Why a Plot in PCMC Is on Every Pune Buyer’s Radar
Pimpri-Chinchwad grew up around manufacturing and has steadily matured into a full-fledged residential city. Three forces are driving today’s demand for plots in PCMC:
• Employment access: Hinjewadi IT Park, the Chakan–Talegaon industrial belt and the Pimpri–Bhosari MIDC sit within easy reach.
• Infrastructure momentum: Pune Metro Line 3, connecting Hinjewadi to Shivajinagar, began phased operations from June 2026, and the state is pushing an 83 km Internal Ring Road across 44 villages around Pune and Pimpri-Chinchwad.
• The land-versus-flat shift: more families want design freedom, privacy and an asset that does not depreciate the way a building does.
Official numbers reflect this pressure. For 2026–27, Ready Reckoner (RR) rates in PCMC rose by about 12.36%, roughly double the 6.12% increase in Pune city under PMC. Higher RR rates mean higher stamp duty and registration costs for anyone buying a plot in PCMC this year.
Popular Localities to Buy a Plot in PCMC
Not every PCMC neighbourhood offers the same kind of land. Here is a quick snapshot of where buyers typically look:
| Locality | Profile | What to Watch |
|---|---|---|
| Wakad & Tathawade | Mature, well-connected, close to Hinjewadi | Very limited open land; high per-sq.ft. cost |
| Ravet & Punawale | Fast-growing, near Mumbai–Bengaluru Highway | Mixed residential and industrial zoning in the DP |
| Moshi & Chikhali | More affordable, larger parcels | Agricultural land still converting to residential; TP schemes in progress |
| Charholi & Dudulgaon | Emerging, near airport-side corridors | Social infrastructure still developing |
Several pockets — including Chikhali, Kudalwadi, parts of Ravet and Wakad — have ongoing Town Planning (TP) scheme processes. A TP scheme can reshape plot boundaries and deduct land for roads and amenities, so always check its status before you buy.
What Does a Plot in PCMC Cost in 2026?
Market prices for a plot in PCMC vary enormously by locality, road frontage, NA status and whether the plot sits in a planned layout or as a standalone parcel. The government’s Ready Reckoner rates give a useful floor. For 2026–27 (effective 1 April 2026 to 31 March 2027), reported RR ranges for residential land include:
| Locality | RR Rate for Residential Land (2026–27) |
|---|---|
| Moshi | ₹4,320 – ₹15,180 |
| Ravet | ₹4,120 – ₹16,680 |
Actual transaction prices are usually well above RR rates in well-located pockets. Treat RR as the minimum basis for stamp duty, and verify the exact rate for your survey number on the IGR Maharashtra website before you negotiate.
Budget reality check: after adding stamp duty, registration, legal fees, NA/development charges, boundary walls, internal access and utility connections, the true cost of a standalone plot in PCMC is often 10–20% above the headline price.
The 7-Point Legal Checklist Before You Buy a Plot in PCMC
Land is where most property disputes in Maharashtra begin. Before you pay any token amount, make sure your lawyer verifies:
1. 7/12 extract and mutation entries (Ferfar)— confirm the seller’s name, area and any encumbrance notes.
2. NA conversion order — the plot must be legally converted for non-agricultural (residential) use.
3. PCMC Development Plan zone — ensure the plot lies in a residential zone and is not reserved for a school, garden, road or other civic use.
4. TP scheme status — check whether a final plot number has been allotted and how much land may be deducted.
5. 30-year title search and encumbrance check — rule out loans, liens and family claims.
6. Sanctioned layout and access — a legal approach road and approved layout plan are essential for building permission later.
7. MahaRERA registration — plotted layouts above the RERA thresholds must be registered; verify the number on the MahaRERA portal.
Remember that PCMC has its own development plan under the MRTP Act, 1966, entirely separate from PMC. Rules that apply in Pune city do not automatically apply in Pimpri-Chinchwad, and vice versa.
The Hidden Challenges of Buying Plots in PCMC
Many buyers only discover these after the search gets serious:
• Few gated plotted communities: much of the land on offer is scattered, standalone plots without security, clubhouse or planned infrastructure.
• Zoning surprises: in belts like Ravet–Punawale, residential plots can sit right next to industrial zones.
• Conversion risk: buying agricultural land and “converting later” requires Collector approval, DP alignment and a premium — with no guarantee of timelines.
• You become the developer: roads, drainage, water, power and security often fall on the individual owner.
None of this means you should not buy a plot in PCMC. It means you should compare it honestly with planned alternatives in neighbouring West Pune.
Thinking Beyond PCMC Boundaries: Why Bavdhan Hills Deserves a Look
Ask most people why they want a plot in PCMC and the answer is rarely “PCMC” itself. It is usually access to Hinjewadi, the highway and the western IT belt — plus the hope of open space and long-term appreciation. Bavdhan, in West Pune within PMC limits, delivers that same access with something PCMC struggles to offer at scale: a large, master-planned gated villa community.
That community is [Kekarav by TRU Realty] — a 45-acre gated development with only about 300 premium bungalow plots, named Real Estate Destination of the Year at the 17th Realty+ Conclave & Excellence Awards 2026, Pune.
Close to the places PCMC buyers care about
| Destination | Approx. Drive from Kekarav |
|---|---|
| Mumbai–Bengaluru Highway | 5 mins |
| Ryan International School | 7 mins |
| Chandani Chowk | 9 mins |
| Kothrud | 16 mins |
| Pashan Lake | 18 mins |
| Hinjewadi IT Park | 23 mins |
| Symbiosis International University | 25 mins |
Kekarav at a Glance
| Feature | Details |
|---|---|
| Location | Bavdhan Hills, Pune (PMC limits) — Survey 171, Bavdhan 411021 |
| Land Parcel | 45 acres |
| Inventory | Only ~300 bungalow / villa plots |
| Plot Sizes | From ~2,000 sq. ft. |
| Starting Price | From ~₹1.9 Cr (indicative; varies by size, sector and position) |
| RERA | MahaRERA — Sector 3: P52100034729; Sector 4: P52100053981 |
| Title | NA bungalow plots with clear titles |
| Highlights | 3-side open villas with reserve-hill views; ~7 acres family-to-amenity ratio; Pune’s largest pet park |
| Amenities | Clubhouse, hill-view pool, sports arena, nature trail, landscaped water body, integrated commercial |
| Sustainability | Rainwater harvesting, grey-water reuse, smart water metering, natural storm-water management, IoT/BMS systems |
| Developers | TRU Realty with Shrem Group and Malpani Group |
There is also a PCMC connection worth noting: Malpani Group, one of Kekarav’s partners, has been recognised by the Maharashtra Chief Minister for Best Housing Project in Wakad — so the team behind Kekarav knows the western Pune and Pimpri-Chinchwad market well.
Plot in PCMC vs Kekarav, Bavdhan: Side-by-Side
| Factor | Typical Standalone Plot in PCMC | Kekarav, Bavdhan Hills |
|---|---|---|
| Community | Usually standalone, ungated | Gated 45-acre villa community |
| Legal Status | Varies — NA, DP, TP checks needed | MahaRERA-registered NA plots |
| Infrastructure | Often owner's responsibility | Internal roads, utilities, landscaping planned |
| Amenities | Rarely included | Clubhouse, pool, sports arena, trails, pet park |
| Surroundings | Mixed; may adjoin industrial zones | Hillside, low-density, reserve-hill views |
| Hinjewadi Access | Close in Wakad/Tathawade; varies elsewhere | ~23 mins |
| Ticket Size | Wide range by locality | From ~₹1.9 Cr |
Who Should Buy a Plot in PCMC — and Who Should Look at Kekarav?
A plot in PCMC may suit you if…
• you need to be within a few kilometres of a specific PCMC workplace or MIDC unit;
• you are buying primarily for land-bank investment and are comfortable handling approvals yourself;
• your budget is below the premium plotted segment.
Kekarav is worth a site visit if…
• you want land with Hinjewadi and highway access but in a quieter, greener setting;
• you prefer a RERA-registered, gated community over an isolated parcel;
• you plan to build a 3, 4 or 5 BHK villa and want planned amenities from day one;
• you see land as a legacy asset for the next generation.
Final Thoughts
A plot in PCMC can be a smart purchase — if you go in with clear eyes about prices, zoning, TP schemes and the work involved in turning raw land into a home. But if what you really want is land in Pune’s western growth corridor with legal clarity, security and a lifestyle already planned around you, it pays to look just across the boundary.
At Kekarav, Bavdhan Hills, you are not just buying square feet — you are buying privacy, nature and rarity in one of the last large villa communities within Pune city limits.
Ready to compare for yourself? Book a free private site visit to Kekarav, download the brochure, or speak to our relationship manager for current plot availability and pricing.
Frequently Asked Questions
1. Is it a good time to buy a plot in PCMC in 2026?
2. Which are the best areas to buy a plot in PCMC?
3. What documents should I check before buying a plot in PCMC?
4. Can I buy agricultural land in PCMC and convert it later?
5. What is the difference between a plot in PCMC and a plot in PMC?
6. Is Kekarav located in PCMC?
7. Are Kekarav plots RERA registered?
8. What is the starting price of plots at Kekarav?
Disclaimer: Prices, rates and infrastructure timelines mentioned are indicative and based on publicly available information as of October 2026. Buyers should independently verify all details, including RERA registration on the MahaRERA website, before making any purchase decision.