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How to Choose the Right Agricultural Land for Farming — A Deep Guide
Land is one of the few assets that appreciates consistently when supported by the right set of external factors. Its value seems static but through time, it gets shaped by infrastructure, location, policy changes, and socio-economic demand. Here are the seven major factors that influence long-term appreciation.
1. Location & Connectivity
The most important factor influencing land value is still location. Plots near developing cities, planned highways, transportation hubs, or industrial corridors appreciate considerably more quickly. Increased demand and consequently higher prices are the results of improved connectivity, such as new expressways, metro links, widened roads, or airport improvements.
Improved logistics, shorter travel times, and increased residential and commercial interest are all benefits of improved access. This frequently results in a discernible rise in real estate prices even before infrastructure projects are finished.
2. Infrastructure & Basic Utilities
Availability of water supply, electricity, road access, drainage, and telecom connectivity adds immediate usability and desirability to land. Even raw plots with easy access to utilities enjoy a higher valuation.
The areas in which local authorities invest, such as streetlights, sewage systems, waste management, or road widening, become naturally more attractive for both developers and end-users. Infrastructure development often initiates multi-year appreciation cycles in surrounding land.
3. Zoning Ordinance & Land-Use Approval
Government zoning policies directly impact the value of land. Land zoned residential, commercial, or industrial sells at a higher price than strictly agricultural areas because of the higher development potential.
Prices for land that can be lawfully rezoned or converted—for instance, from agricultural to residential or commercial—usually rise quickly. In a similar vein, clear title deeds, uncontested ownership, and the absence of litigation boost marketability and buyer confidence, which drives up prices.
4. Supply-Demand Disequilibrium
Land is intrinsically scarce. As populations grow, cities expand, and industries migrate to newer areas, the demand for usable land goes up, but its supply remains fixed.
High-growth areas, especially tier-I and tier-II cities, tend to enjoy sustained demand from both buyers and developers. When demand surpasses supply, appreciation becomes inevitable. This holds true to a large extent in suburban corridors where urban sprawl transforms the countryside into residential and commercial hotspots.
5. Future Development Potential
Land appreciation is highly dependent upon the expectations of future development. Announcements related to:
- new highways
- metro or rail corridors
- industrial parks
- IT hubs
- logistics zones
- residential townships
…tend to drive early investor interest and cause value increases even before construction starts.
Speculation is seldom all wrong-it simply mirrors genuine future potential. As a rule, the investors who identify early signs of urban growth usually benefit the most.
6. Natural Features & Environmental Conditions
Topography, soil quality, access to water, and lack of environmental hazards are highly influential in determining value, particularly for agricultural, resort, or residential land.
The lands that have beautiful scenery, a body of water around it, or even slight slopes command better prices. In contrast, land requiring heavy levelling, environmental clearance, or flood mitigation appreciates more slowly because of the high cost of development involved.
7. Social Amenities & Neighbourhood Growth
Land demand is boosted by the presence of schools, hospitals, markets, shopping centres, parks, and public services in the area. When an area becomes socially well-developed, it attracts families, businesses, and builders, thereby establishing a long-term upward trend of land price improvements.
Even agricultural land near expanding residential belts can appreciate dramatically once neighbouring regions begin to urbanise.
Conclusion
Accessibility, infrastructure, legal clarity, development potential, environmental quality, and social growth all contribute to an increase in land value. Even though land is a reliable long-term investment, investors can find plots with the highest potential for appreciation by understanding these seven factors. Land can provide substantial returns for decades if strategic research and due diligence are done.
Westcon of the Solitaire Group Pays ₹129 Crore to Purchase Almost 10 Acres in Wagholi, Pune
Westcon Spaces Pvt. Ltd., a division of Solitaire Group, has paid more than ₹129 crore for nearly 10 acres (roughly 4 hectares) of land in Wagholi. The acquisition was completed through four separate transactions on February 6, 2025. A 4-acre plot was bought for ₹40 crore, and the largest parcel, which was about 5 acres, was bought for ₹50 crore. For ₹28 crore and ₹11 crore, respectively, two smaller parcels of 0.5 acres were purchased. The premium nature of the location was demonstrated by the several crores in stamp duty payments for all four transactions.
Why Wagholi?
Situated in Pune's quickly expanding northeastern corridor, Wagholi has become a popular residential and business area. Both developers and homebuyers find it appealing due to its close proximity to the Kharadi IT hub, enhanced infrastructure, and improved connectivity.
Significant urban development is taking place in the area, and a number of real estate companies are making large investments to capitalise on the potential for future growth.
This purchase is indicative of a larger pattern of aggressive land banking by leading developers in India's largest cities. More than 2,000 acres were covered by land deals in the top eight urban markets in 2024, up 47% year over year, according to CBRE India. Pune continues to be one of the busiest real estate markets due to migration inflows, infrastructure improvements, and IT-led jobs.
Strategic Move for Solitaire Group
Solitaire Group made a calculated decision to expand the scope of its Pune project portfolio by purchasing the Wagholi land. The large plot of land can accommodate large-scale mixed-use, residential, or commercial projects that would help the organisation achieve its expansion objectives and increase its exposure in high-potential locations.
With this acquisition, the developer is well-positioned to meet the rising demand for quality housing and integrated living spaces in one of Pune’s fastest-evolving neighbourhoods.
Source:Hindustan Times
Maharashtra Makes Tentative Layout Approval Mandatory Before Land Measurement
Pune: The Maharashtra government has made tentative layout approval mandatory prior to any land measurement, which is a major policy change intended to increase transparency and regulation in land transactions.
Implemented by the state's Land Records Department under the direction of Dr. Suhas Diwase, Settlement Commissioner and Director of Land Records, the decision aims to stop unlawful land division, stop unapproved construction, and shield purchasers from deceptive transactions.
The New Process
Any developer or individual requesting land measurement under the updated system must first provide the appropriate authority with a draft layout plan. The proposed division of land, roads, and open spaces will be shown in this plan.
The Land Records Department will complete the required measurement work after receiving the preliminary layout.
After that, the information will be sent to the local planning authority for review and approval.
The revised and approved layout will be entered into the official land records following approval.
This step ensures that no land measurement happens without proper planning permissions, reducing disputes and ensuring that layouts comply with development regulations.
Legal and Planning Framework
It also supports government objectives such as reserving 20% of plots (in layouts over 4 hectares) for low- and very low-income groups, thereby promoting affordable housing.
Benefits of the Rule
Transparency: Buyers can be assured that the land they are purchasing is measured and approved in accordance with legal norms.
Prevention of Fraud: Reduces the chances of illegal plotting or sale of unapproved land.
Clear Demarcation: Accurate measurements prevent future boundary disputes.
Urban Planning Compliance: Ensures layouts meet infrastructure, open space, and road requirements.
Source: Punekar News
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Selling a plot of land can be highly profitable—if done right. Whether you're an investor or an individual owner, these tips will help you get the best value from your land sale:
- Know Your Buyer
Understand who your ideal buyer is—developers, end users, or investors. Tailoring your marketing strategy to match their expectations which will make a huge difference in closing the deal.
- Improve the Visual Appeal
A clean, well-maintained plot creates a positive first impression. Clear debris, trim overgrowth, and, if possible, landscape the area. Even minor improvements can boost perceived value.
- Ensure Accessibility and Utility Readiness
Buyers prefer land with proper road access and available utilities. If your plot lacks these, mention possibilities for easy connections or adjust pricing accordingly.
- Highlight Development Potential
Mention if the plot is zoned for residential, commercial, or industrial use—or if rezoning is possible. Development potential adds investment appeal.
- Set the Right Price
Compare recent sales in your locality to price your land competitively. Avoid overpricing or undervaluing—both can push away serious buyers.
- Market Smartly
Use high-quality photos, drone shots if possible, and clear descriptions across real estate platforms and social media. Visibility and clarity attract more genuine interest.
- Take Expert Help
A real estate agent with land sale experience will advise you on pricing, negotiating, and documents. Their network will introduce you to the best buyers in record time.
Conclusion
Getting maximum value for your land is a matter of getting it in position, showing it off, and pricing it tactically. The effort you make will pay great dividends in acquiring the best value.
Buying a plot of land is a big decision—whether it’s for building your dream home or making a smart investment. But for many, the process can seem confusing. That’s why we’ve created this simple guide to take you through every step—from your first site visit to the final registration of your sale deed.
Step 1: Do Your Research
Start with choosing the right place in Pune. Look for Bhor, Kamshet, or Mulshi, which have good roads, schools, hospitals, and a scope for development. Also, decide on your budget, including hidden costs like stamp duty and registration charges.
Step 2: Site Visit
After shortlisting a couple of choices, visit the plot in person. Observe the area around the road connectivity and ensure that the actual boundaries are the same as on paper. Take photographs or videos so that you can decide later.
Step 3: Legal Checks
This is a very important step. Make sure the seller actually owns the land and that there are no legal problems, like loans or disputes. You should:
Ask for the Encumbrance Certificate (shows if the land has loans or claims)
Check the title documents to confirm legal ownership
Make sure the land use is approved (residential, commercial, etc.)
Step 4: Sign the Agreement to Sell
Once you’re sure everything is clear, the seller will prepare a document called the Agreement to Sell. This paper includes the price, payment schedule, and other terms. You usually pay a token amount (advance) at this stage.
Step 5: Register the Sale Deed
The Sale Deed, the final document that transfers ownership to you. It must be registered at the sub-registrar’s office. To do this, you’ll need:
The signed sale deed
Identity proof (Aadhaar, PAN)
Passport-size photos
Property tax receipts
Encumbrance certificate
You also need to pay stamp duty and registration fees, which vary by state.
Step 6: After Registration
Once registered, update land records (mutation) with your name. After that, you officially own the plot and can begin construction or development.
Secure Your Investment with Genuine Plots
Your trusted partner in plot investments across Pune. From circle rate analysis to ROI calculation, buying, selling, loan guidance, and agri-certificate application, Genuine Plots supports you at every step.
Selling a plot of land can be highly profitable—if done right. Whether you're an investor or an individual owner, these tips will help you get the best value from your land sale:
- Know Your Buyer
Understand who your ideal buyer is—developers, end users, or investors. Tailoring your marketing strategy to match their expectations which will make a huge difference in closing the deal.
- Improve the Visual Appeal
A clean, well-maintained plot creates a positive first impression. Clear debris, trim overgrowth, and, if possible, landscape the area. Even minor improvements can boost perceived value.
- Ensure Accessibility and Utility Readiness
Buyers prefer land with proper road access and available utilities. If your plot lacks these, mention possibilities for easy connections or adjust pricing accordingly.
- Highlight Development Potential
Mention if the plot is zoned for residential, commercial, or industrial use—or if rezoning is possible. Development potential adds investment appeal.
- Set the Right Price
Compare recent sales in your locality to price your land competitively. Avoid overpricing or undervaluing—both can push away serious buyers.
- Market Smartly
Use high-quality photos, drone shots if possible, and clear descriptions across real estate platforms and social media. Visibility and clarity attract more genuine interest.
- Take Expert Help
A real estate agent with land sale experience will advise you on pricing, negotiating, and documents. Their network will introduce you to the best buyers in record time.
Conclusion
Getting maximum value for your land is a matter of getting it in position, showing it off, and pricing it tactically. The effort you make will pay great dividends in acquiring the best value.
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