Question 1

What is AURA ESTATE?

Accepted Answer

AURA ESTATE is a 100-acre living wellness township of premium villa plots at Khopoli in the Mumbai 3.0 (Raigad) corridor, developed by Lords of the Lands. It is designed as a wellness mandala of seven worlds with the VERTEBRAE clubhouse.

Question 2

Where is AURA ESTATE located?

Accepted Answer

AURA ESTATE is at Khopoli, off the Mumbai–Pune Expressway (NH 548A) in Raigad, Maharashtra — about 1 hour from Navi Mumbai and Pune, and about 1.5 hours from South Mumbai.

Question 3

What plot sizes are available at AURA ESTATE?

Accepted Answer

AURA ESTATE offers non-agricultural (NA) villa plots from 2,250 sq.ft to 10,000 sq.ft, with FSI 1–1.5 and 7/12 title directly in the buyer's name, ready to build. Phase 1 comprises about 230 plots on 30 acres.

Question 4

What is the price of AURA ESTATE villa plots?

Accepted Answer

Phase-1 base pricing starts at ₹2,999 per sq.ft for AURA Rise plots, ₹3,199 per sq.ft for AURA Meadows plots and ₹3,499 per sq.ft for AURA Retreat plots. With infrastructure and development charges, the CAM charges and one-time club membership, indicative pricing starts from about ₹69 lakh onwards and runs to about ₹3.83 crore, on a 20:80 payment plan — ₹5 lakh on EOI, balance of 20% on allotment and 80% on possession of the plot. Figures are indicative and exclusive of stamp duty, registration and applicable taxes.

Question 5

When does AURA ESTATE launch?

Accepted Answer

AURA ESTATE Phase 1 (30 acres, about 230 villa plots) launches on 15 November 2026, with possession in roughly 24 months.

Question 6

Who is the developer of AURA ESTATE?

Accepted Answer

AURA ESTATE is developed by Lords of the Lands, a venture by Platinum Corp and The Edge. The master architect is Ar. Sanjay Puri, legal and title is by Shardul Amarchand Mangaldas (SAM), and PMC/cost by QUASCO.

Question 7

What amenities does AURA ESTATE offer?

Accepted Answer

AURA ESTATE is built as a wellness mandala of seven 'worlds' — Arrival, Waters, Energy, Heart, Stage, Stillness and Summit — connected by the VERTEBRAE clubhouse spine, with pools, a spa, a gymnasium, badminton and pickleball courts, gardens, an amphitheatre and community spaces. Amenities are design-intent and subject to approvals.

Question 8

Is AURA ESTATE a good investment?

Accepted Answer

AURA ESTATE sits in the Mumbai 3.0 growth corridor driven by the Navi Mumbai International Airport (NMIA), the Mumbai Trans-Harbour Link (MTHL) and expressways. The published indicative figures are +200% appreciation and ~30% ROI, both indexed to the land rate — ₹2,999 per sq.ft at launch to ₹9,000 per sq.ft at corridor maturity. These figures are indicative and not a guarantee of returns.

Question 9

What does ‘NA plot’ mean, and are AURA ESTATE’s plots NA?

Accepted Answer

NA stands for non-agricultural. In Maharashtra, agricultural land must be formally converted to non-agricultural use before it can be legally built on as a residential plot. Every villa plot at AURA ESTATE is a non-agricultural (NA) plot, so it is already cleared for residential construction — you are not buying farmland and hoping for conversion later.

Question 10

What is a 7/12 extract, and whose name will it be in?

Accepted Answer

The 7/12 extract (satbara utara) is the Maharashtra land record that shows who owns a piece of land, its area, and any loans or disputes registered against it. At AURA ESTATE the 7/12 for your plot is transferred into your own name — an individual title, not a share in a society or a company. It is the document you would check first when buying land anywhere in Maharashtra, and we encourage every buyer to verify it independently.

Question 11

How far is AURA ESTATE from the new Navi Mumbai airport and the Atal Setu sea-link?

Accepted Answer

AURA ESTATE is at Khopoli, off the Mumbai–Pune Expressway (NH 548A) in Raigad, Maharashtra. Navi Mumbai — where the Navi Mumbai International Airport (NMIA) is located — is about an hour away, South Mumbai about an hour and a half via the Mumbai Trans-Harbour Link (MTHL / Atal Setu), and Pune about an hour along the Expressway. Drive times are indicative and vary with traffic.

Question 12

What is included in the all-in price, and what is not?

Accepted Answer

The all-in figure shown in the Plot Price Calculator includes the land at ₹2,999 per sq.ft, infrastructure and development charges, the CAM charges and one-time club membership. It does not include stamp duty, registration or applicable taxes, which are payable separately at actuals. ₹69 lakh onwards is an indicative starting figure for land value; the calculator gives the complete break-up for any plot size.

Question 13

Where exactly is Khopoli, and why is it talked about now?

Accepted Answer

Khopoli is a town in Raigad district at the foot of the Sahyadris, on the Mumbai–Pune Expressway about 1 hr 30 min from Mumbai and about 1 hr from Pune. It has been an industrial and pilgrimage town for decades; what changed is access. It now sits between two of Maharashtra's largest infrastructure projects — the Navi Mumbai International Airport to its west and the Expressway's new Missing Link, whose Mumbai-side portal is the Khopoli exit itself.

Question 14

How far is AURA ESTATE from Mumbai, Navi Mumbai and Pune?

Accepted Answer

About 1 hour from Navi Mumbai, about 1 hour from Pune and about 1.5 hours from South Mumbai in normal traffic. Drive times depend on where in the city you start and when you leave; treat these as typical rather than guaranteed.

Question 15

How does Khopoli compare with Karjat for a weekend home?

Accepted Answer

Both are in Raigad and about 30 min apart, but they are reached differently. Karjat grew around the Central Railway line and the Ulhas river, and is well known for riverside cottages. Khopoli sits on the Expressway, which makes it a road-first destination — you drive out rather than take a local train — and it is the town the Missing Link now opens onto. If your weekends are built around a car, Khopoli is usually the shorter, more predictable run.

Question 16

How does Khopoli compare with Alibaug?

Accepted Answer

Alibaug is coastal and has been the established premium second-home market for two decades, reached by road around the bay or by ferry to Mandwa. Khopoli is hill country — cooler, greener in monsoon, and closer by road to both Mumbai and Pune. Alibaug offers the sea and a mature market at mature prices; Khopoli offers hills, a shorter drive from the eastern suburbs and Navi Mumbai, and entry pricing that has not yet repriced for the new infrastructure.

Question 17

What is the Konkan belt, and why is land there being developed now?

Accepted Answer

The Konkan is the coastal strip of Maharashtra between the Sahyadris and the Arabian Sea, running from Palghar down through Raigad, Ratnagiri and Sindhudurg. It stayed relatively undeveloped because it was hard to reach. Three things changed that: the Mumbai Trans-Harbour Link, the Navi Mumbai airport, and the ongoing expressway and coastal road programmes. Land that was four hours away is now within ninety minutes of a metropolitan area, which is the pattern that has preceded development everywhere else in India.

Question 18

Is Khopoli only worth visiting in the monsoon?

Accepted Answer

The monsoon is spectacular there — the waterfalls and the green are why the area is known. But the hills also make summers noticeably cooler than the city, and winter mornings are the reason people take to sunrise walks. A plot is a year-round asset; the monsoon is simply when it photographs best.

Question 19

What infrastructure has actually been built around Khopoli — not planned, built?

Accepted Answer

The Atal Setu (Mumbai Trans-Harbour Link) opened in January 2024 and cut the crossing from Mumbai to Navi Mumbai to roughly twenty minutes. Navi Mumbai International Airport was inaugurated in October 2025, began domestic flights in December 2025 and international flights in July 2026. The Mumbai–Pune Expressway's Missing Link opened on 1 May 2026. All three are operating, not proposed.

Question 20

What did the Expressway's Missing Link change for Khopoli?

Accepted Answer

The Missing Link is a 13.3 km stretch of twin eight-lane tunnels and a cable-stayed bridge that bypasses the Khandala ghat entirely, running from the Khopoli exit to Kusgaon near Lonavala. It removes the slowest, most weather-affected section of the drive, saving roughly 25–30 minutes in normal conditions and considerably more in monsoon. Khopoli is the town at its Mumbai-side mouth.

Question 21

Is Navi Mumbai International Airport actually open?

Accepted Answer

Yes. It was inaugurated in October 2025, started commercial domestic operations on 25 December 2025 and international operations in July 2026, with an initial design capacity of around 20 million passengers a year. It is in its scale-up phase, with airlines adding routes progressively.

Question 22

What is the Atal Setu, and does it matter from Khopoli?

Accepted Answer

The Atal Setu — the Mumbai Trans-Harbour Link — is a 21.8 km sea bridge from Sewri in Mumbai to Chirle near Nhava Sheva, opened in January 2024. It matters because it changes who Khopoli is near. From South Mumbai and the island city, the bridge removes the harbour detour that used to define the journey east.

Question 23

What is the Virar–Alibaug Multimodal Corridor?

Accepted Answer

It is a planned MSRDC corridor intended to link the northern and southern ends of the Mumbai Metropolitan Region without going through the city, connecting the growth areas around the new airport. Sections are at different stages of land acquisition and construction. Treat it as a project under development rather than a completed road, and do not price a plot on it alone.

Question 24

Does new infrastructure guarantee that land will appreciate?

Accepted Answer

No, and anyone who tells you otherwise is selling. Infrastructure changes access, and access changes demand — that is the mechanism, and it has played out around most Indian metros. But timing, pricing at entry, the quality of the title and the holding period all matter, and none of them is guaranteed by a road. Published appreciation figures, including ours, are indicative and not a promise of returns.

Question 25

Why buy a plot rather than an apartment or a villa?

Accepted Answer

A plot is land, and land is the part that appreciates; a building depreciates from the day it is finished. A plot also lets you build what suits your family, when your finances suit it, rather than paying for someone else's specification. The trade-off is honest: an apartment is ready to use and a plot is not, and building takes time, attention and its own budget.

Question 26

Is a plot harder to sell later than a flat?

Accepted Answer

It is a different market, not necessarily a harder one. Flats sell on convenience and comparable listings; land sells on location, clear title and what a buyer can build. In a corridor with improving access, land typically has the deeper pool of buyers, because developers, end-users and investors are all looking at it. Clean, individual title is what keeps that pool wide — which is why a plot with the 7/12 in your own name is easier to transact than a share in a scheme.

Question 27

Do I have to build immediately after buying?

Accepted Answer

No. The land is yours from the day it is registered, and you can hold it and build later. Do check the plot's development timelines and any conditions in your agreement, and remember that a built structure changes your property tax position. Many buyers hold for a few years and build when the community around them has taken shape.

Question 28

What does it cost to own a plot each year?

Accepted Answer

Property tax to the local body, maintenance or CAM charges for the shared roads, lighting, security and landscaping, and your own share of any society or association costs once formed. These are modest next to a built home, but they are real and continue whether or not you have built. Ask for the CAM figure in writing and how long it is fixed for.

Question 29

What is a 7/12 extract, and how do I read one?

Accepted Answer

The 7/12 (satbara utara) is the core Maharashtra land record, combining Village Form VII — the record of rights — with Village Form XII, the crop register. Form VII shows the survey or gat number, the area, the names of the holders and the extent each one holds, any tenancy, and an 'other rights' column that carries loans, easements, court orders and similar encumbrances. Form XII shows what has been cultivated. Read the holder names against the seller's identity, the area against what you are being sold, and the other-rights column especially closely — that is where the surprises live. Extracts are available digitally through the state's Mahabhulekh portal.

Question 30

What is a mutation entry, and why does everyone mention it?

Accepted Answer

A mutation entry — ferfar, recorded in Village Form VI — is how a change in ownership gets written into the revenue record. When a sale is registered, the change is entered in the mutation register, notice is given to interested parties, objections are invited, and a revenue officer then certifies it. Only after certification does your name appear on the 7/12. Mutation is not by itself proof of title — a registered sale deed is the title document — but an uncertified or disputed mutation is a reason to slow down and ask why.

Question 31

What is the difference between NA land and agricultural land?

Accepted Answer

Agricultural land is recorded for farming. You cannot legally put up a residence on it until its use is converted to non-agricultural — the NA order — under the Maharashtra Land Revenue Code, granted by the Collector after zoning and planning clearances and payment of a conversion premium. NA land is already cleared for the use it has been converted to. The practical difference for a buyer is enormous: on NA land you are buying a plot you can build on, and on agricultural land you are buying a permission you still have to obtain, which may not come. Every villa plot at AURA ESTATE is NA.

Question 32

Who can buy agricultural land in Maharashtra?

Accepted Answer

Broadly, an agriculturist — someone who already holds and cultivates agricultural land, or comes from a farming family. A non-agriculturist generally needs the District Collector's permission under Section 63 of the Maharashtra Tenancy and Agricultural Lands Act, which is applied for with a stated purpose, takes months, and may come with conditions. This is one of the main reasons buyers prefer land that is already NA: the question does not arise.

Question 33

Is there a limit on how much agricultural land one person can own?

Accepted Answer

Yes. Under the Maharashtra Agricultural Lands (Ceiling on Holdings) Act there are ceilings on family holdings, which vary with the quality of the land — broadly around 18 acres for perennially irrigated land, 27 for seasonally irrigated and up to 54 for dry land. Holdings above the ceiling can be challenged. Ceilings apply to agricultural holdings, which is another reason the NA question matters.

Question 34

What is a title search, and how far back should it go?

Accepted Answer

A title search is a lawyer tracing the chain of ownership through registered documents, revenue records and encumbrance searches to confirm the seller can actually sell, and that nothing is charged against the land. The common standard is thirty years, and many buyers ask for more where the history is complicated. Ask for a written title certificate from an advocate, and read the qualifications in it — the caveats are the useful part.

Question 35

Does RERA apply to a plotted project?

Accepted Answer

Yes. Plotted developments above the statutory threshold must be registered with MahaRERA, and registered projects publish their approvals, layout and timelines on the MahaRERA portal. Ask any developer for the registration number of the specific phase you are buying into and look it up yourself before you pay anything. A channel partner marketing the project should also hold their own MahaRERA agent registration.

Question 36

What stamp duty applies to buying land in Maharashtra?

Accepted Answer

Stamp duty is a state tax on the instrument of transfer, charged on the agreement value or the ready reckoner value, whichever is higher. The rate depends on where the land sits: broadly 6% within municipal corporation limits, around 4% in municipal council and cantonment areas, and around 3% in gram panchayat areas, with metro cess or local body tax added in some cities. Women buyers get a 1% concession in Maharashtra. Rates and cesses are revised, and the ready reckoner is revised annually, so confirm the figure that applies to your plot on the day you register rather than budgeting from a blog.

Question 37

What is the registration fee, and is it capped?

Accepted Answer

Registration is separate from stamp duty and is charged at 1% of the property value, capped at ₹30,000. It is paid to the Sub-Registrar at the time of registering the sale deed. Registration is what makes the transfer legally effective and gives you the document you will need for the mutation entry afterwards — it is not optional and it is not a formality.

Question 38

Is GST payable on a plot of land?

Accepted Answer

The sale of land itself is outside GST — Schedule III of the CGST Act treats it as neither a supply of goods nor of services. Where it gets debated is developed plots: tax authorities have taken the view that when a seller also provides infrastructure works — roads, drainage, water and electricity lines, levelling — that component can be a taxable service, and rulings have gone both ways. The practical protection for a buyer is a written break-up separating the land consideration from any development or infrastructure charge, and your own chartered accountant's view on the GST treatment of that second figure before you sign.

Question 39

So what should I actually budget beyond the plot price?

Accepted Answer

Stamp duty and registration on the total consideration, GST where it applies to the development component, your advocate's fee for the title search and documentation, and then the running costs — CAM charges and property tax. Our indicative pricing and the Plot Price Calculator exclude stamp duty, registration and taxes; those are payable separately at actuals.

Question 40

Who are Lords of the Lands?

Accepted Answer

Lords of the Lands is a land development venture by Platinum Corp and The Edge, focused on plotted communities in the Mumbai 3.0 corridor. AURA ESTATE is its 100-acre township at Khopoli. On this project the master architecture is by Ar. Sanjay Puri, legal and title work by Shardul Amarchand Mangaldas, and project management and cost consultancy by QUASCO.

Question 41

Who is Ar. Sanjay Puri, and what is his role here?

Accepted Answer

Sanjay Puri is a Mumbai-based architect whose practice is widely published and has been recognised in Indian and international architecture awards, known for climate-responsive planning and strong geometry. At AURA ESTATE he is the master architect: the seven-world plan, the mandala geometry and the VERTEBRAE clubhouse spine are his design language rather than a standard layout stretched over a site.

Question 42

Is any of this legal advice?

Accepted Answer

No. The answers here about land records, NA conversion, ceilings and taxes are general information about how things work in Maharashtra, written to help you ask better questions. Rules change and every parcel has its own history. Appoint your own advocate, get your own title search, and verify the 7/12 and the approvals independently before you commit.

Some places have an aura. Here, you will find yours. — AURA ESTATE, a Lords' Estates community. Luxury villa plots at Khopoli, Mumbai 3.0, by Lords of the Lands.

We didn't plan a township. We composed a way of living.

Land is the only asset they're not making more of.

Mumbai is expanding for the third time —and this is where it lands.

The third city isn't a forecast.It's already being built.

A planned city, not a sprawl

An economy already anchored

And the reason people drive out here

Close enough to escape to.Far enough to escape into.

You're not buying where it is.You're buying where it is going.

Seven chakras, drawn as a landscape.

Buy the address today.Inherit the story tomorrow.

Sacred geometry. Honest materials. Timeless calm.

A township designed like a mandala. A life designed around you.

A hundred acres,composed one phase at a time.

Phase 1 — 30 acres

Phase 2A & 2B — ~40 acres

Phase 3 — ~30 acres

City & beyond

Thirty acres,composed like a landscape painting.

A wellness mandala, from above.

Open space is the plan.Not what's left after it.

One spine. Seven worlds.Your second home, 365 days a year.

One building. Two entirely different lives.

A villa designed byAr. Sanjay Puri.

Not 50 amenities. Seven worlds.

This isn't a weekend. This is a Tuesday at AURA ESTATE.

A title in your name.Not a promise in a brochure.

Build your own number.Every charge, in the open.

The questions buyers actually ask.

What is AURA ESTATE?

Where is AURA ESTATE located?

What plot sizes are available at AURA ESTATE?

What is the price of AURA ESTATE villa plots?

When does AURA ESTATE launch?

Who is the developer of AURA ESTATE?

What amenities does AURA ESTATE offer?

Is AURA ESTATE a good investment?

What does ‘NA plot’ mean, and are AURA ESTATE’s plots NA?

What is a 7/12 extract, and whose name will it be in?

How far is AURA ESTATE from the new Navi Mumbai airport and the Atal Setu sea-link?

What is included in the all-in price, and what is not?

Where exactly is Khopoli, and why is it talked about now?

How far is AURA ESTATE from Mumbai, Navi Mumbai and Pune?

How does Khopoli compare with Karjat for a weekend home?

How does Khopoli compare with Alibaug?

What is the Konkan belt, and why is land there being developed now?

Is Khopoli only worth visiting in the monsoon?

What infrastructure has actually been built around Khopoli — not planned, built?

What did the Expressway's Missing Link change for Khopoli?

Is Navi Mumbai International Airport actually open?

What is the Atal Setu, and does it matter from Khopoli?

What is the Virar–Alibaug Multimodal Corridor?

Does new infrastructure guarantee that land will appreciate?

Why buy a plot rather than an apartment or a villa?

Is a plot harder to sell later than a flat?

Do I have to build immediately after buying?

What does it cost to own a plot each year?

What is a 7/12 extract, and how do I read one?

What is a mutation entry, and why does everyone mention it?

What is the difference between NA land and agricultural land?

Who can buy agricultural land in Maharashtra?

Is there a limit on how much agricultural land one person can own?

What is a title search, and how far back should it go?

Does RERA apply to a plotted project?

What stamp duty applies to buying land in Maharashtra?

What is the registration fee, and is it capped?

Is GST payable on a plot of land?

So what should I actually budget beyond the plot price?

Who are Lords of the Lands?

Who is Ar. Sanjay Puri, and what is his role here?

Is any of this legal advice?

Great land deserves great custodians.

Ar. Sanjay Puri

Shardul Amarchand Mangaldas

QUASCO

The delivery team

India's new-age branded land developer.

Vision

Mission

Mumbai is expanding for the third time —
and this is where it lands.

The third city isn't a forecast.
It's already being built.

Close enough to escape to.
Far enough to escape into.

You're not buying where it is.
You're buying where it is going.

Buy the address today.
Inherit the story tomorrow.

A hundred acres,
composed one phase at a time.

Thirty acres,
composed like a landscape painting.

Open space is the plan.
Not what's left after it.

One spine. Seven worlds.
Your second home, 365 days a year.

A villa designed by
Ar. Sanjay Puri.

A title in your name.
Not a promise in a brochure.

Build your own number.
Every charge, in the open.

Some places are bought.
Some become your legacy.