What mistakes do buyers often make while buying plots?

Buying a plot is one of the most empowering investments you can make. However, purchasing land presents its own unique set of challenges and potential pitfalls that buyers must navigate with caution. From incomplete paperwork to wrong land-use zoning, one missed step can turn your dream investment into a legal nightmare.

Here are the common mistakes buyers make while buying plots and ways to avoid them.

Ignoring Hidden Liabilities and Title Disputes

Many buyers assume that if a plot has documents, it must have a clean title. In reality, that’s rarely the case. According to a prominent study by the Centre for Policy Research (CPR), 66% of all civil cases in India are related to land or property disputes. (Source: CPR India)

Hidden liabilities can include:

• Unpaid property taxes or loans
• Pending court cases
• Unreleased bank mortgages
• Claims by family heirs

How to avoid it:

• Obtain an Encumbrance Certificate (EC) for the past 30 years.
• Hire a property lawyer for a title verification report.
• Check for mutation records, tax clearances, and release certificates.
• If a property was ever mortgaged, ask for the bank’s release letter before proceeding.

Overlooking Land-Use and Zoning Restrictions

Not every piece of land can be used for residential construction. Each plot falls under a specific zoning classification-residential, commercial, agricultural, or industrial-defined in the city’s master plan.

How to avoid it:

• Confirm if the plot is freehold or leasehold.
• Verify zoning details with the local development authority.
• Ensure Change of Land Use (CLU) approval exists if it was agricultural.
• Always check for RERA registration, which mandates full land disclosure.

You should also ask before buying – “Is this land officially designated for residential use?” and “Does it have valid CLU approval?”

Buying in Layouts Without Complete Approvals

One of the most critical mistakes homebuyers make is investing in layouts that do not have complete government approvals. This not only jeopardizes the legality of the property but can also lead to long-term financial and legal complications. Without them, you risk the following:

• No building permissions
• Denied electricity and water connections
• Demolition notices from authorities

For example – The Times of India (April 2024) reported that hundreds of illegal layouts near the Noida International Airport were demolished for lacking approvals from the YEIDA and Fire Department.

How to avoid it:

• Verify layout approval number on your local authority’s portal.
• Check for No Objection Certificates (NOCs) for water, fire, and electricity.
• Confirm that internal roads and parks are part of the approved layout plan.

Visit the site and compare it with the sanctioned layout map before making payment.

Ignoring Drainage and Physical Site Conditions

A beautiful layout may hide serious drainage or soil issues. Buyers often overlook:

• Low-lying terrain or flood-prone zones
• Poor drainage during monsoons
• Cracked or unstable soil

The Anarock Property Buyer Sentiment Survey 2025 found that 42% of buyers who regretted land purchases blamed poor infrastructure or drainage.

How to avoid it:

• Visit the plot after heavy rain to check water stagnation.
• Conduct a soil and topography survey.
• Ask nearby residents about flooding history.
• Ensure the plot has access to stormwater drains and roads.

Falling for Inflated Promises and Speculative Hype

“Prices will double in two years.” or “The new expressway will make this the next big bet.”

These are classic traps. Developers often use hype around infrastructure projects to inflate land prices. Beware against unverified pre-launch plots, especially near new airport and metro zones, which often lack approvals.

How to avoid it:

• Ask for official government notifications confirming new projects.
• Verify developer’s credentials and past projects.
• Check if the project is listed on RERA.
• Avoid booking plots with deferred registration or verbal agreements.

Misjudging the Total Cost of Ownership

Many first-time buyers budget only for the base price and forget about additional expenses.

Hidden costs include:

• Stamp duty and registration charges
• Electricity and water connections
• Compound wall and road work
• Annual maintenance and taxes

How to avoid it:

• Prepare a detailed cost breakdown before purchase.
• Account for future development and inflation.
• Plan funding in phases if you intend to build gradually.

Ignoring Long-Term Connectivity and Growth Potential

A cheap plot in an isolated area might remain stagnant for years. Future appreciation depends on connectivity, infrastructure, and social development – not just low entry cost.

The 99acres Buyer Guide recommends prioritising areas with ongoing infrastructure projects, not just proposed ones.

How to avoid it:

• Check proximity to highways, hospitals, schools, and markets.
• Review the five-year master plan for upcoming projects.
• Invest through reputed developers like Pardos Real Estate, known for choosing strategically located, approved layouts.

Over to You

A plot can be a life-changing investment or a legal headache. The difference lies in due diligence. Before buying:

• Verify all land documents and approvals.
• Conduct physical and legal site checks.
• Confirm land use, zoning, and title.
• Record every transaction in writing.

When in doubt, seek guidance from experts or trusted developers. At Pardos Real Estate, we believe transparency, verified approvals, and location insight are the foundation of secure plot ownership.