Industrial land, read properly before it reaches you.
Parcels we own, parcels we hold a mandate on, and sourcing against a written brief. Around Belagavi, across North Karnataka, and in the Kolhapur and Sangli belt of Maharashtra.
Where can I buy industrial land near Belagavi?
Industrial land around Belagavi comes from four places: allotment of a serviced plot by the Karnataka Industrial Areas Development Board, resale of an allotted KIADB unit, private agricultural land converted for industrial use, and bank auctions of industrial property under SARFAESI. Each carries a different risk. A KIADB allotment is serviced but carries conditions on use and resale. Converted private land gives you freedom and puts the conversion, access and services on you. An auction looks cheap until possession turns out to be contested. Kadle Global sources across all four, in Belagavi and the wider North Karnataka districts, and across the border in the Kolhapur, Sangli and Satara belt of Maharashtra, where the land record is the 7/12 extract rather than the RTC and the equivalent of conversion is NA permission. Title chain, encumbrance, survey extent, zoning and legal access are cleared before a parcel is put in front of a buyer, and a parcel that fails one of those is reported as failing rather than quietly dropped.
Tell us the brief, not the pincode
We hold parcels and we source to order. The second is where most of the value is, because the right piece of land is rarely the one that happens to be listed this week.
What we need from you
Extent in acres, what you intend to build, power and water requirement, road and rail access, and a budget band. Five lines is enough to start.
What you get back
Parcels that fit the brief, with the reasons they fit, and a written no on the ones that look right and are not. Title, extent, zoning and access are checked first.
Then, if you want it
Conversion or NA permission, statutory approvals, trunk services and construction to handover. Priced separately, so you are not committed to the rest by buying the land.
Two states, two sets of paperwork
Belagavi sits on the border, so a buyer here is genuinely choosing between two states. The diligence is the same work. The documents have different names and different authorities behind them, and mixing them up is how deals stall.
Karnataka
RTC, also called the Pahani. The record of rights, tenancy and crops. Read it against the mutation register and the survey sketch rather than on its own, because an RTC agrees with a sale deed far more often than it agrees with the ground.
Conversion. Agricultural land is converted for non agricultural use through the Deputy Commissioner. The order states the purpose it was converted for, and using the land for a different purpose later is not a formality.
Where we work. Belagavi, Bagalkot, Dharwad, Vijayapura, Gadag, Haveri. Our home state. Belagavi is the registered office and the engineering centre, and title work and approvals in the surrounding talukas are quickest for us.
Serviced plots are allotted by the Karnataka Industrial Areas Development Board.
Maharashtra
7/12 extract, the Satbara. The record of rights and crop register. The mutation entries in the Ferfar register are where the history actually shows, and a clean 7/12 with an unexamined mutation chain behind it tells you very little.
NA permission. Non agricultural permission under the Maharashtra Land Revenue Code, granted for a stated use. Zone certification from the planning authority is a separate question from NA order, and both have to line up.
Where we work. Kolhapur, Sangli, Satara, Solapur, Pune. Belagavi sits on the border, so the Kolhapur and Sangli belt is closer to us than much of our own state. We work there on the same basis, and we say plainly that it is adjacent territory rather than a second head office.
Serviced plots are allotted by the Maharashtra Industrial Development Corporation.
Questions buyers ask first
Do you own the land you offer, or are you a broker?
Both, and each listing says which. Some parcels we hold ourselves. Others we hold a written mandate on from the owner. We do not forward parcels we have no relationship with, because the thing that wastes a buyer three weeks is being shown land the seller never actually agreed to sell.
What is the difference between buying in Karnataka and in Maharashtra?
The substance of the diligence is the same and the paperwork is not. In Karnataka the land record is the RTC, also called the Pahani, and taking agricultural land to industrial use is called conversion, granted by the Deputy Commissioner for a stated purpose. In Maharashtra the record is the 7/12 extract, the Satbara, with the history sitting in the Ferfar mutation entries, and the equivalent step is NA permission under the Maharashtra Land Revenue Code. Serviced industrial plots come from KIADB in Karnataka and MIDC in Maharashtra, each with its own allotment process and its own conditions on resale.
Can you find land to a specification rather than showing me a list?
That is most of the work. Give us extent, intended use, power and water requirement, road and rail access, and a budget band, and we search against that brief across both states. You get parcels that fit the brief with the reasons they fit, and a written no on the ones that look right and are not.
What diligence is done before you show me anything?
Title chain, encumbrance and the revenue records read against the survey extent rather than against the sale deed alone. Zoning and conversion or NA status for the use you actually intend. Legal right of access rather than access by custom. A parcel that fails one of those does not reach you, or reaches you with the failure stated.
Will you handle the purchase and the approvals, or only the introduction?
Either. We act as sourcing and diligence only, and we also take a parcel through conversion or NA, approvals, servicing and construction to a built handover. The two are priced separately and the proposal states which one it is.
What does the land cost?
It depends on the parcel and the band is wide. Published auction and listing material around Belagavi district has ranged from roughly ten lakh to over three crore an acre depending on location, access and zoning, which tells you the average is not a useful number. We quote against a specific parcel after reading it, not before.
Send us the brief.
Extent, intended use, services you need and a budget band. You will get a straight read on what is findable at that price, including when the answer is that it is not.