Gunthewari certificate: how to apply, download and verify.
There is no single "gunthewari certificate download" portal - the certificate is issued by your planning authority after regularisation, and everything else is verification. Below: who can apply, the exact routes (PMRDA, CSMRDA, NMRDA, Aaple Sarkar), the documents, the GRAS fees, and how to check a certificate a seller shows you.
NA / Gunthewari checker
Check NA status and regularisation flags for a plot.
Open →7/12 record checker
Read the satbara utara behind any gunthewari claim.
Open →NA vs Gunthewari vs RERA
Which paper proves what - and when to walk away.
Open →1. What a gunthewari certificate actually is - and what it is not
The regularisation certificate is the planning authority's decision that an unauthorised plot carved out of agricultural land is now legal, on payment of the compounding and development charges. It is not the 7/12, not the NA order, and not the building permission - it is the document that makes those follow-on steps possible. Before regularisation, the plot is an unauthorised subdivision of someone else's survey number: no building permission, no completion certificate, no institutional loan, and demolition remains legally possible under the Gunthewari Act 2001.
2. Who can apply - the 31 December 2020 cutoff
The occupant or owner of a plot that existed on or before 31 December 2020, in a development that is not on excluded land (government, forest, defence, red zones, CRZ, hilltop/hillslope, DP reservations, DP roads, river flood lines). Proving existence is the applicant's job in practice: an MSEDCL bill, property-tax receipt, water connection or voter ID at the address dated 2020 or earlier - or historical satellite imagery - is what the authorities accept. A plot carved out after the cutoff has no route; that single date decides most cases before any form is filled.
3. The application routes, authority by authority
PMRDA region (western Pune belt): apply through PMRDA's channel - its RTS portal handles the application and fee payment; the authority periodically runs concession windows (the 2024-25 amnesty cut construction-in-FSI cases to a token ₹1,000 and the mitigation charge from 10% to 4% - windows open and close, so check pmrda.gov.in before planning around one). Chhatrapati Sambhajinagar region: CSMRDA runs a dedicated gunthewari scrutiny-form portal (gunthevari-form.csmrda.in). Nagpur region: NMRDA accepts applications with its own fee schedule. Councils and gram panchayats: the Aaple Sarkar route - register on aaplesarkar.mahaonline.gov.in, apply under the Revenue Department services, submit documents at the assigned centre, and track the application with the ID you receive.
4. Documents to keep ready before you start
The 7/12 and index-ii of the parent survey number; the sale deed or chain of documents through which you hold the plot; the site plan showing the plot in the parent gat; the existence proof dated 2020 or earlier (electricity bill, tax receipt, water connection); the site measurement the authority carries out (they measure the plot themselves - the measurement fee covers it); and identity/address proof. Incomplete existence proof is the single most common rejection reason, so the 2020-or-earlier document matters more than anything else in the file.
5. Fees and paying through GRAS
Every government charge in this process is paid online through GRAS at gras.mahakosh.gov.in by UPI or net banking, generating an e-challan you attach to the application. The components: the development charge (twice the ready reckoner rate in the PMRDA belt, about ₹56/sq ft under NMRDA), the 4% mitigation charge for construction beyond permissible FSI (reduced from 10%), the 4% setback-violation charge where margins are short, and the authority's application and measurement fees. Since the MLRC (Second Amendment) Act, 2025, the follow-on NA premium for regularised plots is one-time (0.1%-0.5% of market value by area slab) - a real change from the old annual-assessment regime. Concession windows recur; filing during one can halve the bill.
6. After the certificate: what to check on the 7/12
A granted regularisation should eventually reflect in the land record: the plot's entries move from the parent agricultural survey number toward its own gat entry with the changed status. Pull the 7/12 after the certificate arrives and after the mutation entry is processed - if the certificate exists but the 7/12 still shows the old jirayat cultivation entry under the parent owner, the mutation has not been done, and that gap is exactly what surfaces at sale time and loan time. Our 7/12 tools below let you check the record and spot a missing mutation before it becomes your problem.
7. Buying a gunthewari plot: the certificate checklist
Before paying token money on any gunthewari-claimed plot: ask for the regularisation certificate itself, not a mention of it; verify the certificate number with the issuing authority; pull the 7/12 and confirm the status and the mutation; confirm the plot is not on excluded land (a DP reservation or flood line can defeat even a granted certificate); and check nothing after 1 January 2021 created the plot. Our NA vs Gunthewari guide covers the red flags in detail - and if a seller offers a 'gunthewari certificate PDF' from a messaging app without the number and authority, walk away.
Gunthewari certificate: your questions answered.
Can I download a gunthewari certificate online?
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Only if the regularisation has already been granted. A certificate that exists can be verified through the issuing authority (PMRDA, CSMRDA, the municipal council or the gram panchayat), and Aaple Sarkar-certified documents carry an 18-digit barcode you can verify on the portal. But there is no public search that lets you download someone else's gunthewari certificate - if a seller cannot produce the certificate itself, the regularisation most likely does not exist yet.
Who issues the gunthewari regularisation certificate?
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The planning authority for your area: PMRDA for the Pune metropolitan region, CSMRDA for Chhatrapati Sambhajinagar, NMRDA for Nagpur, and for smaller towns the municipal council or gram panchayat through the Aaple Sarkar channel. The certificate is issued after the development charge and any mitigation charge are paid through GRAS and the site is measured.
What are the current gunthewari regularisation fees?
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The main component is the development charge - twice the ready reckoner rate of the land in the PMRDA belt, around ₹56 per sq ft under NMRDA - plus a 4% mitigation charge where construction exceeds permissible FSI, and a setback-violation charge at 4% where margins are short. Application and measurement fees vary by authority. All of it is paid online through GRAS (gras.mahakosh.gov.in), never in cash to an agent.
My plot was carved out in 2022. Can it be regularised?
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No. The eligibility cutoff is 31 December 2020, set by the 2021 amendment to the Gunthewari Act 2001. A plot created after that date has no regularisation route today, and any promise of 'future regularisation' for such a plot should stop the deal. The only exception to check is a plot that existed before the cutoff but was never regularised - that is a normal application, not an exception.
How do I verify a gunthewari certificate a seller showed me?
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Ask for the original or a certified copy, note the certificate number and issuing authority, and confirm with that authority's office - in person or through its portal. Aaple Sarkar-issued documents can be verified with the 18-digit barcode on aaplesarkar.mahaonline.gov.in. Also pull the plot's 7/12: a regularised gunthewari plot shows the changed land-use status on the record. A certificate without a matching 7/12 entry is a question, not an answer.
Does regularisation make the plot NA?
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Regularisation legalises the subdivision and construction for revenue purposes, and since the MLRC (Second Amendment) Act, 2025, the follow-on NA conversion for plots inside areas already permitted by the Development or Regional Plan is a one-time premium (0.1% of market value up to 1,000 sq m, 0.25% up to 4,000 sq m, 0.5% above) instead of the old Collector permission and annual assessment. Confirm the current position with your Tahsil office before relying on it for a specific plot.
NA plot vs Gunthewari vs RERA: which is safe to build on?
What each paper proves, what it doesn't, and the build/no-build verdict.
Read guide →Survey number & village map (nakasha)
Find your plot on Mahabhulekh BhuNaksha and read the gat number.
Read guide →Ferfar: mutation entries
Why the mutation after regularisation decides what the 7/12 shows.
Read guide →How to read a 7/12 utara
Every column decoded, plus the 5 red flags that kill plot deals.
Read guide →