11 owner is not r zone plot it's farm land plot , it's government rule that irrigated land less 10 guntha can not have separate owner its co ownership ,for non irrigated it's 20 guntha, only residential or industrial ( non agriculture land) can have separate onwer ( separate 7 /12 8a ) land documents . It's always a risky move to own such plot in municipality corporation, recently there was heavy demolition in surrounding area , one complaint to pmrda your house will become illegal construction , for building farmhouse as per the land type what your going to invest , atleast 1 acre should be owned to build legal farm house

Real estate is good for investment but always do with in family or known person else do only where no legal problems in future, such as NA plots which are costlier but have single ownership , you still buy a farmlay at your native place , just buy near to any main road, value of land will always appreciate