No. A broker introduces a buyer to a seller and earns a commission on the transaction. Land Lords is a strategic land acquisition and project facilitation partner. Our clients tell us their requirement, and we take responsibility for the entire journey - sourcing, aggregation, negotiation, legal due diligence, documentation, government liaison and NA conversion - until the land is registered and ready to build on. We work for the buyer, as an execution partner, not as an intermediary between two parties.
We take on mandates from 3 acres upwards. Below that scale, the depth of process we bring is rarely justified. There is no fixed upper limit - we regularly work on assemblies of several hundred acres, where aggregating land from many owners into one contiguous block is the core challenge.
We operate across Gujarat and Maharashtra. This is a deliberate focus: land is intensely local, and we would rather know two states intimately - their corridors, title conventions, revenue records and conversion procedures - than spread ourselves thinly across many. Within these states we have deep relationships in the key industrial, renewable and logistics corridors.
Most land in India is classified as agricultural. Before it can legally host a factory, warehouse, township or solar park, it must undergo Non-Agricultural (NA) conversion - a reclassification granted by the state government. Until NA is secured, even perfectly-titled land cannot lawfully be used for your project. NA conversion is often the most opaque and time-consuming step in acquiring land, which is why we manage it end to end as a defined deliverable.
In India, land title is presumptive rather than guaranteed, so diligence is exacting. Before any commitment, we verify clear title through the title chain, examine revenue records such as 7/12 extracts and mutation entries, obtain encumbrance certificates, and check for pending litigation, disputed boundaries and succession claims. Where required, we coordinate with legal counsel. If a parcel carries a defect that cannot be cleanly resolved, we advise withdrawing rather than proceeding.
Aggregation is the assembly of many individual holdings - sometimes dozens, across multiple revenue villages - into one contiguous, project-shaped block. It is the most demanding part of large-scale acquisition. It requires careful sequencing and discretion: if owners realise a single large buyer is assembling around them, prices escalate and holdouts emerge. We manage the process so parcels come together at a coherent price, on a coordinated timeline.
Enterprise intent moves land prices - the moment a known industrial group is seen acquiring in a corridor, valuations shift. We source and negotiate discreetly, without revealing the enterprise behind a requirement. For many of our clients, this confidentiality is not a preference but a requirement, and we treat it accordingly at every stage.
It varies with the mandate. A single, clean-titled, already-converted parcel can move quickly. A large aggregation requiring assembly from many owners, full diligence and NA conversion naturally takes longer. At the outset we set out a realistic timeline for your specific requirement, and we report stage by stage so you always know where things stand.
We agree our engagement terms transparently at the start of a mandate, structured around the scope and complexity of the work. We are happy to discuss this in detail once we understand your requirement. What we do not do is operate on hidden margins or undisclosed spreads - our alignment is with the client who engages us.
Yes. This is a common and valuable mandate - extending or completing a holding by acquiring adjacent parcels. It draws directly on our aggregation and discreet-sourcing capabilities, and on the diligence needed to ensure the additional land integrates cleanly with what you already hold.
Yes. We maintain relationships with landowners across Gujarat and Maharashtra, and genuine, clean-titled land in the right corridors is always of interest. You can register your land through our contact page, and we will be in touch if it matches a current or emerging requirement. We deal with landowners professionally and in confidence.
