The listing has several signs that suggest you should verify it carefully before treating it as a genuine opportunity.

What stands out

• Price: ₹3 crore for 152,792 sq ft (about 3.5 acres) works out to roughly ₹196/sq ft, which is unusually low for a developed non-agricultural river-touch property close to an urban area. That doesn't automatically mean it's fake, but it deserves scrutiny.
• Area conversion: The listing's conversion is roughly correct:
  • 152,792 sq ft ≈ 14,194.8 sq m
  • ≈ 3.51 acres
• Property description inconsistencies:
  • Listed as "1 Bedroom, 1 Bathroom Farm House".
  • Property age says "Under Construction".
  • At the same time, it's described primarily as a large land parcel on a river bank.
  • Such mixed descriptions often occur when details are entered incorrectly or automatically generated.
• RERA Status: "Not Available"
  • Farmhouses and resale land transactions may not require RERA registration in some cases, but you should independently verify the legal status rather than relying on the listing.
• "River touch" claim
  • Land adjoining a river can involve flood-zone, environmental, access, and development restrictions. Verification is essential.

Before spending money

Ask the owner for:

1. 7/12 extract (Satbara)
2. Property Card
3. Sale Deed chain (last 30 years if possible)
4. NA (Non-Agricultural) conversion order
5. Mutation entries
6. Encumbrance Certificate
7. Approved layout/site map
8. Survey number and village records
9. Proof that the land boundaries match the stated 152,792 sq ft area.

Specific questions to ask

• What is the exact survey/gat number?
• Is the entire 3.5-acre parcel included in the ₹3 crore price?
• Is the land truly NA or only partially NA?
• Is there direct road access?
• Does the river-touch portion fall within any restricted buffer zone?
• Are there any loans, disputes, or inheritance claims?
• Why is a 3.5-acre property being sold at ₹196/sq ft?

Recommendation

I would not treat the listing as fake solely based on the advertisement, but I would consider it high-risk until the documents are verified. Large land parcels around the Saoner area can vary enormously in value depending on NA status, road frontage, river restrictions, title clarity, and development potential.

If you can provide the survey number, village name, or the owner's documents, I can help you analyze whether the pricing is realistic and identify any red flags in the paperwork.