Buying land near Mumbai has always come with one recurring worry. Is the title clean? Agricultural land, unclear conversions and shared ownership records have made many buyers cautious about plots in Raigad District.

NA villa plots in Karjat are now drawing attention for exactly this reason. Non-agricultural status means the land is cleared for residential construction, which removes one of the biggest hurdles for anyone planning to build.

How BluBay handles the paperwork question
At BluBay, a 60-acre gated community by ORA Land in Halivali, every one of the 325 plots is NA. Each plot has its own individual 7/12 extract, so the owner’s name appears on a separate land record rather than a shared one. Ownership is freehold. The project is registered with MahaRERA under PP1271012600752, which lets buyers check approvals and timelines on the public registry.

Possession is scheduled for December 2027.

Plot sizes for different villa plans
Plots start at 1,900 sq ft, which suits a compact weekend villa. Larger parcels allow for bigger family homes with gardens. Because the master plan follows the hill contours, most plots face the valley or the lagoon, so views are part of the plot rather than an extra.

Amenities already planned around the plots
Buyers building a villa here are not building in isolation. The community includes a 60,000 sq ft man-made lagoon, a five-level clubhouse of 35,000 sq ft, Miyawaki forest trails, a green gym, a yoga deck, a pet park and an open air theatre, among others. Around 22 acres are kept as open space.

Location and access
Halivali sits in the Sahyadri foothills near Karjat. Atal Setu has shortened the road journey from Mumbai, and Navi Mumbai International Airport is operational. The Panvel-Karjat suburban rail line is under construction.

For buyers comparing land options across the region, the ORA Group website has further information on the group’s projects.

About ORA Land
ORA Land is the real estate division of ORA Group, based in Nerul, Navi Mumbai.