One pilot estate. Five states of runway.
Naugaon is our first holding — under development into an orchard estate with fruit and plantation cultivation and one cottage per parcel, ahead of fractional transfer to roughly 20 buyers. Its exact state and eligibility rules are being confirmed with counsel before public marketing goes live.
Pilot parcel
Naugaon — Orchard Estate
Fruit & plantation cultivation, one cottage per parcel.
Government land-use and soil-suitability data confirm orchard type and viability before planting begins. Development covers orchard planting, one cottage per parcel, and internal roads and utilities — executed by an outsourced construction, interiors and agronomy partner network.
Structure
Direct freehold co-ownership
Fractions
~20 buyers, illustrative
Open before launch
Confirmed state and eligibility rules, target price per fraction, and whether Landworks is the acquiring entity or a facilitator between the land-owner and buyers — see Market & Risks for the full list.
Five states, five different eligibility pictures.
NRIs, OCIs and foreign nationals cannot acquire agricultural land in any of these states under FEMA, regardless of local relaxations — relevant if the buyer pool or marketing ever extends to NRIs.
Includes the Naugaon pilot catchment
Rajasthan
No blanket restriction on non-agriculturist buyers.
Conversion to non-agricultural use must be applied for within 1 year, and use commenced within 3 years, wherever the plan includes a built structure like a cottage.
Future sourcing state
Maharashtra
Among the strictest of our five states — needs the most careful structuring.
Purchase is generally limited to agriculturists / bona-fide agricultural use, with a ceiling of roughly 54 acres.
Future sourcing state
Uttar Pradesh
Relaxed relative to Maharashtra.
Restrictions under the UP Zamindari Abolition & Land Reforms Act bear more on corporate buyers than on individuals.
Future sourcing state
Punjab
Purchase permitted, subject to a family ceiling.
Family ceiling of roughly 17.5 acres irrigated / 52 acres wasteland under the Punjab Land Reforms Act. Political proposals exist to restrict non-Punjabi buyers — not law today, worth monitoring.
Future sourcing state
Haryana
Purchase permitted, with a Change of Land Use step.
Non-agricultural use in "controlled areas" requires a Change of Land Use approval from the state before development.
Want to be first in line for Naugaon?
Tell us your budget and timeline, and we'll keep you posted as the legal structure and fraction pricing are finalised.