An industrial or warehousing brief fails on infrastructure long before it fails on price. Power feeder distance, a road a loaded trailer can actually turn into, drainage, an effluent route, a habitation buffer, and whether the zone permits the use at all — those decide the site. We screen for those first, and only then talk to owners.
Our sourcing ground is the Phulera–Sambhar–Naraina–Rupangarh belt and the wider Jaipur–Ajmer stretch along NH-48 — the corridor where the Dedicated Freight Corridor junction at Phulera, the Kishangarh side of the highway and the Kotputli–Kishangarh greenfield expressway all intersect. We are a private sourcing platform, not RIICO and not a government agency, and we promise no allotment, approval, timeline or return.
What the 2026 industrial park policy changed for land buyers
Summarised for planning as at July 2026 — verify the operative text before you commit capital.
- What it means practically: the scarce input for a park promoter in this belt is not capital or policy — it is a contiguous 50-acre-plus block with a legal approach road. That is an assembly problem across dozens of khasras and khatedar families.
- Read it before you rely on it: model conditions, minimum unit counts, subsidy ceilings and equity thresholds are all in the policy text. riico.rajasthan.gov.in · industries.rajasthan.gov.in
- Related in the state: a separate land allotment and pricing framework was approved in 2026 for the Jodhpur–Pali–Marwar industrial area, a DMIC node, with sector-specific lease tenures for warehousing, logistics and plug-and-play facilities. Different geography from our belt, but it signals where industrial township land structuring in Rajasthan is heading.
How much land do you actually need to source?
Industrial land quantum — indicative estimator
Work backwards from the plots you intend to sell or occupy to the gross land you actually need to source. Roads, green belt and common utilities are not optional in a sanctioned park, so gross is always meaningfully larger than saleable.
Indicative only. Overhead percentages are planning rules of thumb, not statutory figures — your sanctioning authority’s layout norms, the applicable park or township framework and your own engineering will set the real numbers. Bigha shown is Rajasthan pucca bigha at 0.2529 hectare. Not legal or planning advice.
Our 12-point industrial site screen
The industrial site screen — kill-order
We test what can kill the site before spending on what can only improve it. Any red at a stage ends the parcel there.
Order is deliberate: the cheap desk checks run first. Full 12-point detail in the table below.
Every parcel we put forward for an industrial or warehousing brief has been through this. Items that fail are reported as failures, not smoothed over.
| # | What we check | Why it decides the site |
|---|---|---|
| 1 | Approach road — recorded status and usable width | A road used for decades but never recorded as a rasta is not an approach road for a sanctioning authority or a lender. |
| 2 | Heavy-vehicle turning and gradient at the entry | A trailer that cannot turn in makes the site useless regardless of area. |
| 3 | Level, drainage and flood history | Warehouse floors and yard slabs are unforgiving. Local flood memory is often the only record there is. |
| 4 | Power — nearest feeder, voltage and distance | The cost of bringing load to site can exceed the land price on an otherwise cheap parcel. |
| 5 | Water — source, depth, salinity | Parts of the Sambhar and Nawa side carry real salinity. Process water and potable water are separate questions. |
| 6 | Effluent route for a wet process | No viable route means no clearance, no matter how good the land is. |
| 7 | Zone and land-use position under the applicable master plan | Industrial and mixed zones, ecological zones and agricultural land are not interchangeable. See our master plan hub. |
| 8 | Buffers — habitation, school, water body, high-tension line | Buffers reduce developable area silently and are usually discovered late. |
| 9 | Distance to NH-48, the Phulera junction and Kishangarh | Logistics economics are a drive-time question, not a straight-line question. |
| 10 | Khatedar count, co-owners and encumbrance across the block | One unresolved रहननामा or incomplete नामांतरण can hold an entire park. |
| 11 | Ceiling exposure for the acquiring entity | Agricultural holding limits apply to the holder. A counsel question at structuring stage, not at registry. |
| 12 | Labour catchment, mobile coverage and fibre | Plants and warehouses need people and connectivity. Both are locational, both are checkable. |
Three routes to industrial land — priced honestly
| Route | Suits | What you take on |
|---|---|---|
| RIICO allotment in a developed industrial area | Single units, MSMEs, anyone who wants infrastructure on day one | Location and size are constrained by what is available; corporation terms, timelines and utilisation conditions apply. Apply directly through RIICO — we do not sit between you and the corporation. |
| Private purchase of agricultural land, then conversion | Promoters who need a specific location or scale | Full diligence, conversion, infrastructure and approval burden — and the assembly problem if the block spans many khasras. |
| Long lease from owners | Warehousing, plug-and-play, projects where capital is better used elsewhere | Registration of the lease, exclusive-possession assurance for the full term, and a structure your lender will accept. Ceiling exposure still needs checking. |
Why the Jaipur–Ajmer belt, stated plainly
Questions promoters ask
What is the minimum land size for a private industrial park in Rajasthan?
Under the state’s Industrial Park Promotion Policy 2026, private industrial parks are framed around a minimum of roughly 50 acres together with a minimum number of industrial units, across several development models including fully private development, land-sharing arrangements, and PPP or SPV structures where RIICO contributes land as equity. Confirm the operative figures and model conditions on the RIICO portal before you commit — policy text governs, not a summary on a website.
Is it better to take a RIICO allotment or buy private land?
They are different products. A RIICO plot in a developed area arrives with infrastructure, a clean allotment title and utility connections, but you take what is available where it is available, on the corporation’s terms and timelines. Private land gives you location choice and scale, and gives you the entire diligence, conversion and infrastructure burden. Serious promoters usually price both and decide on the specific site, not on principle.
Can we take industrial land on long lease instead of buying?
Often yes, and for warehousing it is common — lease terms in the 30-to-60-year range are used in industrial township frameworks in the state. Whether a lease suits you depends on your lender, your depreciation position and whether the counterparty can actually give exclusive uninterrupted possession for the full term. That last point is a title question, not a commercial one.
What kills an otherwise good industrial parcel?
In our belt, most often: an approach road that exists on the ground but not in the record; a power feeder too far or too weak for the connected load; no viable effluent route for a wet process; a water-body or habitation buffer that eats the developable area; a single khasra inside the block with an unresolved रहननामा; or a zone that was never going to permit the use. All six are findable before you pay anything.
How close to the freight corridor or NH-48 do we need to be?
That is your brief to set, not ours to assume — but it is the single most useful number you can give us, because it eliminates most of the map before anyone drives out. For warehousing the practical constraint is usually a truckable approach and turning radius rather than raw kilometres; a site four kilometres away on a wide recorded road often beats one two kilometres away up a village lane.
Do you arrange power, water and approvals too?
We assemble the record set, file applications and follow them up, and coordinate the independent professionals — advocates, architects, town planners, EPC and utility consultants — who sign off in their own names. We do not guarantee a sanction, a load, a connection date or an allotment. Those sit with utilities and government offices.
Can you source 50 to 100 contiguous acres in the Phulera belt?
Sometimes, and only after mapping. Holdings here are fragmented, so a 50-acre block typically means twenty to forty khasras and a similar number of khatedar families. We map the block, identify which parcels hold veto power over the shape, and give you a realistic assembled outline before you spend on diligence. We do not sell contiguity we have not walked.
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