When Conversion is Needed
Non-Agricultural (NA) conversion is required whenever agricultural land needs to be used for residential, commercial, or industrial purposes. In Goa, all land is classified either as agricultural or non-agricultural in the revenue records. Without NA conversion, you cannot legally construct anything other than structures ancillary to agricultural activity. Banks will not provide construction loans for properties on unconverted agricultural land.
Eligibility Criteria
Not all agricultural land qualifies for NA conversion. The land must: fall within a zone that permits non-agricultural use under the Regional Plan 2021, not be classified as paddy land or khazan, not be in an eco-sensitive or forest zone, not be communidade land (community-owned), and have a clear title. The applicant must be the registered landowner, and the proposed use must be consistent with the zone classification.
Application Process
Step 1: Obtain Form I & XIV from the Mamlatdar. Step 2: Get a site plan from a licensed surveyor. Step 3: Submit the NA application at the Mamlatdar's office with prescribed fees. Step 4: The Mamlatdar conducts an inspection. Step 5: If approved, the file is forwarded to the Collector. Step 6: The Collector issues the NA conversion order. Step 7: Revenue records (Form I) are updated to reflect the NA status.
Fees and Timeline
NA conversion fees are calculated as a percentage of the Ready Reckoner rate — typically 1-3% depending on the proposed use and area. The official processing time is 90 days, but the actual timeline is usually 6-12 months. Engaging a lawyer experienced in land matters can help ensure the application is complete and properly documented, reducing the risk of delays or rejection. Some applicants use the services of licensed 'advocate agents' who specialise in revenue department procedures.
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