Zone Certificate Maharashtra 2026 | Part Plan Online Apply

The zone certificate states the land-use zone your parcel falls in under the sanctioned Development Plan or Regional Plan - residential, commercial, industrial, agricultural, green or no-development - and whether the parcel, or any part of it, is affected by a reservation such as a road line, a garden, a school or a DP road widening. That second half is the part people forget to ask about, and it is the part that decides whether a building permission can ever be granted. A plot can be perfectly residential in zone and still be unbuildable because a road line runs through it.

These get asked for in the same breath and they are not the same thing. A zone certificate answers "what is this land zoned for?" A part plan is a scaled extract of the sanctioned Development Plan showing the parcel in context — its boundaries, the abutting roads, the surrounding reservations and the zone. The zone certificate is the one-page answer; the part plan is the drawing behind it.

The document requirement differs too, which is where most applications stall: a zone certificate requires the 7/12 extract showing the Survey Number or Gat Number of the parcel, while a part plan requires a demarcation certificate issued by the Land Revenue Department for that parcel.

It depends entirely on where the parcel sits. Inside Pune and Pimpri-Chinchwad municipal limits it is PMC or PCMC. In the Pune Metropolitan Region outside municipal limits it is PMRDA. In the Mumbai Metropolitan Region it is MMRDA. For parcels outside any planning authority's jurisdiction - most of rural Maharashtra, including large parts of the Baramati, Daund, Indapur and Shirur belt - it is the local branch office of the Town Planning and Valuation Department (TPVD) under the Directorate of Town Planning and Valuation.

• Inside Pune and Pimpri-Chinchwad municipal limits: PMC or PCMC
• In the Pune Metropolitan Region outside municipal limits: PMRDA
• In the Mumbai Metropolitan Region: MMRDA
• Outside any planning authority's jurisdiction (rural Maharashtra, including Baramati, Daund, Indapur, Shirur): TPVD under the Directorate of Town Planning and Valuation

1. 01Register as a CitizenNavigate to the PMRDA portal and complete the Citizen Registration process.
2. 02Apply for Zone CertificateAfter registration, apply for the zone certificate against the specific parcel.
3. 03Pay the FeeProceed to pay the required fee for the application.
4. 04Track and DownloadOnce the payment is processed, track the application and download the certificate.

Fees are set by the state fee schedule and vary by the issuing authority and the parcel, and they are modest relative to the cost of getting the zone wrong.

Through the DTP route, the fee is paid at the branch office when the application is submitted in person alongside the online filing.

Through PMRDA, it is an online payment with a receipt you can retrieve from your login.

A zone certificate is short and worth reading twice. Confirm the zone abbreviation matches what you were told, confirm the survey or gat number matches your 7/12 exactly including any hissa, and look specifically for a reservation line. If any part of the parcel is reserved - a road widening, a DP road, a public amenity - the certificate will say so, and that portion is not available to build on. You build on the residue, and the residue's shape and access decide what is actually designable. A parcel with a road line through the middle is a different project from the same parcel without one, and the difference shows up in the first week of design, not at permission stage.

The zone determines your permissible FSI or FAR, setbacks, and height band. It is a prerequisite for building permission and, in the case of agricultural land, also precedes NA conversion. The practical sequence for a plot in Maharashtra is: 7/12 and 8A, village map or Bhunaksha for the parcel, zone certificate, then – if the land is agricultural and you intend to build – NA conversion, followed by layout or building permission.

We file the zone certificate as an early lead-time item on every Arsa project because the design brief cannot be honest until the zone and reservation position are known. Turnaround time is authority-dependent, and no portal publishes a firm SLA, so the useful habit is to start it early rather than to hope it is quick.

1. 01Pull the 7/12 extractConfirm the owner's name and the parcel number match the seller's claims.
2. 02Pull the 8A recordVerify whether ownership has been legally transferred and note the date of transfer.
3. 03Check the village mapConfirm the parcel shape and boundaries align with the physical plot on the ground.
4. 04Obtain the zone certificateConfirm the land's zoning matches what the seller stated and ensure no reservation (such as for roads or utilities) cuts through the parcel.
5. 05Verify the certificate's dateIf the seller provides a zone certificate, check its date. A plan revision after that date may override its validity. A stale certificate is unreliable and worth less than the cost of obtaining a fresh one.

Follow this document verification sequence in order, and stop at the first mismatch. Our land buyer brief applies the same process for plots in and around Baramati and the Pune metro.

One: filing a part plan application with a 7/12 instead of a demarcation certificate. Two: entering the hissa number instead of the full gat number, or the new gat number instead of the old one. Three: reading the zone and skipping the reservation line. Four: treating an old zone certificate as current after a plan revision. Five: assuming a residential zone means permission - the zone is necessary, not sufficient, and setbacks, access width, and the layout position all still have to clear.