Services / Land Aggregation
Land Aggregation
Contiguous, title-clean, registered land — assembled parcel by parcel.
The Problem
Projects don’t fail on the last parcel. They fail on the parcel nobody checked properly.
A 300 MW solar project needs roughly 1,200 to 1,500 acres. In Karnataka that is almost never one seller. It is 80 to 200 khatedars across four or five villages, with fragmented holdings, undivided family shares, minors’ interests, tenancy exposure, grant and inam restrictions, and RTC entries that do not match who is actually farming the land.
Most developers discover this in the wrong order. Parcels are tied up on the strength of a broker’s assurance, advances are paid, and the title problem surfaces during lender due diligence — eight weeks before financial close, when the cost of a gap in the chain is the entire drawdown schedule.
The second failure is geometric. Parcels get bought where they are available, not where the array needs them, and the project ends up with a polygon it cannot build on efficiently or evacuate from economically.
Failure modes we are hired to prevent
- A 30-year title flow with an unresolved partition or an unrecorded mutation
- Hold-out parcels sitting inside the array boundary, discovered after 80% acquisition
- Land tied up at a price set before anyone benchmarked guidance value
- Section 109 permission or conversion started after registration instead of before
- A land file that a lender’s counsel cannot audit
Our Response
How we run it
We assemble contiguous, encumbrance-free, connectivity-viable land and hand it over in a condition that survives lender diligence. Title is verified before money moves, not after.
Every parcel enters a register at first contact and stays in it through registration, khata and mutation — so at any point in the mandate you can see exactly which survey numbers are clean, which are consented, which are executed and which are at risk.
Process
Stage by stage
| # | Stage | What happens |
|---|---|---|
| 01 | Site screening & terrain assessment | Polygon shortlisting against resource, slope, evacuation distance, forest and wildlife buffers, water bodies, habitations and existing infrastructure. |
| 02 | Survey number mapping | Village cadastral overlay; Bhoomi RTC pull for every survey number in the polygon; tippan/Mojini sketch reconciled to ground. |
| 03 | Title due diligence | 30-year title chain, encumbrance certificate, mutation register chain, partition status, minors’ interest, PTCL / inam / grant restrictions, tenancy exposure. Conducted with empanelled counsel. |
| 04 | Owner engagement & rate discovery | Village-level engagement, guidance value versus prevailing market benchmarking, consent mapping, early identification of hold-out risk inside the array boundary. |
| 05 | Agreement execution | Registered Agreement to Sale or lease deed, power of attorney where appropriate, advance schedule tied to documentary milestones. |
| 06 | Statutory pathway | Section 109 permission where the acquirer is a company — threshold raised to four hectares under the 2025 amendment; conversion via the Deputy Commissioner or the automatic conversion route available to renewable energy projects under the 2025 Land Revenue Rules. |
| 07 | Registration & mutation | Sub-registrar execution, khata transfer, mutation into the SPV’s name, updated RTC reflecting the project entity. |
| 08 | Handover | Consolidated land dossier issued to developer and lender in audit format. |
Deliverables
What you hold at the end
Spatial SHP / KML / PDF
- Village-wise project polygon with survey-number-level GIS layer
- Array-boundary overlay showing acquired, consented, in-progress and at-risk parcels
Register & diligence XLSX / PDF
- Parcel register — survey number, extent, khatedar, RTC status, encumbrance, consent, execution status
- 30-year title opinion pack per parcel
- Risk log for restricted, disputed and hold-out parcels
Executed documents PDF, lender format
- Registered Agreements to Sale / lease deeds
- Section 109 permission order
- Conversion order or deemed-conversion acknowledgement
- Registered sale deeds, khata certificates and mutated RTCs in the SPV’s name
- Land Due Diligence Handover File
Send us your polygon or your capacity target.
We’ll return a land feasibility read — village coverage, likely title complexity, indicative rate band and aggregation risk — within 10 working days.