The process can feel confusing, particularly for a first time buyer.

Do consider the following:
How close to the town centre would you like to be?
If you're buying a plot of land, are you confident about managing construction?
Are you aware of the local building codes, zoning and regulations?
People of Indian Origin (PIOs), Non Resident Indians (NRIs) and Overseas Citizens of India (OCIs) are legally permitted to purchase land provided it's not agricultural land.
Properties may be reserved only on payment of a (partially non-refundable) deposit.
Apart from the obvious advantages of shared maintenance and security costs, gated communities are a more pragmatic option from the perspective of basic infrastructure. Unlike in cities, much of the essential infrastructure such as electricity, water or fibre-optic cables is provided by the developer rather than the local government. Ensuring high-quality infrastructure for a standalone plot is typically not financially viable if one is looking outside the town centre.
We do not provide construction services.
We can help with suggestions based on consultants we have worked with in the past, and can also help to evaluate options.
Apart from the cost of the land ie the sale consideration, the following costs apply -
Stamp duty of ~11% of property cost is levied on all transactions and is payable directly to the government.
Legal fees covers the preparation of all required documents and is typically under 1.5 lakhs INR.
There is a one-time charge of 1-2 lakhs towards the corpus of the Residents' Welfare Association.
The building regulations differ significantly from the rules in cities such as Bangalore or Chennai. For instance, the amount you can build is not related to the size of your plot. There are regulations governing distance from reserve forests, boundary offsets, permissible gradients, building heights, etc. It is best to understand these in detail before finalising any purchase.
Land in Coonoor is typically classified as Municipal or Panchayat land. The former is planned while the latter is consider unplanned. If buying within Municipal limits, do ensure the property is located within a prime residential (PR) or multiple-use zone (MUZ).
Unlike in most cities, the amount permissible is not linked to the size of the plot. Local regulations typically allow only one sanction per plot irrespective of the size of the plot.

Current sanction options:
a. Up to 150 square metres
b. 150 to 250 square metres
c. Larger than 250 square metres

Each type of sanction has a different set of requirements. Do get in touch if you'd like to understand this in more detail.
It typically takes 4 - 6 months for standard permissions but this is not guaranteed.
In terms of regulations governing construction, the hills differ markedly from the plains. Recommended construction practices and materials also differ significantly and an inadequate understanding of how to build in hilly terrain may lead to cost overruns, environmentally irresponsible construction, unsafe structures, and accidents. We strongly recommend only working with architects, consultants and contractors who have prior experience building in hilly terrain.