Flagship service
Ancestral land into a gated community.
Inherited farmland near Bengaluru is often worth much more than it appears. We clear the title, change the land use, secure approvals and build a premium plotted community, all with you living overseas.
Can NRIs do this?
Yes, when the land is inherited.
Under FEMA, NRIs and OCIs cannot buy agricultural land, but they can inherit and hold it. Inherited land can be converted to residential use and developed into a layout that is sold as plots or held by your family. That is exactly what we do.
Title first
Heirship, partition and mutation are settled before any money is spent on development.
Statutory route
DC conversion under the Karnataka Land Revenue Act, then a layout approved by the planning authority.
RERA before sales
The project is registered with K-RERA before any plot is marketed.
Remote by design
A specific PoA, video site visits, a document vault and a weekly report.
The journey
Seven phases, one accountable partner.
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.
Timelines are indicative and depend on the title position, project size and authority processing times.
Engagement models
Choose how you want to participate.
Highest value
Owner-funded conversion
- You retain 100% of the land and the developed plots
- We run approvals, construction and sales for a transparent fee
- Capital is deployed in milestones, with escrow-style reporting
- Ideal for families who want to keep plots as a long-term asset
No capital required
Joint development (JDA)
- You contribute the land and we fund the entire development
- You receive a pre-agreed share of plots or revenue
- Registered agreement with timelines and penalty clauses
- Ideal for multiple heirs or owners who want a hands-off route
Value estimator
What could your land become?
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
Fast, but captures the least value
45% of plot value · no capital from you
Highest value · managed end to end by Parambhaav
Value uplift from converting: 3.7× the raw-land value.
Getting started
Documents for your first review.
Don't worry if some are missing. Tracing and obtaining records is part of our service. Share what you have and we will tell you what's needed.
- 01RTC (Pahani) and mutation register extracts
- 02Encumbrance Certificate (EC) covering 30+ years
- 03Legal-heir / succession certificate and death certificates
- 04Family tree and partition / settlement deed
- 05Survey sketch (Podi / 11E) and tippan
- 06Passport, OCI card and overseas address proof
- 07Embassy-attested Power of Attorney
- 08PAN card and NRO bank account details
Private consultation
Start with a feasibility study.
Share the survey number and location. We will review the records and walk you through the options on a call in your time zone.