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Land, decoded.
Written by insiders.

Buying guides, legal explainers, and market insights for farmland, agricultural plots, and commercial real estate across India.

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Broker or Direct? How to Buy Farmland Without Overpaying for Either

What a good land broker actually does, what they cost, where direct purchase saves money and where it costs more, and how to structure either so you are protected.

19 September 2026 · 5 min read

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Buying guides
Buying guides

Buying Farmland in Telangana and Andhra Pradesh: Bhu Bharati, Pahani and Passbooks

Two states, two very different land record systems since 2020. How Telangana's Bhu Bharati (which replaced Dharani in 2025) works, how AP's system works, and what buyers must check in each.

18 September 2026 · 4 min

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Buying guides
Buying guides

How to Buy Farmland in Tamil Nadu: Patta, Chitta and the Adangal

Tamil Nadu's land records work differently. What patta, chitta, adangal and FMB sketches show, how to check them, and the state-specific traps for farmland buyers.

16 September 2026 · 5 min

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Market insights
Market insights

Coimbatore and Erode Farmland: Water, Textiles and the Western Tamil Nadu Belt

Western Tamil Nadu's land market runs on industry and irrigation. How to read the Coimbatore and Erode belt, and the poramboke and patta checks that matter here.

15 September 2026 · 4 min

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Buying guides
Buying guides

How to Buy Farmland in Maharashtra: The 7/12 Extract and What Follows

Maharashtra's farmland rules turn on the 7/12 extract, tukda bandi fragmentation limits and the agriculturist requirement. A step-by-step guide for buyers.

14 September 2026 · 5 min

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Buying guides
Buying guides

How to Verify a Survey Number Matches the Land You Are Standing On

Survey numbers get subdivided, renumbered and misquoted. How to read a tippan, order a re-survey, and confirm the parcel on the ground is the parcel on the deed.

12 September 2026 · 4 min

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Market insights
Market insights

Pune and Nashik Farmland: Two Markets, Two Very Different Theses

Pune's peri-urban land trades on the conversion option. Nashik trades on horticulture. Why the two markets need different analysis and different checks.

11 September 2026 · 4 min

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Buying guides
Buying guides

Soil Types in India and What They Can Actually Grow

Red, black, alluvial, laterite and sandy soils -- where each occurs, what it supports, how to test it cheaply, and what soil type does to farmland value.

10 September 2026 · 4 min

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Buying guides
Buying guides

The Farmland Site Visit Checklist: 20 Things to Check Before You Offer

What to walk, measure, photograph and ask on a farmland site visit -- including the checks that only work in person and the questions neighbours answer honestly.

8 September 2026 · 5 min

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Market insights
Market insights

The Hyderabad Farmland Market: Reading Telangana's Land Belt

Hyderabad's farm plot boom, the Bhu Bharati record system that replaced Dharani, and the checks that matter most in Telangana -- including the prohibited property list buyers skip.

7 September 2026 · 4 min

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Legal guides
Legal guides

Gram Panchayat Records and NOCs: The Local Layer Buyers Overlook

Form 9, Form 11, the panchayat khata and the NOC. What the village-level records prove, what they do not, and when a panchayat document is a warning sign.

5 September 2026 · 4 min

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Market insights
Market insights

Bangalore's Peri-Urban Farmland Corridors: How to Read Each Direction

The land market around Bangalore behaves differently on every side of the city. What drives each corridor, what to verify in each, and where the water risk sits.

4 September 2026 · 5 min

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Legal guides
Legal guides

OCI Cardholders and Inherited Farmland: What You Can Keep, Sell and Repatriate

NRIs and OCI holders cannot buy Indian agricultural land, but they can inherit it. What you may do with inherited farmland, who you can sell to, and how repatriation works.

2 September 2026 · 5 min

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Market insights
Market insights

What Actually Drives Farmland Appreciation in India

Land near cities does not appreciate because it is land. Six drivers that move farmland prices, how to read them early, and the ones that turn out to be noise.

1 September 2026 · 5 min

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Legal guides
Legal guides

Power of Attorney in Land Deals: When It Is Fine and When It Is a Trap

GPA sales are not ownership. What the Supreme Court held in Suraj Lamp, how to verify a PoA is live, and the checks to run before accepting one.

30 August 2026 · 5 min

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Legal guides
Legal guides

Stamp Duty and Registration on Agricultural Land: What You Actually Pay

How stamp duty is calculated on farmland, why guidance value matters more than your sale price, and the charges buyers leave out of their budget.

26 August 2026 · 4 min

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Investment guides
Investment guides

Farmland vs REITs vs Plotted Development: Choosing the Right Land Exposure

Three ways to hold Indian real estate exposure, compared on liquidity, ticket size, income, tax, control and the specific risks each one carries.

24 August 2026 · 5 min

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Legal guides
Legal guides

Khata and Mutation: The Step After Registration That Buyers Forget

Registration transfers ownership. Mutation updates the revenue record. Skip it and you face problems at resale, at the bank, and with the tax department.

22 August 2026 · 4 min

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Investment guides
Investment guides

Leasing Out Farmland in India: Models, Income and the Tenancy Risk

Cash rent, crop share and corporate leases compared -- plus the state tenancy laws that can turn a casual arrangement into a claim against your land.

20 August 2026 · 5 min

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Legal guides
Legal guides

Land Ceiling Limits in India: How Much Agricultural Land You Can Legally Hold

Every state caps agricultural landholding through ceiling legislation. How ceilings are calculated in standard acres, why the family unit matters, and what happens to surplus.

18 August 2026 · 5 min

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Investment guides
Investment guides

Managed Farmland: What You Are Actually Buying

Managed farmland promises land ownership with none of the work. What the model is, which questions expose a weak one, and the structures that should worry you.

16 August 2026 · 5 min

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Legal guides
Legal guides

Karnataka Sections 79A and 79B: Who Can Legally Buy Agricultural Land

The 2020 amendment removed Karnataka's income cap and farmer-only rule for buying agricultural land. What changed, what survived, and what still restricts buyers.

14 August 2026 · 5 min

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Investment guides
Investment guides

Capital Gains on Agricultural Land: The Rural Test and Section 54B

Rural agricultural land is not a capital asset, so its sale may attract no capital gains at all. How the distance and population tests work, and how Section 54B relief applies.

12 August 2026 · 6 min

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Legal guides
Legal guides

NA Conversion: Turning Agricultural Land Into Buildable Land, Step by Step

What non-agricultural conversion involves, which departments sign off, what it costs, how long it realistically takes, and when a DC conversion order is not enough.

10 August 2026 · 5 min

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Investment guides
Investment guides

The Real Cost of Holding Farmland in India

Land is not a zero-carry asset. Security, water infrastructure, fencing, management, tax and the cost of neglect -- what holding farmland actually costs each year.

8 August 2026 · 4 min

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Legal guides
Legal guides

Mother Deed and Chain of Title: How to Trace Land Ownership Backwards

The mother deed is the document every later sale descends from. How to build a chain of title, spot a broken link, and handle the gaps older farmland always has.

6 August 2026 · 5 min

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Investment guides
Investment guides

Farmland Yield Math: What an Acre Actually Earns After Costs

How to build an honest per-acre income model for Indian farmland -- gross revenue, input costs, labour, the years before a crop bears, and why yield alone is a poor return.

4 August 2026 · 5 min

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Legal guides
Legal guides

The Encumbrance Certificate, Explained: What 30 Years of EC Actually Shows

An EC lists every registered transaction against a property. How to order one, how to read the entries, and the two things an EC will never tell you.

2 August 2026 · 4 min

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Legal guides
Legal guides

How to Read an RTC (Pahani): A Column-by-Column Guide

The RTC is Karnataka's core land record, and most buyers only read the owner's name. Here is what every column means and which ones quietly kill deals.

28 July 2026 · 6 min

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Buying guides
Buying guides

Borewell, Canal or Tank: How to Verify a Farmland Water Source Before You Buy

Water decides whether farmland earns or idles. How to test a borewell, read canal command area maps, check tank irrigation, and spot the seller tricks that hide a dry plot.

24 July 2026 · 6 min

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Buying guides
Buying guides

Agricultural vs Commercial Land: What's the Difference

Zoning, pricing, ownership restrictions, tax treatment, and conversion -- a side-by-side comparison to help you pick the right land category for your goal.

12 July 2026 · 3 min

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Legal guides
Legal guides

Can NRIs Buy Agricultural Land in India? (2026 Rules)

What FEMA actually allows and restricts for NRIs and OCI cardholders when it comes to agricultural land, plantation property, and farmhouses in India.

12 July 2026 · 6 min

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Investment guides
Investment guides

Farmland Investment Guide: Returns, Risks, and Due Diligence

What actually drives farmland returns in India, the risks buyers underweight, and a practical due-diligence checklist before you commit capital.

12 July 2026 · 3 min

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Legal guides
Legal guides

Understanding Land Titles and Documentation in India

A national overview of the core documents -- RTC/Pahani, 7/12 extract, mutation records, and Encumbrance Certificates -- every land buyer should verify before purchase.

12 July 2026 · 4 min

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Buying guides
Buying guides

How to buy farmland in Karnataka: a step-by-step guide

Everything a first-time farmland buyer in Karnataka needs to know — legal checks, water source verification, RTC/Pahani documents, and NA conversion basics.

1 July 2026 · 3 min

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Vyzma AI Private Limited
Kokaraya Business Synergy, No 51, 5th Floor, 5th Main, 5th Block, Jayanagar, Bengaluru — 560041, Karnataka, India

© 2026 Vyzma AI Private Limited