Questions, answered.

A handful. Notable ones: HDFC Land Loans, Aditya Birla Rural Housing, Muthoot Homefin, Vastu Housing Finance for smaller ticket sizes, and IIFL Home Finance for warehouse land. Rates are 12.5–15% p.a., faster approval than PSU banks but higher processing fees. Ask us which lender fits your ticket size and profile.

Yes — Loan Against Property (LAP) is the standard route. Cooperative banks and rural NBFCs will lend 40–55% of current market value at 12–14% p.a., tenure up to 15 years. Requires clean mutation and unencumbered title. Useful if you want to buy a second property or unlock working capital.

Most banks want 700+ for agriculture land loans, 720+ for commercial/warehouse. NBFCs will go lower (650+) but at 200–300 bps higher rate. Business owners and NRIs sometimes have thin files — we can introduce you to lenders who look at business cashflow instead of just CIBIL.

Land loans are riskier than home loans (no collateral structure), so rates run 100–200 bps higher — typically 11–13% p.a. LTV is capped lower too (60–70%). Down-payment expectation: 30–40%.

Land loans cap at 60–70% LTV for agriculture land, and 65–75% for commercial/warehouse land. Compare with home loans at 80–90%. Practical impact: you need to bring 30–40% down-payment from your own funds. Warehouse land with a lease agreement in place can push LTV closer to 75%.

Very few. Cooperative and rural banks (e.g. HDFC Land Loans, SBI Agri Land Loans, some state cooperatives) offer up to 70% LTV at ~11–13% p.a. tenure 10–15 years. Requires clean title + CLU applied, if buyer is non-agriculturist. We connect buyers with our vetted lender panel.

Non-agriculturists can buy agriculture land in Haryana, but the land must go through a land-use conversion (CLU) process to be used for non-agricultural purposes. Direct purchase is legal — the restriction kicks in on how you can *use* the land afterwards. We help buyers structure this correctly.

CLU stands for Change of Land Use. If you buy agriculture land in Haryana and want to build a farmhouse, warehouse, or commercial structure on it, you need CLU permission from the Town & Country Planning department. Timelines: 3–9 months. Fee: 5–15% of collector rate depending on zone. We handle the paperwork for buyers who need it.

Haryana caps agriculture land ownership at 17.5 acres of irrigated (perennially) land per person, or 21.8 acres of un-irrigated land. Larger families can hold up to 50 acres total under specific rules. Ceiling applies per PAN, not per household.

Collector rate (also called circle rate) is the government-fixed minimum price used to calculate stamp duty. Market rate is what land actually trades at — usually 1.5–3× the collector rate in growth corridors. You pay stamp duty on the higher of the two, but negotiations happen on market rate.

NRIs cannot buy agriculture land in India as a straight purchase, per FEMA / RBI rules. They can, however: (1) inherit it, (2) receive it as a gift from a resident relative, (3) purchase already-converted (non-agri) land, or (4) invest via a resident family member. We regularly help NRI clients structure these routes.

Yes — inheritance is not blocked by FEMA. NRIs can inherit agriculture land from resident Indian relatives without RBI approval. You can hold it, sell it to a resident Indian (only), or gift it back to a resident relative. You cannot sell inherited agri land to another NRI or a foreign national.

Yes — OCI cardholders have the same rights as NRIs for real estate: freely allowed to buy residential and commercial (including warehouse) land, blocked from agriculture and farmhouse land unless inherited or gifted from a resident Indian relative. Payment via NRE/NRO channels.

For agriculture / farm land, yes — RBI approval is generally not granted. For residential and commercial property, NRIs and OCIs can buy freely without approval. Payments must come through NRE/NRO channels.

Register a specific PoA (not general) in favour of a trusted relative in India, notarised at the Indian consulate abroad, then adjudicated at the sub-registrar office in Haryana. Specific PoA must state the property, the sale price ceiling, and the exact transaction it authorises. We help NRI clients draft PoA that will actually clear the registrar's check.

Under LRS + repatriation rules, NRIs can repatriate up to USD 1 million per financial year from sale proceeds of inherited property, subject to Form 15CA/CB filing and TDS deducted (typically 20% for LTCG post-indexation). Capital gains tax planning is important — talk to a CA before the sale, not after.

No. Listing on our site is free. We charge a success-based advisory fee only after the transaction closes, and only if we brought the buyer. This aligns our incentives with yours.

For a well-priced property with clean title, our average is 45–90 days from listing to registration. Un-priced or title-issue listings take longer or don't sell — which is why we verify before listing.

Original sale deed, current Jamabandi (mutation copy), khasra map, tax receipts (last 2 years), ID + address proof, PAN, and photos of the property. If the property has a bank loan against it, we'll also need the NOC / release letter. We do a full title diligence before publishing the listing.

We tell you exactly what failed and give you 30 days to rectify — most often it's an unclosed mutation, a missing tax receipt, or a boundary dispute. If it's not fixable, we won't list it. This protects both you (from a failed sale mid-process) and future buyers.

Every listing on our site shows a "Verified by JP" badge with a checklist of what we verified: title, mutation, boundary, khasra, encumbrance, CLU, access, and dispute history. Click the badge on any listing to see the full report.

Palwal, Faridabad, Sohna, Hodal, and Gurugram — plus the corridors connecting them (KMP Expressway, Palwal-Aligarh highway, Delhi-Mumbai Industrial Corridor). We do not operate outside this belt because we cannot personally walk every property.

Only five categories: agriculture land, farmland (hobby farms & orchards), farmhouses, commercial land, and warehouse land. We do not deal in residential apartments, urban plots or societies — that is outside our expertise.

Modern grade-A warehouses in the Palwal-KMP belt yield 8–10% gross rental (5.5–7% net after taxes and vacancy). Grade-B / older warehouses closer to 6–7%. Compare to residential rentals at 2–3%. Long-term leases (5–9 years) with 3PL or e-commerce tenants are the goldilocks case.

Floor height (min 8m for modern warehouses), plinth area, road width for container access, power load (100+ kVA), proximity to highways / dry ports, and industrial land-use zoning. KMP-adjacent warehouse land in Palwal is trading at premium for this reason.

Grade-A: modern spec (12m+ clear height, wide dock doors, ESFR sprinklers, sealed epoxy flooring, industrial power). Grade-B: older sheds, typically 6–8m height, basic finishes. Buyers of land who plan to build should design for grade-A from day one — Amazon, Flipkart, DHL will not lease anything else. Cost premium is only ~15% over grade-B build.

For a small B2B warehouse, 1–2 acres works. For 3PL / e-commerce fulfillment operators, 5+ acres is standard. Look at plinth area more than land area — usable covered space matters.

Typical maths: raw land + civil + tenant fit-out costs ~₹3,500–4,500 per sqft built-up. Rentals in the Palwal belt are ~₹22–28 per sqft per month for grade-A. Simple payback: 10–13 years. With land appreciation, real IRR pencils out to 14–18% p.a. over 10 years. Sensitive to lease-up time — a 6-month gap kills IRR.

Three belts stand out: (1) KMP Expressway corridor from Palwal to Sohna — pure logistics play, (2) Sector 20 IMT Palwal — HSIIDC-approved industrial land with all utilities, (3) NH-19 (Delhi–Mathura) service road pockets. Sec-20 IMT commands a 20–30% premium for turnkey-ready title.

At minimum: title deed (sale deed chain going back 30 years), mutation entries (Jamabandi), encumbrance certificate, khasra number match, boundary survey, and CLU status if planning non-agri use. We do all of this before listing any property on our site.

An Encumbrance Certificate (EC) lists all registered transactions against a property — sales, mortgages, litigation. Issued by the sub-registrar office. You want an EC covering at least the last 30 years to confirm the seller actually owns the land free of undisclosed loans or disputes. We pull this for every listing.

Jamabandi is the record of rights maintained by the patwari — showing current ownership, mutation history, and land classification. If the property you are buying does not have a clean mutation chain in Jamabandi, transferring it later becomes very difficult. Non-negotiable check.

Almost all agriculture and farmhouse land in Haryana is freehold — you own it outright, no time limit. Leasehold in Haryana usually applies to industrial plots allotted by HSIIDC or specific SEZ zones. If someone offers you "agri land on lease" outside HSIIDC context, it's a red flag — verify the underlying title carefully.