013 CGWB booklet describes the district before the Palghar split of 1 August 2014 (The News Minute, August 2014)
Estimated land price*
₹15 lakh–₹5 crore per acre depending on the belt (indicative; see the note under the price table)
Pricing unit
₹/acre or ₹/guntha for farm land · ₹/sq m for ready reckoner (guideline) rates
Local units
Guntha (1,089 sq ft) and acre (40 gunthas) in 7/12 extracts and sale quotes; hectare = 2.47 acres
Land records portal
Digital 7/12 and 8A extracts, with legal validity granted by a December 2025 resolution (reported); the Mahabhumi portal was not opened for this page
Land law is state law. These rules are maintained on the Maharashtra page and apply to every district within it.
Thane — land purchase legal rules
⚠ Maharashtra reserves agricultural land for agriculturists. Section 63 of the Tenancy Act voids a sale to anyone else unless an exception or a Collector’s permission applies, and in July 2026 the Revenue Minister repeated that only recognised farmers may buy. Several other statutes then decide whether a parcel can be split, converted or built on. Read the 7/12 before you read the price.
Who may buy agricultural land: Section 63 of the Maharashtra Tenancy and Agricultural Lands Act makes a sale, gift, exchange or lease of agricultural land invalid in favour of a person who is not an agriculturist. It also bites where an agriculturist buyer would end up holding more than two-thirds of the ceiling area (Indian Kanoon text of section 63). The Collector, or an officer the State authorises, can permit a transaction on conditions, but not where the buyer would farm the land and has other income of Rs 12,000 a year or more, according to the same text. In Gundaji Satwaji Shinde v. Ramchandra Bhikaji Joshi (Supreme Court, December 1978) the Court held that whether a buyer is an agriculturist is for the Mamlatdar, not the civil court (Manupat case guide). On 8 July 2026 the Revenue Minister told the Assembly that only recognised farmers may buy agricultural land and that buyers must show proof of farmer status; IANS named no new statute (IANS, July 2026).
Where the bar does not apply: Maharashtra Act I of 2016 inserted sub-section (1C), which switches off the bar for land inside a Municipal Corporation, subject to conditions: non-agricultural use within a fixed time, with the Collector able to extend by up to five years (Acts of 2016 and 2018, PRS). Section 63-1A separately lets a buyer, farmer or not, take land for bona fide industrial use without prior Collector permission (Indian Kanoon text of section 63-1A). The Maharashtra Tenancy and Agricultural Lands Laws (Amendment) Act, 2026, effective 15 April 2026, narrows that route to occupancy class-I land, replaces the old non-agricultural assessment and nazarana with a one-time conversion premium under section 47 of the Land Revenue Code, and caps the penalty for late notice at five times that premium (JSA, June 2026). JSA describes no change to the general bar in section 63(1).
Tenant-purchased land and wills: Land a tenant bought under the Act cannot be sold, gifted, mortgaged or leased without the Collector’s prior sanction. After ten years the sanction falls away if the seller pays nazarana of forty times the assessment, the buyer is an agriculturist and the buyer stays within the ceiling (Indian Kanoon text of section 43). The 2026 amendment deletes the nazarana (JSA, June 2026). A will does not get round the bar: in Vinodchandra Sakarlal Kapadia v. State of Gujarat (15 June 2020) the Supreme Court read “assignment” in section 43 to include a bequest to a non-agriculturist (LiveLaw, June 2020; Supreme Court judgment). That appeal came from Gujarat, which applies the same 1948 statute, and the Court disapproved an earlier ruling under the separate Vidarbha Act. Marathwada and Vidarbha run on parallel Acts that the 2026 amendment also touches.
Fragmentation and minimum plot size: The Maharashtra Prevention of Fragmentation and Consolidation of Holdings Act, 1947 restricts sales of land below a notified standard area. A notification of 8 August 2023 set it, outside municipal corporation and council limits, at about a quarter acre for bagayat (irrigated) land and half an acre for jirayat (dry-crop) land, which is roughly 10 and 20 gunthas on our arithmetic of 40 gunthas to the acre (Cyril Amarchand Mangaldas via Conventus Law). The 2024 amendment moved the regularisation window to 15 October 2024 at a premium of up to 5%. A further Act notified on 31 December 2025, deemed in force from 3 November 2025, deletes the proviso to section 8B and adds section 9(4): past transfers and partitions from 15 November 1965 to 15 October 2024 are regularised without premium where the land is used for bona fide non-agricultural purposes inside listed urban, planning-authority, cantonment and regional-plan zones (TeamLease RegTech; Bill text, PRS). The bill did not change the standard area or the general restrictions. In July 2025 the Revenue Minister said plots up to one guntha subdivided before 1 January 2025 would be treated as legal, and a committee was set up the following week (The Week, July 2025; The Week, July 2025). Plain farm land outside those zones is still bound by the standard area.
Non-agricultural conversion: The Maharashtra Land Revenue Code (Second Amendment) Act, 2025, notified on 31 December 2025, substituted section 42. The Collector’s permission is no longer needed to use agricultural land for a purpose that a draft or final Development Plan or Regional Plan allows; the planning authority’s development permission or building plan approval is enough, and sections 42A to 42D, 44 to 46 and the old assessment chapter were deleted (JSA, March 2026). The yearly non-agricultural assessment gives way to a one-time premium under section 47 on the Ready Reckoner value: 0.1% up to 1,000 sq m, 0.25% from 1,000 to 4,000 sq m and 0.5% above 4,000 sq m. A government resolution of 10 February 2026 implements the change (Khaitan & Co, February 2026). Neither note says the reform alters section 63, so our reading is that a non-farmer still cannot buy agricultural land first and convert it afterwards.
Ceiling on holdings: The Maharashtra Agricultural Lands (Ceiling on Holdings) Act, 1961 caps what one family unit may hold, from 18 acres of assured-irrigation land to 54 acres of other dry-crop land in a 2011 summary (Bombay Chartered Accountant Journal, April 2011). Section 63 uses two-thirds of that ceiling as the test for a buyer who is already a farmer.
Tribal land: Where the seller belongs to a Scheduled Tribe, the sale also falls under the Land Revenue Code and the Restoration of Lands to Scheduled Tribes Act, 1974 (section 63-1A text). Ask for the seller’s status in writing.
Land records: Digitally signed 7/12 (record of rights), 8A (khata) and ferfar (mutation) extracts now carry legal validity under rules made under the Maharashtra Land Measurement and Record Keeping Act, 2025, with a QR code and a 16-digit verification number, no Talathi stamp and a fee of Rs 15 each (Free Press Journal, December 2025). About 2.57 crore signed 7/12 records existed by June 2024, and e-Mojani 2.0 handles measurement (Elets, February 2025). Read the occupancy class, the holder’s name and the land-use entry before paying a token.
NRI and OCI buyers: The Reserve Bank’s Master Direction lets NRIs and OCIs buy immovable assets in India but excludes agricultural land, plantation land and a farmhouse, and its inheritance paragraphs carry no such exclusion (RBI Master Direction FED 12/2015-16, updated to September 2022). A farmhouse plot is therefore out of reach by purchase, wherever it sits in Maharashtra. Anyone relying on a later circular should read it directly. We did not open the 2023 standard-area notification, the text of section 63A or the current ceiling schedule, so have an advocate check all three against the survey number.
- Section 63 farmer-only bar
- NA reform Dec 2025
- Fragmentation Act 1947
- Ceiling Act 1961
- Digital 7/12 and 8A
- NRI agri: barred (FEMA)
- RR rates unchanged 2026-27
Thane — district-specific notes
The Maharashtra state page applies to Thane in full. The notes below are specific to this district and are not repeated from the state page. Law was read from Indian Kanoon copies of the Acts, law-firm notes and news; the Mahabhumi portal, the Inspector General of Registration rate pages and India Code PDFs could not be opened, and the notes say so where it matters.
⚠ Section 63 of the Maharashtra Tenancy and Agricultural Lands Act, 1948 makes a sale of agricultural land to a non-agriculturist invalid unless an exception or the Collector’s permission applies, and a 2016 amendment lifts the bar inside Municipal Corporation limits (Indian Kanoon, section 63; PRS copy of the Act). Thane has several urban local bodies (the list is not on the district portal page we opened), so the same taluka can have land on both sides of the line; check the survey number. On 8 July 2026 the Revenue Minister said only recognised farmers may buy and buyers must show proof of farmer status, with no new statute named (IANS, July 2026). We could not confirm the latest wording of section 63 or the text of section 63A.
⚠ Non-agricultural use: the Land Revenue Code (Second Amendment) Act, 2025, notified on 31 December 2025, replaced section 42, with a one-time premium of 0.1%, 0.25% or 0.5% of the ready reckoner value by plot size (JSA, March 2026; Khaitan & Co, February 2026). We found no Thane-specific report on how the premium is applied, so ask the planning authority or the Collector which zone a survey number is in.
⚠ Fragmentation: the Prevention of Fragmentation and Consolidation of Holdings Act, 1947 bars sale of plots below the standard area, which a law-firm summary of the 8 August 2023 notification gives as about 0.25 acre for bagayat and about 0.5 acre for jirayat land outside corporations and councils, roughly 10 and 20 gunthas (Conventus Law summary). The 2025 amendment, in force from 3 November 2025 per a legal-update note, allows some regularisation in listed zones (TeamLease RegTech). CONFIRM the notification and Gazette number.
⚠ Tribal land and forest: the 2013 CGWB booklet, written before the Palghar split, says 1,203 of 1,748 villages were tribal and 330,348 ha (35.38%) was forest across the old, larger district (CGWB Thane booklet); most of that area now lies in Palghar, and we found no current Thane figure or list of Scheduled Area villages. Section 63-1A carries seller protections for Scheduled Tribe holders (Indian Kanoon, section 63-1A). Ask the Collector whether the recorded holder is a tribal member and the Forest Department for the status of any hill parcel in Shahapur or Murbad.
⚠ Coast and creeks: the old district had about 110 km of coastline and sea-water ingress affecting about 67 villages (CGWB Thane booklet), and a 2021 report on the Virar–Alibaug corridor mentions clearance from the Maharashtra Coastal Zone Management Authority for part of the project (Deccan Herald, June 2021). Land near creeks and the coast can fall under coastal-zone rules; we found no Thane parcel-level notification, so ask the Collector for a written status.
⚠ Ceiling: the Maharashtra Agricultural Lands (Ceiling on Holdings) Act, 1961 limits family holdings, with a 2011 summary giving 18 to 54 acres by land class (BCAJ). We could not open the current schedule.
Read the full state-wise land laws guide for buyer eligibility, stamp duty and NRI rules.
- Section 63
- Tribal and forest land
- Coastal zone
- Fragmentation Act
District overview
Thane — an expressway and warehouse district on the Mumbai fringe
Thane district today has about 4,214 sq km and about 8.07 million people, with seven talukas, on the district portal; it lost eight talukas to the new Palghar district on 1 August 2014 (Thane district portal; The News Minute, August 2014). The Sahyadri range lies to the east, the sea to the west and Mumbai to the south. Most of the district is urban, so farm land is mostly in Shahapur, Murbad and the rural belt of Bhiwandi, Kalyan and Ambarnath.
The 2013 CGWB booklet describes the old, larger district: paddy and fruit as the main crops, black, sandy-loam and coastal soils, rainfall of 1,900 to 2,600 mm and groundwater development of only 11.28% in 2008-09 (CGWB Thane booklet). Its figures cover the district before the split, so we use them only as a regional guide.
We found no registered-deed series for farm land. The state held its ready reckoner unchanged for 2026-27 after a 3.89% average rise in 2025-26 (Investment Guru India, April 2026). The estimated bands on this page, from about ₹15 lakh to ₹5 crore per acre*, are wide and indicative; warehouse-driven Bhiwandi and the Kalyan fringe sit at the top and the Shahapur and Murbad hill belt at the bottom.
- Bhiwandi
- Kalyan
- Ambarnath
- Shahapur
- Murbad
- Expressways
Transaction costs
Stamp duty & registration in Thane
5% + 1%
Stamp duty, municipal areas
Article 25 text amended to May 2019; current schedule not opened
4%
Stamp duty, gram panchayat areas
same Act text; CONFIRM with the Sub-Registrar
1%, max ₹30,000
Registration fee
reported with the Act text; CONFIRM
The Article 25 text of the Maharashtra Stamp Act amended to May 2019 gives 5% plus 1% in municipal corporation and council areas, a further 1% levy from 8 February 2019 in notified areas, and 4% in gram panchayat areas (Maharashtra Stamp Act, Article 25); the registration fee of 1% capped at ₹30,000 is reported by the Free Press Journal (Free Press Journal, May 2025). The home page of the Inspector General of Registration shows the iSARITA system but no rate table (IGR Maharashtra), so we could not confirm the current schedule or whether the extra 1% applies in a given village; ask the Sub-Registrar of the taluka (Thane, Kalyan, Bhiwandi and the others have their own offices). Duty is charged on the higher of the deed value and the ready reckoner value. The state kept the ready reckoner unchanged for 2026-27 (The Hitavada, April 2026). A May 2026 report of a cabinet stamp-duty exemption on land purchases gave no scope, so no exemption is assumed here.
Know the belt
What is moving prices in Thane
Expressway and corridor news and ready reckoner reports, plus wide indicative price bands marked *. No registered-deed series was found.
Bhiwandi and the Kalyan–Ambarnath fringe
Estimated land price*: ₹1–5 crore per acre
Bhiwandi sits on the Delhi–Mumbai Expressway (Virar–JNPT section), which the Free Press Journal reported in February 2025 was expected to be fully operational in 2026, although villagers in Amane, Chhava and nearby places said they lacked direct access and asked for an interchange at Lamaj Supe Gaon, which NHAI said needed technical review and large-scale land acquisition including forest land (Free Press Journal, February 2025). The band is wide and rounded and is not a deal price.
Check: whether the survey number has access, sits near a planned interchange or inside a corporation limit.
Shahapur and Murbad
Estimated land price*: ₹15 lakh–₹1 crore per acre
The hill and foothill talukas have paddy farming, forest edges and tribal holders; the old district booklet notes soils from sandy loam to black and rainfall of 1,900 to 2,600 mm (CGWB Thane booklet). We found no dated rate or award, so the band is an analogy-based estimate.
Check: forest status, tribal-holder status, the access road and flood or creek exposure.
Virar–Alibaug corridor belt
Planned; no price signal sourced
The 126 km multimodal corridor across Palghar, Thane and Raigad was reported cleared in part by the coastal authority in June 2021 and later handed from MMRDA to MSRDC, with villages and costs not stated (Deccan Herald, June 2021). We found no current status report.
Check: whether the alignment is notified for the village, and the date of the report you are relying on.
Ready reckoner 2025-26 and 2026-27
Unchanged for 2026-27
The state raised the average ready reckoner by 3.89% for 2025-26 and left it unchanged for 2026-27 (Investment Guru India, April 2026; Business Standard, April 2025). These are state-wide averages, not Thane farm-land rates.
Check: the rate for the specific village and land type in force on the deed date.
Units: acres, hectares, gunthas
Thane 7/12 extracts and sale quotes use gunthas and acres. One guntha is about 1,089 sq ft, and an acre is 40 gunthas (the guntha figure is reported by The Week, July 2025); one hectare is 2.47 acres. Local terms differ between talukas, so ask the Talathi for the area in the record and convert every quote to acres before comparing offers.
Connectivity
How Thane connects — road, rail and air
Only items with a source are listed; train services and flight schedules were not researched for this page.
By road
By rail
By air
The practical question is the last leg from the expressway or station to the parcel; ask for the access road in the 7/12 extract and the village map. Full rules for buyers: state-wise land laws.
Growth catalysts
Upcoming infrastructure & developments
Status labels reflect sources read in October 2026. Government-announced timelines are not guaranteed; items marked reported rest on a single outlet.
02Open or inaugurated
03In progress or pending
Agriculture & terrain
Soil, crops & water in Thane
A paddy and fruit district in the Sahyadri foothills and creek country, with low groundwater development in the 2013 booklet; figures predate the Palghar split.
🌾 Soil and crops
The 2013 CGWB booklet gives sandy loam, black, lighter-coloured and coastal soils, and 2010-11 crop areas of paddy 16,143 ha, fruits 19,201 ha and cereals 17,857 ha with a net sown area of 3,63,191 ha, all for the district before the split (CGWB Thane booklet). Current Thane-only crop figures were not found.
- Paddy
- Fruits
- Cereals
💧 Irrigation
Net irrigated area was 19,226 ha (5.33% of cropped area) in 2010-11, from dug wells, tube wells, tanks and minor surface sources (CGWB Thane booklet). Most land is rain-fed, so water access varies a lot by village.
- Dug wells
- Tube wells
- Tanks
🌊 Rivers and forest
Tributaries of the Vaitarna and Ulhas rivers drain the area, including the Surya, Tansa, Deharaja and Pinjal (CGWB Thane booklet). Forest was 35.38% of the old district; forest and river-bank parcels need a written status from the Forest Department and the Collector.
- Ulhas
- Vaitarna
- Tansa
- Forest
💧 Rainfall & groundwater
The 2013 booklet gives rainfall of 1,900 to 2,600 mm and a stage of groundwater development of 11.28% in 2008-09, with every taluka in the safe category, and notes sea-water ingress in about 67 coastal villages. Both are old and pre-split. The CGWB 2024 state assessment gives Maharashtra as a whole at 52.99%, and we did not find the Thane taluka figures (CGWB, 2024).
📐 Measurement units
Records use gunthas, acres and hectares; one guntha is about 1,089 sq ft and an acre is 40 gunthas. Price a parcel on location, access and permitted use, not on crop income; the Economic Survey 2025-26 gives state-wide crop areas only (Economic Survey of Maharashtra 2025-26).
At a glance
Thane vs. its neighbours
| District / belt | Estimated land price* (per acre) | Basis |
|---|---|---|
| Thane — Bhiwandi, Kalyan and Ambarnath fringe | ₹1–5 crore* | Indicative estimate; very wide band |
| Thane — Shahapur and Murbad | ₹15 lakh–₹1 crore* | Indicative estimate; wide band |
| Mumbai | Not applicable | Urban district; see the Mumbai page |
| Pune | Not estimated here | See the Pune page |
| Raigad | Not estimated here | See the Raigad page |
*Indicative only, not a valuation or an offer; prices vary by plot, road access and title. Check the guideline or ready-reckoner rate with the Sub-Registrar. See the Mumbai page, the Pune page, the Raigad page and the Nashik page for neighbouring districts. Palghar, which was split from Thane in 2014, is not covered on this page.
Farmland India view
Why investors look at Thane
Five reasoned points, with an honest note that the price evidence is thin and several catalysts are old or pending.
Expressways at the door
The Samruddhi final stretch opened on 5 June 2025 (The Week, June 2025) and the Delhi–Mumbai Expressway runs through Bhiwandi (Free Press Journal, February 2025). Access points, not the road itself, decide which parcels benefit.
A new airport next door
Navi Mumbai airport began operations on 25 December 2025 (Gulf News, December 2025), which supports demand on the southern edge of the district.
Ready reckoner held for 2026-27
The state left the ready reckoner unchanged (Investment Guru India, April 2026), which gives some stability to transaction costs.
A split district with old data
Thane lost eight talukas in 2014 (The News Minute, August 2014), so several official profiles describe a different, larger district. Use current taluka records.
A paperwork-led market
Farmer status, zoning, tribal-holder status, forest and coastal-zone checks are parcel-specific. The return case rests on location and permitted use, not on crop yield.
Confirm land-use, farmer-status and ready-reckoner status directly; these are not certified by Farmland India’s review.
STRAIGHT TALK
Risks & challenges in Thane
Read these before shortlisting in Thane specifically.
Farmer-only buying
A non-agriculturist cannot buy farm land outside the exceptions, and the Revenue Minister said on 8 July 2026 that buyers must show proof of farmer status (IANS, July 2026; Indian Kanoon, section 63). Get legal advice before paying a deposit.
Old data for a split district
The 2013 CGWB booklet covers the district before Palghar was carved out in 2014 (CGWB Thane booklet; The News Minute, August 2014). Use it as a regional guide only.
Tribal and forest land
The old district had 1,203 tribal villages out of 1,748 and 35.38% forest (CGWB Thane booklet). We found no current Thane list, so ask the Collector and the Forest Department.
Access and acquisition
Villagers near the expressway reported no direct access and NHAI said a new interchange would need large-scale acquisition including forest land (Free Press Journal, February 2025). Alignment and acquisition notices can take part of a survey number.
Coastal and creek land
A 2021 report mentions coastal-zone clearance for part of the Virar–Alibaug corridor (Deccan Herald, June 2021); the old district also had sea-water ingress in about 67 villages. Ask for a written coastal-zone status near creeks.
Announced is not delivered
The bullet-train land report is from October 2021 and the Virar–Alibaug report from June 2021; no later status was found. Price on today’s fundamentals. The price bands here are estimates*, not deal prices.
Who to contact
Local revenue, planning & forest offices
Mutation and 7/12 matters go through the Talathi and the Tehsildar of the relevant taluka (the district portal names Thane, Kalyan, Ulhasnagar, Ambarnath and Bhiwandi among seven), under the District Collector, Thane. Sale-deed registration is handled by the local Sub-Registrar through the iSARITA system shown on the IGR Maharashtra home page, zoning questions go to the municipal corporation or council inside its limits or to the regional planning authority outside them, and forest status goes to the Forest Department’s divisional office. We could not open the Mahabhumi portal or the district’s revenue pages, so check them directly.
COMMON QUESTIONS
Frequently asked questions
Everything buyers, NRIs and investors ask before their first reviewed farmland purchase in Thane.
Visit full wiki01 of 04
What does farm land cost in Thane?
Our estimate is about ₹15 lakh to ₹5 crore per acre*: roughly ₹1–5 crore in the Bhiwandi, Kalyan and Ambarnath fringe and ₹15 lakh–₹1 crore in Shahapur and Murbad. These are wide, indicative estimates, not a valuation or an offer. Prices vary by plot, road access and title, so check the ready reckoner rate with the Sub-Registrar.
02 of 04
Can a non-farmer buy farm land in Thane?
Generally no. Section 63 of the Maharashtra Tenancy and Agricultural Lands Act makes a sale to a non-agriculturist invalid apart from exceptions such as land inside a Municipal Corporation or the Collector’s permission, and on 8 July 2026 the Revenue Minister said buyers must show proof of farmer status (IANS, July 2026). Thane has several urban local bodies, so check which side of the limit the survey number is on.
03 of 04
Which talukas does Thane district have after the Palghar split?
The district portal says seven talukas and names Thane, Kalyan, Ulhasnagar, Ambarnath and Bhiwandi; by our arithmetic from the 2013 CGWB list the other two are Shahapur and Murbad. Palghar district was created on 1 August 2014 (The News Minute, August 2014). Confirm the list on the district portal.
04 of 04
Do tribal, forest or coastal rules affect Thane parcels?
They can. The 2013 booklet, written before the split, says 1,203 of 1,748 villages were tribal and forest was 35.38% of the old district, and a 2021 report mentions coastal-zone clearance for part of the Virar–Alibaug corridor. We found no current Thane list, so ask the Collector and the Forest Department for a written status on any hill, creek or coastal parcel.
Ready to look at what is available?
Browse reviewed listingsTransparency
Sources and references
Law and courts
- Indian Kanoon text of section 63, Maharashtra Tenancy and Agricultural Lands Act
- Indian Kanoon text of section 63-1A (industrial use; tribal seller protections)
- Maharashtra Tenancy and Agricultural Lands Act, 1948 as amended to 2018, PRS Legislative Research copy
- Maharashtra Land Revenue Code (Second Amendment) Act, 2025, JSA Prism, March 2026
- Land Revenue Code amendment and the 10 Feb 2026 resolution, Khaitan & Co, 23 Feb 2026
- Prevention of Fragmentation and Consolidation of Holdings (Amendment) Act, 2025, TeamLease RegTech
- Overview of recent amendments to the Fragmentation Act, Conventus Law (law-firm summary)
- Agricultural land laws: Maharashtra Agricultural Lands (Ceiling on Holdings) Act, 1961, BCAJ
- Maharashtra Stamp Act, 1958 (Article 25), reproduction amended to May 2019
Government
- Ground water information booklet, Thane district, Central Ground Water Board (2013, before the Palghar split)
- Thane district portal (NIC)
- Inspector General of Registration and Controller of Stamps, Maharashtra (home page)
News
- Only farmers can buy agricultural land, minister warns, IANS via The Hawk, 8 Jul 2026
- Cabinet waives registration fee for agricultural land partition documents, Free Press Journal, May 2025
- Maharashtra maintains status quo in Ready Reckoner rates for 2026-27, Investment Guru India, Apr 2026
- State opts for status quo in Ready Reckoner rates, The Hitavada, 1 Apr 2026
- Maharashtra hikes Ready Reckoner rates by 3.9%, Business Standard, Apr 2025
- Samruddhi expressway final stretch opens, The Week (wire), 5 Jun 2025
- Assembly land-law announcement on small plots, The Week (wire), 9 Jul 2025
- Navi Mumbai International Airport commences operations, Gulf News, Dec 2025
- Navi Mumbai airport to launch international operations on July 15, ETV Bharat, Jun 2026
- Bhiwandi villagers seek expressway interchange, Free Press Journal, 4 Feb 2025
- Thane officials target bullet train land acquisition, India Infra Hub, 22 Oct 2021
- Decks clear for Virar-Alibaug multi-modal corridor, Deccan Herald, 22 Jun 2021
- Maharashtra gets Palghar as its 36th district, The News Minute, 1 Aug 2014
Further reading
- Tenancy and Agricultural Lands amendment of 2026, JSA Prism, June 2026
- Maharashtra land bill and legacy urban plot sales, King Stubb and Kasiva, Jan 2026
- E-governance in the office of the Settlement Commissioner, Elets, Feb 2025
- Maharashtra, Invest India
- Economic Survey of Maharashtra 2025-26
- Maharashtra overview, State Disaster Management Authority
- Dynamic ground water resources of Maharashtra, 2024, Central Ground Water Board
- Master Direction on acquisition and transfer of immovable property in India, RBI (FED 12/2015-16, updated Sep 2022)
- Vinodchandra Sakarlal Kapadia v. State of Gujarat, Supreme Court, 15 Jun 2020: sections 63 and 43 and a bequest to a non-agriculturist
- Gundaji Satwaji Shinde v. Ramchandra Bhikaji Joshi, Supreme Court, 5 Dec 1978: who is an agriculturist, Manupat case guide
- Mumbai-Pune Expressway missing link opens, Realty Today, May 2026
Data-currency note: the 2013 CGWB booklet describes the district before the Palghar split of 2014, so its area, taluka, forest, tribal and crop figures are not for today’s Thane; groundwater stages are for 2008-09. Infrastructure statuses were read in October 2026 and change quickly, and two items (bullet train, Virar–Alibaug) rest on 2021 reports; ready reckoner items are reports, not notified schedules; estimated land prices are indicative and are not taken from any registered deed. Pages we could not open are named only as places to check. This is a general guide, not legal advice. Report inaccuracies to wiki@farmlandindia.com.
For developers
Ready to explore Thane farmland?
Browse reviewed projects and individual land parcels across Thane — or if you own land here, list it with platform review and reach serious buyers.