Redefining Land
Discovery
India's AI-powered niche real estate platform, helping you discover farmland, agricultural plots, commercial spaces, and more.
Bridging the Gap in Niche Real Estate
Agriva was founded with a singular mission: to make niche real estate discovery seamless and accessible for everyone. While residential properties have numerous platforms, buyers searching for farmland, agricultural plots, commercial spaces, and industrial land have long been underserved. We are here to change that.
Using AI-powered search, verified broker networks, and comprehensive property data, we connect buyers with the right land at the right price. Whether you are a farmer looking to expand, an entrepreneur seeking commercial space, or an investor exploring new opportunities, Agriva is your trusted partner.
What We Stand For
Transparency
Every listing is verified with clear documentation, pricing, and ownership details. No hidden surprises.
AI-Powered
Our AI understands natural language queries and matches you with properties that fit your exact needs.
Verified Network
All brokers on our platform go through a rigorous verification process to ensure quality and trust.
What We Cover
Agriva specializes in property types that traditional platforms overlook.
Farmland
Fertile agricultural land for farming operations
Agricultural
Land zoned for agriculture with water access
Commercial
Shops, offices, and commercial complexes
Plotted Developments
Ready-to-build residential and mixed-use plots
Industrial
Factory sites, warehouses, and industrial zones
Residential
Houses, apartments, and residential properties
Platform at a Glance
10,000+
Properties Listed
500+
Verified Brokers
150+
Cities Covered
5,000+
Happy Buyers
Frequently Asked Questions
Is farmland a good investment in India?
Farmland can be a strong long-term hold, driven by rising rural land values, limited new agricultural supply near growing cities, and tax-exempt agricultural income under Indian tax law. Returns vary widely by location, water access, and legal clarity -- verify title and irrigation before buying, and treat farmland as a multi-year hold rather than a quick flip.
Can non-farmers buy agricultural land in India?
It depends on the state. States like Karnataka, Maharashtra, and Gujarat have historically restricted agricultural land purchase to those with a farmer background or income, though several states have relaxed these rules in recent years. States like Tamil Nadu, Kerala, and Punjab generally have fewer restrictions. Rules change and are not uniform nationwide -- always check the current state-specific land reform law before buying.
Can NRIs buy agricultural land in India?
Under FEMA regulations, NRIs generally cannot directly purchase agricultural land, plantation property, or farmhouses in India -- this is one of the few property categories restricted to resident Indians. Under Rule 24 of the FEM (Non-Debt Instruments) Rules, 2019, inheritance is the only route that reaches agricultural land -- a gift is excluded on the same terms as purchase, even from a resident relative. Consult a lawyer familiar with FEMA before pursuing any agricultural land transaction as an NRI.
What documents do I need to buy agricultural land in India?
Core documents typically include the sale deed, the record-of-rights document (RTC/Pahani, 7/12 extract, or the local equivalent -- the name varies by state), the mutation record (Khata/Patta), an Encumbrance Certificate covering at least 13-30 years, a survey/measurement sketch, and tax-paid receipts. If the land has been converted from agricultural to non-agricultural use, request that conversion order too. Requirements vary by state -- verify the current checklist with a local property lawyer.
What's the difference between agricultural and commercial land?
Agricultural land is zoned for farming, is generally cheaper per acre, may carry purchase restrictions for non-farmers, and agricultural income from it is tax-exempt. Commercial land is zoned for business use, commands higher prices, faces fewer ownership restrictions, and any income from it is taxed normally. Converting agricultural land to commercial use requires NA (non-agricultural) conversion approval from local authorities.
What is RTC/Pahani and why does it matter?
The Record of Rights, Tenancy, and Crops (RTC) -- called Pahani in Karnataka, the 7/12 extract in Maharashtra, and by other names elsewhere -- is the primary government record of who owns and cultivates a parcel of agricultural land. It's the single most important document to check before buying: the seller's name must match the RTC, and it should be free of loan or dispute encumbrances.
What is NA (Non-Agricultural) conversion?
NA conversion is the legal process of converting land zoned for agriculture into land approved for residential, commercial, or industrial use. It requires government approval and is typically pursued when land is being developed rather than farmed. NA-converted land is generally simpler to buy and carries fewer ownership restrictions than raw agricultural land.
How does Agriva verify listings and brokers?
Every broker on Agriva goes through a verification process before they can list, and listings are reviewed for documentation completeness before going live. Verified brokers carry a badge, and each listing page shows its RERA number where one applies and whether its location has been verified. Buyers should still independently verify title and documents with their own lawyer before completing any purchase.
What are the risks of buying farmland in India?
Common risks include disputed or unclear title, land under litigation, benami (proxy) ownership, boundary or survey mismatches, missing NA conversion where required, overstated water access, and -- for non-farmers -- buying in a state where the purchase isn't legally permitted. Mitigate these by verifying the RTC/Pahani, pulling a fresh Encumbrance Certificate, checking survey records, and using a local lawyer for due diligence rather than relying solely on the seller or broker.
Do I need to visit the land in person before buying?
Yes -- strongly recommended. Photos and listings can't confirm boundary markers, actual water source condition, road access, soil quality, or neighboring land use, all of which materially affect value. A site visit, ideally with a local surveyor or the listing broker, should happen before any advance payment is made.
What is an Encumbrance Certificate and why do I need one?
An Encumbrance Certificate (EC) is an official record showing all registered transactions -- sales, mortgages, loans -- against a property over a specified period. A clean EC, typically requested for 13-30 years, confirms the land is free of pending loans, liens, or legal claims. It's issued by the local Sub-Registrar's office and should be checked before finalizing any purchase.
Can agricultural land be used as collateral for a bank loan?
Yes -- agricultural land can be used as collateral, most commonly for agricultural/crop loans and land-purchase loans from banks and cooperative institutions, provided the title is clear and the land isn't already encumbered. Terms and loan-to-value ratios vary by bank and are typically less flexible than for commercial or residential property.
This information is general in nature and not legal advice. Land laws vary by Indian state and change over time -- verify current requirements with a local property lawyer before making any purchase decision.