How to buy a plot or home
in Coonoor, Nilgiris

With each project, we shape the rules that set standards in the real estate market. The houses and plots we develop, often appreciates faster than others in the same area. The locations of our projects are so carefully chosen that they provide immense potential to investment and excellent place to live in.

Coonoor a destination for your future

For Holiday or Leisure?

For Holiday or Leisure?

An attraction for many to invest in the Nilgiris is to enjoy the salubrious environment of the tea estates and the mist flled valley views between hills. With low population density and basic resources in vari- ous localities, these villages and towns offer you a sense of comfortable living.

Or maybe Retirement?

Or maybe Retirement?

With moderate temperatures and mild slopes, many parts of the Nilgiris are attractive locations to live in the better days of your life. Some properties closer to Coonoor, Kotagiri or Ooty town, with good connectivity, are more convenient options.

Charges and General Building Queries?

Charges that go into the purchase of a Property

Below are the charges that one may need to pay on a one-time or recurring basis

  • Registration and stamp duty in Tamil Nadu works out to 11% (7% + 4%)
  • Legal, name transfers and miscellaneous charges for a building is about 1.5 lakhs.
  • One-time Association corpus contribution as member of a gated community - It is usually Rs. 50,000 to 2 lakh based on which community it may be.
  • Association AMC charges for a Financial year - Typically between 25,000 to 40,000 based on resolution passed in the association's AGM.
  • Water charges - Our gated communities have a charge on water consumed from the gated community's common supply of water at a rate of 5 paise per litre. This is a nominal charge that takes care of the maintenance of water resources, manpower and the distribution system's maintenance.
  • Other taxes that are applicable for vacant land / building etc. to the govt.
  • Cleaning, gardening, caretakers, servants etc fall upon you to handle. There are service agencies who take up annual maintenance and adhoc maintenance.
Maintenance of Houses in the Nilgiris

Entrepreneurs here in Coonoor have come up with garden maintenance services, house deep cleaning services and handyman services. AMCs are also taken up by them to keep your house in good condition through the period you are away.

Some homes also employ full time caretakers who take up day jobs or live in the quarters provided at the house itself.

Vitrag's New vs Established Communities

There are salient differences between the gated society spaces we have to offer.

Established gated communities
Through the period of 2002 to 2014, we successfully delivered 3 prominent gated community projects, covering over 70 acres along the Coonoor-Kotagiri Road. These gated communities were featured with basic facilities that aid good living in the hills.

Newer developments
Currently, we are working on niche gated communities with smaller parcels of land between 3-7 acres. Our properties pivot around Coonoor and Wellington for the convenience of being close to the recreation centres like the Coonoor Club and the Wellington Gymkhana Club.

General Building Guidelines for the Nilgiris

This is a general summary based on the reading from General Building Guidelines as per the Hills Station Building Rules 1993. Please refer to the main guide.

  • Setback of 3 feet from the boundary on either side has to be maintained.
  • Setback of 5 feet from the entrance is to be maintained.
  • Everyone who constructs, reconstructs or alters or adds to the building, shall wherever the site is within 15 meters of any tank, reservoir, water course, river, fresh water channel or well, carryout such measures as may be necessary or as the Government may direct for the purpose of preventing any contamination of or any risk of the drainage of the building passing into such tank, reservoir, water-course, river fresh – water channel, or well.
  • Provided that no existing building situated within 90 metres from any burning or burial place or ground shall be reconstructed or added to, without the previous approval of the Government.
  • No assignment of land shall be made for agricultural purpose or any other purpose including residential purpose within 150 metres from the boundaries of reserve forest and wooded lands or areas of special interest as may be declared by the Government from time to time and 15 meters from buffer from a Reserve forest.
  • The height of a building shall not exceed seven metres. The height of a building referred to in this sub-rule shall be reckoned from the general ground level of the site and shall be measured at every point of the ground. The top floor shall be with sloped roof.
  • No site having a gradient steeper that-one vertical to three horizontal shall be used for construction of a building.
  • No site shall be approved for construction or reconstruction of a dwelling house unless it has an extent of not less than 95 square metres and minimum width of six metres.
Building Approval Sizes

The rules of the Tamil Nadu Hill Development act, Forest act and other land zoning and laws apply in the Nilgiris. One must be critical to check on all the documentation, zoning, slope and development regulations that may apply to the prospective property. Beyond which, titles, ownership and possession are extremely important to check, either directly or through an accomplished lawyer.

Largely there are 4 levels of approvals available in the Nilgiris. These could change over time and may be situation based as well. Please do check again with a capable lawyer.

  • Up to 150 sq. m (1614 sq. ft) – NOC required from Geotech department
  • Up to 250 sq.m (2690) sq. ft – NOC required from Agri, Forest, Geotech, Tea board & processed through the Collectorate
  • 300 sq.m (3228 sq. ft) – approval from AAA sanction (Architectural and aesthetics aspects committee) in addition to NOC from Agri, Forest, Geotech, DTCP, Tashildar, Sub-Collector & Fire department
  • Above 300 sq.m (3228 Sq. ft) – approval from HACA, in addition to NOC from Agri, Forest, Geotech, DTCP, Tashildar, Sub-Collector & Fire department
Other FAQs

Our answers to other Frequently Asked Questions we find at Vitrag from clients who wish to buy in the Nilgiris are below

  • Who can buy in the Nilgiris?

Anyone who is Indian or of Indian origin overseas (NRI or OIC) can purchase a property in the Nilgiris. Buying a property is not restricted to just plots of a certain size or a land category. All these properties are free hold properties. One may buy a residential, commercial panchayat, municipal or even something large as a tea estate. Tamilnadu does not restrict the purchase of property just to the people of TN.

  • What are the fees/ charges beyond just the transaction?

Beyond a quoted price, there are various charges that the buyer incurs while purchasing a property in Tamilnadu. The registration is pegged at 7% of the total value, while the stamp duty is at 4% of the total value. That adds up to 11% of the transaction value. The other charges one may incur are lawyers fees, and various transfer fees that aid to change revenues and land records in the local bodies. For buildings, there could be additional miscellaneous charges and taxes.

  • Can I take a home loan while buying a property?

For a built house, one can apply for a home loan and purchase the property.

For land, all lands in the Nilgiris are purchased with self-funding. A home loan may be procured when you have a plan approval at hand, just before construction of a house.

NRIs are also eligible to take up a housing loan. We recommend taking a housing loan to the client who intends to build within three years span of purchasing a property.

  • What are the classifications of land in the Nilgiris?

In the municipal zones such as Coonoor or Kotagiri, all survey numbers have the same classification. Currently, the Nilgiris follows the classifications made in the gazette of 1993. If you intend to buy land for residential purpose, do consider checking if it falls in the residential (PR) zone or the multi-use zone (MUZ). Wooded zones have further restrictions when you wish to construct.

The panchayats in the Nilgiris are unplanned zones. The classification of land is usually unclassified in a tea estate as tea is a plantation crop. Agriculture zones are demarcation only for certain spaces restricted to agriculture besides tea.

  • Can I obtain a plan approval?

For all properties that Vitrag Group deals with, thorough checks are done to ensure future residents are not restricted building house. We help to obtain a plan approval in the guidelines of the current laws governing the Nilgiris. Like any other part of the world, we are not immune to changes in laws and thus have to work with the current laws of the land.

  • What are the sizes and types of plan approvals?

As per the Hill Area development Act, there are four levels of approvals one may seek for a residential or commercial unit.

  1. Less than 150 sqm
  2. 150 sqm to less than 250 sqm
  3. 250 sqm to less than 300 sqm
  4. Larger than 300 sqm