INDIA’S VERIFICATION-FIRST LAND MARKETPLACE
From agricultural land and farmhouse estates to plotted developments, commercial and industrial opportunities — discover land across India's emerging growth corridors.
From gated farmhouse communities to raw agricultural plots — every listing reviewed against source documents before it goes live.
Farmhouse Estate3 Reviewed ProjectsMost Popular
Premium Estate1 Reviewed ProjectLifestyle
Agri Estate1 Reviewed ProjectHigh ROI
Resort & Hospitality1 Reviewed ProjectWeekend Living
Industrial Park1 Reviewed ProjectCommercial Yield
Commercial Plot1 Reviewed ProjectBusiness Use
Residential Plotted2 Reviewed ProjectsRERA PlottedBrowse verified listings, circle rates, and investment guides across every major district. Each location page includes legal buying guides, infrastructure maps and current project inventory.
Rajasthan
Farmhouse Estate · Residential Plotted · Agri Estate
India's most open state for outside buyers — Aravalli farmland, the Delhi–Mumbai Expressway corridor, and a market that's welcomed non-agriculturist buyers since 2010.
Haryana
Commercial Plot · Premium Estate · Industrial Park
Fully open to every Indian buyer — Delhi's most integrated hinterland, where Change of Land Use is the real compliance step, not eligibility.
Uttar Pradesh
Agricultural Land
Open to every buyer since 2014 — but the Jewar corridor carries an active purchase freeze in 84 villages that changes everything about timing.
Himachal Pradesh
India's strictest land market for outside buyers — Section 118 permission required everywhere, now at a doubled 12% stamp duty since March 2025.
Punjab
India's grain economy, with a global diaspora — open to every buyer, but only if the parcel isn't village common land.
Uttarakhand
Himalaya to Terai — restricted for most of the state, genuinely open in two districts, and honest about which is which.
Land offered directly by the owner — every listing carries the seller's own documents and, on request, an independent legal review before you commit.
Sikhauda Muradabad, Hapur, Uttar Pradesh
Naugaon, Nauganwa, Alwar, Rajasthan
Land offered directly by its owner, sorted the way revenue records classify it — so you can start from the land use you actually need.
Agricultural investment plots listed with soil, water-source and title-chain documentation where the developer has provided it.
Tijara, Alwar, Rajasthan
FEMA 1999 sets clear limits on what NRIs and OCIs can buy. We tag every listing against those limits, publish the reasoning, and can connect you with independent legal counsel before you commit.
Every listing is tagged for NRI and OCI eligibility against FEMA 1999 and the applicable RBI master direction before it is published, with the reasoning shown on the listing page.
We are not a law firm. On request we connect you with independent advocates for EC checks, title-chain review, and power-of-attorney documentation — engaged directly by you, on their own terms.
Capital gains treatment, TDS under Section 195, DTAA relief, and repatriation of sale proceeds under FEMA — explained in our Wiki, and referred to a qualified chartered accountant for your specific case.
Six commitments behind every listing on the platform.
82/100
Point Trust Score
Reviewed across six weighted pillars. Refreshed quarterly. Published methodology — no black boxes.
Every listing is checked against source documents before publication: encumbrance certificates, mutation entries and title chains, taken from registry records rather than developer brochures.
Each developer is scored across six weighted pillars — legal documentation, RERA status, track record, financial standing, site quality, and buyer feedback. Weights are published. Refreshed quarterly.
Scores anchor to recorded land events — sale deeds, mutation entries, encumbrance filings — not to developer-supplied claims or listing agent assertions.
Content, scoring and guidance are built on the Transfer of Property Act, RERA 2016, FEMA 1999, the Registration Act 1908, and applicable state tenancy and ceiling laws.
We are a marketplace — not a broker and not a RERA agent. What we do and don't do is published, and platform facilitation fees are disclosed upfront.
Scores are reviewed quarterly and decay when documents go stale or a developer doesn't re-submit — so a score reflects today, not onboarding day.
Legal frameworks, state-specific stamp duty, NRI compliance and land-measurement units — the documentation buyers ask us about, in one place.
P18 Infrastructure & Expressways
Parts of this expressway have carried traffic for over three years — parts are still under construction. Here's exactly which is which, district by district.
Read the guide
P04 State-wise Land Laws
The strictest outsider-purchase regime in this corridor — Section 118 permission, a doubled stamp duty rate, and mandatory e-stamping since 2024.
Read the guide
P04 State-wise Land Laws
Two districts have a discretionary approval path. The other eleven don't have one at all — the distinction most buyers get wrong.
Read the guide
What buyers, NRIs and investors ask before their first reviewed land purchase.
Visit Full WikiParts of this expressway have carried traffic for over three years — parts are still under construction. Here's exactly which is which, district by district.
The strictest outsider-purchase regime in this corridor — Section 118 permission, a doubled stamp duty rate, and mandatory e-stamping since 2024.
Two districts have a discretionary approval path. The other eleven don't have one at all — the distinction most buyers get wrong.
Open to any buyer, no domicile test — but Shamlat Deh common land can look privately held while being legally non-transferable.
Open since 2014, but a live purchase freeze covers 84 villages around Jewar, Noida and Ghaziabad right now — eligibility and registration are separate questions.
No eligibility bar in Haryana — but CLU clearance is the real gatekeeper for any non-agricultural use, including a farmhouse.
Reviewed observations from the ground — corridor deep dives, developer profiles, and the paperwork behind the deals that closed this quarter.
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Join our founding cohort of verified developers. Get premium listing placement, direct HNI and NRI investor leads, and a Trust Score that separates you from unverified listings in the market.
Listing is invite-reviewed: we verify your entity, RERA status and title documents before a project goes live.
Farmland India ("the Platform"), operated by Bulk Procure Private Limited, is a digital marketplace for listing agricultural land, farmhouse and plotted development projects. The Platform is not a real estate broker, agent or intermediary under RERA or any other applicable law, and does not act for either party to a transaction.
Listings are submitted by developers, owners and their authorised representatives. Before publication, the Platform carries out a documentary review of the material supplied and records what was sighted. That review is limited to the documents made available to us at that time. It is not a title investigation, not a legal opinion, and not a warranty of title, approvals, or the accuracy of any information supplied by a lister. The Trust Score is an internal assessment produced from that review and is intended as a research aid, not as a guarantee of outcome.
Every buyer must carry out independent due diligence before any transaction — including verification of land records, encumbrance searches, approvals and regulatory compliance — through their own advocate and chartered accountant. Any legal or advisory professional introduced through the Platform is engaged directly by the user, on that professional's own terms; the Platform does not employ, supervise or accept responsibility for their work.
Nothing on the Platform is investment advice. Land values can fall as well as rise. The Platform is not liable for any loss, dispute or damage arising from a transaction between parties.
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