What you own. How it's structured. No fine print.
Before any website copy or buyer-facing proposal goes out, one decision shapes everything else: how does a buyer actually hold their fraction? We've chosen direct freehold co-ownership — the structure that puts your name on the land record, not a certificate or a unit.
Why direct freehold co-ownership, and not the alternatives.
Direct freehold co-ownership
Each buyer's name is directly registered on the land record for their share via dakhil kharij.
Pros: Simple, tangible, and matches our model — buyers directly own real property.
Risk: Buyer-eligibility rules (agriculturist status) may apply state-by-state; exit and resale need structured co-owner consent.
Lease-based (operator model)
Landworks leases the land from the original owner/aggregator; no title transfers to buyers.
Pros: Sidesteps agricultural land ownership restrictions entirely.
Risk: Buyer holds a contract, not land — a materially weaker pitch, and not a fit for our dakhil kharij plan.
SPV / pooled entity
A company or LLP holds the land; buyers hold shares or units in the entity, not the land itself.
Pros: Scalable, with easier secondary transfer of units.
Risk: The structure SEBI has actively scrutinised as an unregistered Collective Investment Scheme (CIS) when returns are pooled and promised.
Four safeguards, applied to every buyer-facing word.
SEBI has taken enforcement action on agricultural and orchard land schemes before, specifically where the line between 'you own land, we manage it' and 'you gave us money, we promise you a return' blurred. We treat these as non-negotiable, not marketing footnotes.
Ownership, with a working management layer underneath it.
Every fraction sits within a co-owned estate with a cottage, shared infrastructure, and a co-owner agreement drafted alongside the sale deed — before anyone takes possession.
- A directly registered fractional share of the estate, via dakhil kharij
- Shared use rights to the estate's cottage and common infrastructure
- A co-owner agreement defining management authority, exit rights and dispute process
- Outsourced farm and property management, under written service agreements
- Disclosed, plain-language revenue-sharing terms — no uncapped escalation clauses
- Resale facilitation within a known buyer network, when structured as a revenue line
How Landworks earns, and what it means for you.
| 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 |
The questions every buyer asks us first.
See what a fraction actually costs.
Use our Estate Economics model to see how land cost, development cost, and Landworks' margin combine into a price per fraction.