Most developers do not lose money on land because they paid too much. They lose it because the block they assembled had one khasra with an unresolved रहननामा, because the approach road existed on the ground but not in the record, because a co-owner living in another state had never signed anything, or because the parcel sat in a zone their end use was never going to clear.
AgriZameen does one thing for developers: we find, verify and help assemble land — khasra by khasra, on written mandates, in a belt we actually walk. Our home ground is the Phulera–Sambhar–Naraina–Rupangarh corridor west of Jaipur and the wider Jaipur–Ajmer stretch along NH-48. We are a private platform, not a government agency, and we do not promise approvals, timelines or returns.
Who we source for
Five briefs, five completely different screens.
Colonisers & plotted schemes
Parcels that can carry a sanctioned layout: legal approach road of usable width, a shape that does not waste frontage, and a zone that permits the end use.
- Recorded rasta, not a used track
- Frontage-to-depth ratio that survives a layout
- Conversion route identified before purchase, not after
Township & group housing developers
Larger contiguous blocks where the amenity, road and reservation obligations of the township framework still leave a viable saleable area.
- Contiguity mapped before commitment
- Water source and power feasibility noted
- Master-plan zone and road alignment checked
Industrial parks & manufacturing
Private industrial park briefs now start at a 50-acre floor under the state’s 2026 park policy — which makes contiguous assembly, not price, the binding constraint.
- Proximity to NH-48 and the freight corridor
- Heavy-vehicle approach and turning radius
- Effluent, water and power load feasibility
- Industrial land page →
Warehousing & logistics
Flat, well-drained land on a truckable road within a sane drive of Jaipur, Kishangarh and the Phulera junction — where the corridor traffic actually is.
- Road width and load-bearing approach
- Level ground, drainage, flood history
- Lease or purchase, structured either way
Solar, BESS & hybrid projects
For these briefs evacuation distance outranks everything else. Solar layouts are commonly planned at roughly four to five acres per MW, so land quantum and substation distance drive the screen together.
- Distance to nearest evacuation point
- Long-lease structuring, ceiling exposure flagged
- Terrain, shading and access track
- Solar & BESS land page →
Corporates & institutions
Campus, agri-processing, cold chain, nursery or plantation land — including CSR-linked plantation blocks where the land needs to be verifiable and photographable for years, not just bought.
- Title depth suitable for a board paper
- Long-term caretaking and monitoring available
- Geo-tagged records from day one
The brief we need before we start walking
A vague requirement produces a pile of parcels nobody wants. Ten lines answered properly is what separates a mandate from a WhatsApp forward. Give us these:
| What we ask | Why it changes the search |
|---|---|
| End use — plotted, group housing, industrial, warehouse, solar, campus | Decides which zone, road width and conversion route can even qualify. |
| Minimum contiguous area, and the smallest area you would still sign | An assembly target of 40 acres with a 25-acre floor is a workable brief. A flat 40 with no floor usually is not. |
| Frontage and road requirement | Frontage is priced separately from area in this belt; a 60-ft recorded rasta and a 20-ft track are different assets. |
| Maximum distance from NH-48, the Phulera junction, the ring road, or the nearest substation | This single number eliminates most of the map before anyone drives anywhere. |
| Buy or long lease, and the entity that will hold title | Changes the ceiling exposure, the stamp duty, and sometimes whether the deal is possible at all. |
| Budget band per bigha or per acre | Kept confidential from owners. Without it we cannot filter, and with it we can stop wasting your site visits. |
| Timeline and what is driving it | A tender date, a policy window or a board approval each imply a different sequencing risk. |
| Conversion appetite — before purchase, after purchase, or not at all | Determines whether a currently agricultural parcel is a candidate or a dead end for you. |
| Confidentiality needs | If your identity or end use must not surface in the village, we sequence owner conversations differently. |
How a mandate actually runs
A land mandate, stage by stage
Eight stages from brief to handover — with the honest exits built in. You can stop at any stage and keep everything produced so far.
Every screened parcel leaves you a dossier, deal or no deal. No approval, timeline, price or return is promised at any stage.
- Brief and feasibility screen. We take the ten lines above, tell you honestly whether the belt can answer them, and put the scope and fee basis in writing. If your brief needs a district we do not know at village level, we say so here rather than after your money is spent.
- Desk shortlist. Zone and land-use position under the applicable master plan, record area and land class from the revenue record, cadastral shape from bhu-naksha, and a first cut on ceiling exposure. Nobody drives anywhere yet.
- Ownership map. Khatedar names from the jamabandi, the co-owner tree behind each name, women and minor co-owners, gaps where a नामांतरण after an inheritance was never completed. This is where most assemblies quietly fail.
- Ground truth. GPS boundary walked and compared against bhu-naksha, approach road tested against the record, water table and salinity noted, power line and evacuation distance measured, encroachment and existing cultivation photographed. Geo-tagged, dated, yours.
- Encumbrance and risk screen. Mortgage entries (रहननामा), visible litigation, acquisition or alignment notifications, water-body and forest buffers, and anything in the record that will make a lender or an auditor stop.
- Owner engagement and rate discovery. Village-level rate band established from comparable transactions before your name or end use enters the conversation — because in a small belt, price follows the identity of the buyer within days.
- Structuring. Agreement to sell with conditions precedent that are actually verifiable, linked closings so a multi-owner block does not part-complete, staged payments tied to record events, and no purchase resting on a power of attorney alone.
- Registry, mutation and handover. Stamp duty and registration through the official channel, नामांतरण followed to the updated record, then boundary marking, fencing and site watch so what you bought is still what you own six months later.
The part nobody advertises: assembling fragmented land
Buying one parcel is a transaction. Assembling thirty is a sequencing problem, and it is where most developer land programmes in this belt run over budget.
- Holdouts. Once a block is visibly being assembled, the last two owners hold the whole scheme. We identify the parcels with holdout power on the map first, and either secure them early or design the block to survive without them.
- Co-owner consent. A single khasra can carry six heirs across three cities. Every one of them signs, or the deed is a future dispute. We build the consent list before you commit diligence spend.
- Ceiling exposure. Agricultural holding limits apply to the holder, and in some structures a long lease does not sidestep them. This has to be answered by your counsel at the structuring stage, not discovered at registry.
- Price leakage. Sequencing and confidentiality are not etiquette here; they are a line item. A leaked end use can move a whole village’s asking rate.
- Part-completion. Independent closings leave you owning a comb, not a block. Linked conditions precedent are the fix.
- The walk-away line. We ask you to set it in writing before we start — the area, price or timeline at which the mandate stops. Programmes without one keep paying for a block that stopped making sense ten parcels ago.
The rules that shape your brief
Summarised for planning, not as legal advice — verify the current text before you commit capital.
| Framework | What it means for a land brief |
|---|---|
| Rajasthan Township Policy 2024 Urban Development & Housing Department, notified June 2024 | Sets minimum scheme sizes reported in the range of one to two hectares depending on scheme type, a residential-to-amenity split around 60:40 or 65:35, roughly 7% for parks and playgrounds and 8% for civic amenities, about 5% for labour housing in industrial townships, and a portion of land held as security until handover to the residents’ association. Practical effect: your saleable area, not your gross area, decides whether a parcel works — so the minimum block you should be sourcing is larger than a first calculation suggests. udh.rajasthan.gov.in |
| Section 90A / 90B, Rajasthan Land Revenue Act — urban conversion and layout | Conversion of agricultural land for residential, commercial or industrial use, plus layout sanction from the concerned authority. A plot without conversion and layout is not a developable asset regardless of what the seller calls it. Read our 90A explainer. |
| Rural conversion rules 2007, as amended April 2026 | The 2026 amendment brings renewable energy projects — solar, wind, biomass, hydro, pumped storage, battery storage and pooling substations — into a defined framework with concessional conversion charges reported at a fraction of industrial rates, tightens the residential-unit threshold, and prescribes time-bound disposal by revenue officers. Practical effect: a renewables brief in a rural belt is materially cheaper to convert than an industrial one. landrevenue.rajasthan.gov.in |
| Rajasthan Industrial Park Promotion Policy 2026 launched March 2026, RIICO as nodal agency | Private industrial parks are framed around a minimum of about 50 acres with a minimum number of units, across several development models including fully private, land-sharing and PPP or SPV structures with RIICO holding equity. In June 2026 RIICO invited applications for parks across roughly 645 hectares at nine locations. Practical effect: the binding problem for a park promoter in this belt is contiguous 50-acre-plus assembly — exactly the mandate this page describes. riico.rajasthan.gov.in |
| Corridor infrastructure | DMIC alignment, the Dedicated Freight Corridor junction at Phulera, the Kotputli–Kishangarh greenfield expressway, NH-48 widening and metro extension all change which side of a village is worth owning. We track dated, sourced movement on the News Desk — with an honest note on what each item does and does not mean. |
| Ceiling limits, Rajasthan Tenancy Act | Caps how much agricultural land a holder can hold and is a live constraint on aggregation, including in some lease structures. This is a counsel question at structuring stage. See our guide. |
| RERA | Registration attaches to the project you will sell, not to the land you buy — but a title chain that will not survive RERA disclosure is a reason to walk away at sourcing stage, not at launch. |
Policy positions above are summarised from official notifications and reporting as at July 2026. Frameworks change; confirm the operative text on the department portal before you rely on it.
What you receive on every parcel
If you want to see the format we work in before you engage us, the public Evidence Pack and the due-diligence checklist are the same discipline, written for individual buyers.
How we engage
- Written mandate first. Scope, belt, area target, depth of diligence, fee basis, exclusivity and duration — signed before we approach a single owner.
- Conflict disclosure. If we hold an interest in a parcel, or are engaged by the seller side on it, you get that in writing before you see the parcel.
- Fees agreed upfront. No percentage published here, because a frontage plot and a forty-acre assembly are not the same job. No cash-only structures. No invoice for an outcome we did not produce.
- Confidentiality both ways. We will sign your NDA and we expect the belt intelligence in the dossier to stay with your team.
- Independent professionals stay independent. Advocates, architects, town planners and valuers are engaged on your side and report to you — we coordinate, we do not sit in their chair.
- Guarantee a conversion, a layout sanction, an allotment or a date that sits inside a government office.
- Promise appreciation, returns or a resale price. Land is market-linked and nothing here is investment advice.
- Put a parcel in front of you with an unresolved रहननामा or an incomplete नामांतरण without flagging it in writing.
- Run a purchase on a power of attorney alone, or on a chain of unregistered agreements.
- Give you the legal or tax opinion. We tell you which questions need one.
- Fabricate a comparable, a testimonial or a track record to win a mandate.
Questions developers actually ask
Do you work outside the Phulera–Sambhar–Naraina–Rupangarh belt?
That belt and the wider Jaipur–Ajmer corridor along NH-48 is where we have village-level knowledge — khasra numbers, khatedar families, which rasta is actually recorded and which is only used. Outside it we work through local partners and we say so in writing at the start, because a mandate given on borrowed ground-knowledge is worth less and you should know which one you are buying.
Can you assemble 50 acres or more of contiguous land?
Sometimes — and the honest answer depends on the specific block, not on our willingness. Holdings in our belt are fragmented, so a 50-acre requirement usually means twenty to forty khasras and a similar number of khatedar families, several of them with co-owners, some living outside the state. We map the block, tell you the realistic assembled shape, name the parcels that could hold out, and let you decide before you spend on diligence. We do not promise contiguity we have not mapped.
Do you buy the land yourself, or act for us?
We act for you on a written mandate. If we hold or co-hold any interest in a parcel we put in front of you, we disclose it in writing before you visit it. If we are also engaged by the seller side on the same parcel, you get that in writing too. This is the whole reason a developer uses a sourcing partner rather than a chain of intermediaries.
Can a company buy agricultural land in Rajasthan?
It depends on the entity, the intended use, and whether conversion happens before or after the purchase — and ceiling limits under the Rajasthan Tenancy Act apply to how much agricultural land one holder can hold, including in some structures where land is taken on long lease. We will map the routes available for your specific parcel and flag exactly which questions need an advocate’s written opinion. We do not give that opinion ourselves and you should not accept it from any sourcing agency.
How long does an aggregation mandate take?
A single-owner parcel with a clean jamabandi and completed mutation can move to registry in weeks. A multi-khasra block with co-owners, an unresolved रहननामा or a pending नामांतरण runs in months, and part of that clock sits inside government offices where nobody — including us — controls the pace. We give you a stage-wise plan with the items that are ours and the items that are not.
Will you handle Section 90A / 90B conversion and layout approval?
We prepare and file the application, assemble the record set, and follow up until an order issues, working with independent advocates and licensed architects or town planners where their sign-off is required. What we will not do is quote you a guaranteed approval or a guaranteed date. Anyone who does is selling you something they do not control.
Can you source land for a solar, BESS or hybrid project?
Yes — and for those briefs the screen is different: distance to the nearest evacuation point matters more than road frontage, the land requirement is usually planned at roughly four to five acres per MW for solar, and the structure is more often a long lease than a purchase. We will also tell you plainly when a block fails on evacuation distance, because that is cheaper for you to hear from us than from a feasibility consultant three months later.
What does the engagement cost?
Fees are agreed in writing before any work starts, scoped to the belt, the area and the depth of diligence you want. We do not publish a percentage on this page because a 2-bigha frontage plot and a 40-acre assembly are not the same job. We do not take cash-only arrangements and we do not invoice for outcomes we did not produce.
What happens if the deal falls through?
You keep the dossier. Every parcel we screen leaves you with the jamabandi extract, the bhunaksha overlay, the GPS boundary, the photographs and the risk register — which is often what tells you to walk away. A mandate that ends in a documented no is a successful mandate; the expensive outcome is a yes given without the paper.
Do you sign an NDA?
Yes, and we prefer to. Land assembly leaks price the moment a village understands who is buying and why, which is a direct cost to you. Confidentiality on the buyer’s identity and end use is part of how we sequence owner conversations.
Send us a requirement
Land requirement — builders, colonisers & corporates
Ten lines is enough to start. Nothing is committed by sending this, and we will tell you in the first reply whether our belt can realistically answer your brief.
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