Joint development, with the paperwork settled before the first brick.
We enter joint development agreements on land in Karnataka, as the development partner to a landowner and as the land and approvals partner to a builder. Area share or revenue share, agreed in writing before anything moves.
How does a joint development agreement work in Karnataka?
A joint development agreement, commonly called a JDA, is a contract under which a landowner contributes land and a developer contributes capital, approvals and construction, and the two share the result. In Karnataka the share is usually settled one of two ways. Under an area share the owner receives an agreed proportion of the built area, typically quoted as a percentage of saleable square feet. Under a revenue share the owner receives an agreed proportion of sale proceeds instead. A JDA is normally executed alongside a general power of attorney limited to development and sale, and it is registered. Kadle Global enters joint development agreements on land in Karnataka from its base in Belagavi, acting as the development partner where a landowner holds the parcel, and as the land, title and approvals partner where a builder holds the capital and the construction capability. The commercial terms, the approval responsibilities, the construction timeline and the consequences of delay are agreed in writing before possession or power of attorney passes.
Who this is for
Three different people arrive at this page wanting different things. Find yourself below, because what we would propose is not the same in each case.
You own land and want it developed
Anything from half an acre to a hundred. You hold a parcel with clean title and no appetite for the capital, the approvals or the construction risk. We take those, you take an agreed share of the result, and the agreement says what happens if we are late.
You build and want land
You have the capital and the construction capability and want a parcel where title, extent, conversion and access are already settled rather than hoped for. We bring the land side and the approvals, you build.
You are assembling a larger site
Several adjoining holdings running to twenty or fifty acres, several owners, different title histories. Aggregation is slow, local and relationship driven, and it is work we do from Belagavi rather than from a distance.
The two structures, and when each one suits
Under an area share the owner takes a fixed proportion of the built area. It suits an owner who wants an asset at the end rather than cash, and it moves the sales risk to the developer. The number that matters is the share of saleable area, not of built up area, and the agreement should say which one it means.
Under a revenue share the owner takes a proportion of what the project sells for. It suits an owner who wants cash and is willing to carry some market risk alongside the developer. The number that matters is whether the share is of gross proceeds or of proceeds net of marketing and statutory costs, and again the agreement should say so.
Neither structure is better. What matters is that the definition is written down, because the disputes in this market are almost never about the percentage. They are about what the percentage is a percentage of.
What we settle before anything is signed
Title chain, encumbrance and the revenue records, read against the survey extent rather than the sale deed alone. A parcel that fails this gets a written no, with reasons, rather than a workaround.
Conversion status and zoning for the use actually intended, and legal access rather than access by custom. These two account for most of the projects that stall after money has moved.
Who carries each approval, with a named owner and a date per clearance, and what happens to the timeline and the shares if an approval is refused or delayed by the authority rather than by us.
How the project is reported once it runs
Against a four gate process: feasibility and title, approvals and sanction, services and civil works, then quality handover with an as built record set.
With dated drone survey capture at set intervals, so an owner, a lender or a future buyer sees verifiable progress rather than reported progress. The group builds this software for industrial clients and applies it to its own sites.
Through one programme, one reporting line and one point of contact, including where an engagement crosses into the group construction or technology work.
Structures
Area share or revenue share
Extent
Half an acre upward, aggregation included
Primary region
Karnataka, from Belagavi
Governance
Four gate process, named owner per clearance
Progress record
Dated drone capture and as built set
Questions we are asked
What share does a landowner usually get in Karnataka?
It depends on the land, not on a rule of thumb. Location, extent, frontage, conversion status and what the approved plan will actually yield all move the number, and a share quoted before those are known is a guess. We put a figure in writing once the parcel has been read, and we say whether it is a share of saleable area or of sale proceeds, because that distinction matters more than the percentage itself.
Do I hand over my land before the project starts?
Ownership does not transfer under a joint development agreement. What passes is a power of attorney limited to developing and selling the project, and it is normally executed alongside the registered agreement. If anybody asks you to transfer title outright at the start of a JDA, that is not a JDA, and you should take advice before signing it.
What happens if the project is delayed?
The agreement should answer that before the delay happens, and ours does. It separates delay caused by us from delay caused by an authority or by a court, sets what each one does to the timeline, and states the consequence. A JDA that is silent on delay is a JDA that will be argued about.
Will you look at land outside Belagavi?
Yes, within Karnataka. Belagavi district and the surrounding talukas are where we are quickest, because title work and approvals are local and relationships shorten both. Elsewhere in the state the same process applies and the diligence simply takes longer.
We are a builder, not a landowner. What do you actually bring?
The land side. Parcel identification and aggregation, title and encumbrance diligence, survey and extent verification, conversion and zoning, statutory approvals, and trunk services to the point where you can start. Where it suits both sides we also take the civil works, but that is a separate conversation and a separate price.
Who pays the approval costs?
Agreed in the document, line by line, before signature. The usual position is that the developer carries approval and development cost and the owner carries anything attaching to the land before the agreement date, but it is negotiable and it is written down rather than assumed.
Have land, or looking for it?
Tell us the extent in acres, the village and the taluk, and what you want out of it. You will get a straight read on whether it is something we would take on, including when it is not.