Under development
Devanahalli, North Bengaluru
Parambhaav Vanaprastha
Plotted gated community · 18 acres
Joint development with NRI landowner family
Plots from ₹75 L
For Indian families across the world
Your ancestral land, reimagined as a gated community.
Parambhaav is a K-RERA registered Bengaluru real estate firm. We take inherited agricultural land from title clean-up to an approved, premium plotted community, while you stay wherever you live.
K-RERA
Registered
End to end
Title → handover
Empanelled
Advocates & CAs
100% remote
For NRIs
Why Parambhaav
Land is legacy.
It deserves stewardship, not just a sale.
Many NRI families own land on the edges of Bengaluru that has quietly become very valuable, and is exposed to encroachment, unclear records and neglect. We give it a clean title, a legal plan, and a new life as a community people are proud to live in.
One accountable partner
Legal, approvals, construction, sales and management under one roof.
Built for owners abroad
Narrow PoAs, video site visits, a shared document vault and calls in your time zone.
Compliance first
K-RERA registered. Every community is RERA-registered before it is marketed.
12–24
months, typically, from title clean-up to the release of approved plots.
Flagship service
From farmland to a gated community, in seven steps.
A clear, phase-wise process that we run for you, with a single point of contact and a written update every week.
01
Discovery & Feasibility
2–4 weeks
Site visit with drone survey, Master Plan zoning check, road access, water and demand study. You receive a feasibility report with an indicative value uplift.
02
Title Consolidation
1–4 months
Legal-heir certificate, partition or family settlement, and mutation of RTC records into the rightful owners' names. We clear the title before anything is built.
03
Survey & Land-Use Conversion
2–6 months
Survey sketch and boundary fixation, then the application to the Deputy Commissioner for conversion from agricultural to residential use.
04
Layout Approval
3–6 months
Layout design by our planners and approval from the relevant planning authority (BMRDA, BDA or local body), including handing over civic-amenity and road areas.
05
RERA Registration
1–2 months
Registration of the plotted project with Karnataka RERA before any marketing begins. You get full transparency from the very first enquiry.
06
Infrastructure & Amenities
6–12 months
Roads, storm-water drains, underground power, water, gated entrance, landscaping and a clubhouse, built to premium standards.
07
Release, Sales & Handover
Ongoing
Release of plots by the authority, premium sales, buyer registration, and e-Khata for every plot. Your share is either realised as cash or held as developed plots.
Your land, our responsibility.
Start with a feasibility study
Value estimator
Sell, partner, or develop?
Compare indicative outcomes for your land. Change the numbers to see what conversion could mean for your family.
Assumes 55% of land is saleable after roads, parks and civic-amenity areas, and about ₹350/sq ft of land for approvals and infrastructure. Pre-tax and indicative only; your feasibility report uses site-specific numbers.
Indicative outcomes
Sell as raw farmland₹12.5 Cr
Fast, but captures the least value
Joint development₹24.26 Cr
45% of plot value · no capital from you
Convert & develop (owner-funded)₹46.28 Cr
Highest value · managed end to end by Parambhaav
Value uplift from converting: 3.7× the raw-land value.
End-to-end services
Everything real estate in Bengaluru, handled for you.
Every service an owner, buyer or investor needs in India, delivered by one team that is accountable to you.
Flagship
Agricultural Land to Gated Community
Turn ancestral farmland into an approved, RERA-registered plotted community — end to end.
Learn moreBuild & Develop
Joint Development & Land Aggregation
Partner with us: you contribute the land, we fund and deliver the development.
Learn moreTransact
Buying, Selling & Resale
Curated villas, apartments, plots and commercial assets across Bengaluru.
Learn moreLegal & Documentation
Legal Due Diligence & Title Verification
30-year title search, encumbrance checks and approvals review by empanelled advocates.
Learn moreLegal & Documentation
Khata, Mutation & Registration
e-Khata, A-Khata conversion, mutation, property tax and registration — handled.
Learn moreLegal & Documentation
Power of Attorney & Inheritance Support
PoA drafting, consular attestation guidance, succession and partition.
Learn moreManage & Finance
NRI Property Management
Tenants, rent, maintenance, inspections and taxes — one trusted point of contact.
Learn moreBuild & Develop
Construction, Turnkey Villas & Interiors
Design-build villas and bespoke interiors with transparent milestone billing.
Learn moreManage & Finance
NRI Home Loans, Tax & Repatriation
Loans, TDS, capital gains, Form 15CA/CB and repatriation — with partner banks & CAs.
Learn moreTransact
Valuation, Leasing & Commercial
Certified valuations and leasing of commercial, warehousing and farm-stay assets.
Learn moreNot sure which service you need?
Speak to an advisorCommunities
Land stories in the making.
Approvals in progress
Kanakapura Road, South Bengaluru
Parambhaav Sahyadri Estates
Villa plots & farm villas · 26 acres
Conversion of ancestral farmland
Plots from ₹1.25 Cr
Feasibility
Nandi Hills Road, Chikkaballapur
Parambhaav Nandi Grove
Weekend-home community · 32 acres
Land aggregation of adjoining parcels
Plots from ₹90 L
Sample projects shown for illustration. Live project and RERA details are shared on request.
Families we help
Every piece of land has a story. These are typical ones.
Six heirs across three countries
The situation
Ancestral land near the airport, untouched for 20 years, and the RTC records still in the grandfather's name.
What we did
A family settlement, mutation and a joint development, so every heir receives a defined share of developed plots.
A single NRI owner in the Gulf
The situation
Farmland on Kanakapura Road with an encroachment on one boundary and an offer for the raw land that was far too low.
What we did
Survey and boundary fixation, fencing, then conversion and a premium villa-plot layout under a narrow PoA.
Siblings in the UK and US
The situation
They could not agree whether to sell or hold the land they inherited.
What we did
A side-by-side model of selling raw land, selling converted plots, and a joint development, so the family can decide on the numbers.
Trust & compliance
Certified. RERA-registered. Verifiable.
K-RERA
Registered real estate firm
Company
Incorporated in India
GST
Registered
Legal
Empanelled advocates & CAs
Questions NRIs ask
Clear answers, before you commit.
Can an NRI own agricultural land in Karnataka?+
Under FEMA, NRIs and OCIs cannot buy agricultural land, plantation property or farmhouses, but they can hold agricultural land they have inherited. Inherited land can be converted to non-agricultural use and developed, which is exactly what our flagship service does.
Do I have to travel to India?+
Usually not. A purpose-specific Power of Attorney, attested at the Indian Embassy or Consulate where you live, lets our team represent you at government offices. Some steps, such as biometric registration, may need you or your PoA holder in person.
How long does conversion to a gated community take?+
Typically 12–24 months from title clean-up to plot release, depending on the title position, authority timelines and project size. You get a phase-wise schedule after the feasibility study.
Should I sell the land or develop it?+
It depends on your goals. Selling raw land is fast but captures the least value. Converting and developing usually captures much more of the value, and a joint development needs no capital from you. We model all three options for you.
Can I repatriate the sale proceeds?+
Yes, within RBI limits. Proceeds from inherited property can generally be repatriated from an NRO account up to USD 1 million per financial year, after taxes, with Form 15CA/CB. Our partner CAs handle the filings.
How do I verify Parambhaav's credentials?+
Our K-RERA registration, company and GST details are shared on request with every prospective client, so you can check them independently on the official portals before signing anything.
Private consultation
Let us look at your land together.
A private, no-obligation consultation in your time zone, with a written feasibility note afterwards.