by Deepak Sawant 
In the past few years, one major real estate development near Mumbai has been making a strong impact, though not many people know about it — the Land Pooling Scheme in NAINA (Navi Mumbai Airport Influence Notified Area). For investors, especially NRIs and smart developers, knowing about this scheme can lead to big financial gains. This article explains what land pooling is, how it works in NAINA, and why it’s becoming a hot topic in the property world.
What is Land Pooling?
Government-supported land pooling is a technique to manage city expansion by transforming dispersed farmland into well-designed urban spaces. The administration invites farmers or landowners to voluntarily surrender their property rather than by force. In return, they receive back some of the same property but now it is developed and designated as NA (non-agricultural) land in a planned zone.
Both the government and landowners stand to benefit from this approach. It expedites and structures development. Land pooling is a quicker and more effective approach to construct new cities than the antiquated land acquisition process, which sometimes results in court battles and protracted delays. It transforms unorganized farmland plots into well-defined districts with designated areas for businesses, homes, schools, roads, and parks thereby producing a completely planned urban center.
How NAINA’s Land Pooling Scheme Works
NAINA is a CIDCO-led initiative (City and Industrial Development Corporation) supported by the Government of Maharashtra. It covers over 200 villages surrounding the Navi Mumbai International Airport. The purpose of NAINA is to build a sustainable, well-planned urban infrastructure that complements the upcoming airport and stimulates economic growth in the area.
Under this scheme, farmers or agricultural landowners voluntarily offer their land to CIDCO. In exchange, they receive a developed NA (non-agricultural) plot in a designated zone within the same town planning area. As of 2024, the conversion rate has increased dramatically — from an earlier 12.5% to now 40%. That means for every 100 gunthas (1 guntha = 1,000 sq. ft.) of agricultural land submitted, the owner receives a fully developed 40 gunthas of NA land.
Why It’s a Game Changer for Investors
Let’s put this into perspective. Suppose an investor purchased 20 gunthas (approx. 0.5 acres) of agricultural land in 2019 near a village like Nandgaon (a sample case). At that time, the cost was relatively low, considering the land was classified as agricultural. Now, under NAINA’s scheme, that same investor could receive an 8,000 sq. ft. NA plot (40% of 20 gunthas) in a yellow zone — a high-potential urban development area.
Here’s why this matters:
- NA plots are significantly more valuable than agricultural land.
- The Floor Space Index (FSI) offered is 2.5, which means you can construct up to 2.5 times the plot area. This opens up tremendous possibilities for residential or commercial construction.
- The value appreciation potential is massive — three to five times the original investment within a few years.
Investment Options Post Land Pooling
Once you receive the developed plot, you have three powerful options:
- Build Your Own Home or Villa: Construct on your 8,000 sq. ft. plot with 2.5 FSI and enjoy a high-end lifestyle near a developing urban hub.
- Sell the NA Plot: NA land near an airport and major infrastructure often appreciates rapidly. You could see 100-200% returns depending on how early you invested.
- Joint Venture with Developers: Many builders seek ready NA plots for their projects. You can enter JV agreements and earn a share in future constructions without spending on development yourself.
NAINA’s Planning Edge
NAINA isn’t just a random cluster of projects. It’s a meticulously planned urban model, similar to Chandigarh or Gandhinagar. Town Planning Schemes (TPS) under NAINA — like TPS 11 — have clearly defined zones, roads, schools, green areas, and commercial centers. Since planning started in 2013, several drafts have undergone revisions, and most zoning maps are now available in the public domain.
The presence of mega infrastructure like Atal Setu, Navi Mumbai Metro, and Navi Mumbai International Airport further boosts the location’s attractiveness. All these elements combine to offer fast-track ROI and minimum legal hassle for landowners.
Fast-Track ROI: Skip Years of Legal Hurdles
Traditional agricultural-to-NA land conversion can take years and requires navigating bureaucracy, local zoning issues, and legal clearances. NAINA’s land pooling bypasses all that. Once you submit your land, CIDCO handles the development, zoning, and documentation. Within months, you receive a legally recognized, ready-to-develop NA plot.
Moreover, many areas where land pooling has already been implemented (e.g., Ulwe, Pushpak Nagar, Karanjade) are witnessing booming real estate activity. Investors who entered early have seen three-digit returns through sales, JVs, or independent development.
Why You Should Act Now
The window of opportunity is closing fast. Some villages under NAINA have already stopped registering agricultural land sales. In the next few months, it’s likely that agricultural land registration will be restricted across more areas.
Investing now means:
- Benefitting from early-bird pricing on agricultural plots
- Enjoying the highest land-to-plot conversion ratio (40%)
- Holding a piece of land in one of India’s most promising urban developments
Final Words: A Strategic Entry and Exit
This isn’t just a real estate investment — it’s a strategic leap from being a farmer or landowner to a future developer. With full legal documents, well-defined plots, and massive infrastructure investments in the pipeline, NAINA is a rare opportunity where agricultural investors can transform their holdings into high-value urban assets.
If you’re an NRI, domestic investor, or aspiring real estate player, this could be your golden ticket to long-term wealth creation.
Need Expert Guidance?
If you’d like assistance navigating the land pooling process, evaluating potential villages, or connecting with available deals, feel free to reach out to an experienced real estate consultant. Many professionals, like Dr. Sandeep Kudale and his team, specialize in NAINA-related investments and offer personalized strategies.
Act fast, invest smart, and unlock the future of urban India with NAINA.
