Farmland Ownership, Fractional & Real.
Landworks sources agricultural land, develops it into a managed orchard estate with a private cottage, and transfers ownership in fractions to a small group of buyers — handling development, legal title transfer, and ongoing management on their behalf.
~20
Fractional owners per developed parcel
5
States with land-sourcing relationships already in place
6
Stages, from sourcing to ongoing management
1
Naugaon pilot, designed as a repeatable model
The Naugaon Pilot.
Our first orchard estate — fruit and plantation cultivation combined with a private cottage on each parcel, held on record for its ~20 fractional owners.
From raw land to a yielding asset — in four moves.
Every estate moves through the same disciplined sequence before a single fraction is sold: we procure the land, curate it into a working estate, productize it into ownable fractions, and pass the resulting yield on to owners.
Procurement
We identify and acquire agricultural land with genuine orchard suitability, drawing on land-sourcing relationships already in place across Rajasthan, Maharashtra, Uttar Pradesh, Punjab and Haryana.
Curation
Raw land is curated into a cultivation-ready estate — orchard planting, a private cottage, and internal roads and utilities — planned around soil and feasibility studies, not guesswork.
Productization
The developed estate is packaged into individually registered fractional shares via dakhil kharij, turning one large holding into a ready-to-own product for a small group of buyers.
Yield
Owners benefit from what the land now produces — orchard harvest, a professionally managed estate, and the value created by turning raw land into a working, income-capable asset.
Six stages. Landworks owns two, partners execute the rest.
Landworks itself does not build, farm, or operate — it acquires land, orchestrates development through an outsourced partner network, and provides ongoing guidance to fractional owners.
Sourcing
Identify and acquire agricultural land with orchard suitability, using existing regional connections across five states.
Landworks (direct), local acquisition partners
Direct freehold co-ownership — the cleanest fit for a dakhil kharij model.
Comparable Indian farmland and fractional models use one of three structures. Ours is the one that puts your name directly on the land record, and stays clear of SEBI's Collective Investment Scheme territory.
Direct freehold co-ownership
Each buyer's name is directly registered on the land record for their share via dakhil kharij.
Lease-based (operator model)
Landworks leases the land from the original owner/aggregator; no title transfers to buyers.
SPV / pooled entity
A company or LLP holds the land; buyers hold shares or units in the entity, not the land itself.
Every revenue line, disclosed.
| Revenue Stream | Type | Basis |
|---|---|---|
| Development Margin | One-time | Markup between raw land + development cost and the total value of fractions sold |
| Management Fee | Recurring, annual/quarterly | Per fraction-owner, for ongoing farm and property upkeep |
| Curation / Advisory Fee | One-time | For structuring and presenting each estate to buyers |
| Resale Facilitation | Potential, per transaction | Facilitating resale between fraction-owners |
| Produce / Harvest Share | Potential, recurring | Only if the estate is structured as income-generating rather than a pure lifestyle asset |
Six kinds of buyers, one shared set of questions.
Regardless of budget, every buyer we've studied wants the same two things: credible, documented legal structuring, and genuine hands-off management.
Rohan
The Corporate Executive, 42 · Gurugram
A real title to a working orchard, split with people I'd actually want as co-owners.
Wants direct land title — not a certificate or a unit in a pooled entity — and full clarity on the co-owner agreement before he ever commits.
Ananya
The Startup Founder, 35 · Gurugram / remote
An asset I don't have to manage, with none of my capital pooled before my name is on the title.
Decisive once the legal structure is clear. Wants direct dakhil kharij transfer confirmed before booking, not a promised timeline for it.
Dr. Vikram Saxena
The Doctor, 48 · Lucknow
Documented soil and title reports before I commit, and a management team I can call directly.
Methodical and evidence-seeking — wants the feasibility study, the encumbrance certificate, and the co-owner agreement in hand before a rupee moves.
Pradeep Mehta
The NRI, 51 · Dubai
A legacy connection to Indian land — structured in a way that actually respects FEMA.
Relationship- and trust-led. Aware NRIs and OCIs cannot directly acquire agricultural land under FEMA, and wants that constraint addressed upfront, not glossed over.
Ramesh & Sunita Agarwal
The Retired Couple, early 60s · Kanpur
A shared orchard cottage for the grandchildren, without the burden of running a farm.
Values in-person reassurance over digital marketing, and wants to see the outsourced property-management partner's track record before buying in.
Karthik Iyer
The IT Professional, 38 · Noida / remote
A transparent breakdown of the estate's economics — not a promised return I know no one can guarantee.
Highly digital research process. Reads the fine print, and is reassured rather than put off by an operator that avoids assured-return language.
Register interest in the Naugaon pilot.
Tell us your budget and timeline, and we'll walk you through the legal structure, the fraction pricing, and where things stand — no pressure, no promised returns.