Send My Requirement ↓ Choose WhatsApp or a team callback · no spam, no pressure
We deal in two things on this side of the business: agricultural land, and farmhouses that are already built, sold on through resale. We take the buyer through the whole purchase, from reading the revenue record to the mutation after registry.
What we do, and what we do not
Being specific about the boundary matters more here than in any other segment we work in, because this is where buyers are most often told what they want to hear.
- We do: find agricultural land and resale farmhouses, check the revenue records, verify the seller's position, handle the registry and the mutation that follows.
- We do not: land-use conversion. No CLU, no agricultural-to-residential or agricultural-to-commercial conversion service.
- We do not: lease agricultural land. This is a sale-side service only.
If someone tells you conversion is routine, quick or guaranteed, that is the moment to slow down. Conversion is a separate approval process with its own cost, timeline and refusal risk. A purchase whose entire value depends on a conversion nobody has applied for yet is a bet, not an investment, and it should be priced as one.
What to check before you pay anything
Agricultural land is traced through revenue records, not through the builder paperwork most buyers are used to. The Apna Khata land-records guide explains how to pull these yourself.
Your own eligibility to buy
Purchase of agricultural land is restricted in Rajasthan and depends on the buyer. Settle this first. It decides whether there is a transaction at all, and it is the cheapest question to answer.
The current record entry
Who is recorded as holding the land today, on what basis, and does that match the person offering to sell it to you. A seller who cannot show you a current entry in their own name is not yet in a position to sell.
Mutation history
How the land reached the present holder, and whether every earlier transfer was recorded. An unrecorded link in the chain does not disappear when you buy; it becomes the thing you have to fix.
Access
Whether the approach to the land is a recorded route or an informal crossing over a neighbour's field. Informal access works exactly as long as the neighbour is willing, and not one day longer.
Area, on the record and on the ground
Local quoting uses bigha and biswa; the record may use hectares. Confirm both refer to the same parcel and the same number. Our Rajasthan land measurement guide covers the conversions.
Encumbrances and dues
Loans against the land, disputes, pending partition among family members. Family-held agricultural land often has more owners than the person negotiating with you.
Buying a resale farmhouse
A farmhouse purchase is two purchases in one, and buyers routinely check only the easier half. Look at the structure and be satisfied by it, then go back and check the land record underneath it with exactly the same care you would give bare land.
- What is actually built, and on what basis it was built.
- Whether electricity and water connections exist, are in the seller's name, and can be transferred to you.
- Boundary walls and the fenced area against the recorded parcel. Fences move; records do not.
- The same access question as bare land, which matters more once you intend to arrive by car every weekend.
Buying to use it and buying to resell it are different decisions. The resale market for farmhouses here is thinner than for flats or plots, because fewer buyers can transact. That is not an argument against buying one. It is an argument against assuming you can exit quickly.
How we work on these deals
Same as the rest of the business: we tell you what the record says, including when it says something you would rather it did not. Costs follow the normal Rajasthan structure, set out in the registry and stamp duty guide, and our brokerage position is on the brokerage charges page. Get an independent lawyer to review the actual documents before you commit. We say that on every page on this site, and it matters most on this one.
Why buyers trust Shivam Properties
Frequently Asked Questions
Do you convert agricultural land into residential or commercial land?
No. We do not offer land-use conversion, and we do not take CLU work. We help you buy agricultural land, or an already-built farmhouse through resale, and we support you through that purchase. If your plan depends on converting the land afterwards, treat the conversion as a separate exercise with its own cost, timeline and approval risk, and get it assessed before you commit to the purchase, not after.
Can anyone buy agricultural land in Rajasthan?
Not automatically. Purchase of agricultural land is restricted in Rajasthan, and eligibility depends on the buyer, so it is the first thing to settle rather than the last. Confirm your own position before you pay any token amount. We will tell you plainly where we think a transaction is likely to run into this, and we will not push a deal that depends on a question nobody has answered.
What is the difference between buying agricultural land and buying a plot?
A residential plot in a UIT sector or an approved township is already meant to be built on. Agricultural land is recorded as agricultural in the revenue records, and that record governs what you may lawfully do with it. The paperwork is different too: agricultural land is traced through revenue records such as the jamabandi and the girdawari, rather than a builder-buyer agreement and an allotment letter.
What should I check before buying a farmhouse near Bhiwadi?
The land record and the structure are two separate questions and both need answering. On the land: the current jamabandi entry, the khatedari position, mutation history, and whether the access road is a recorded route or an informal one across someone else's field. On the structure: what was actually built, on what basis, and whether the electricity and water connections are in the seller's name and transferable. A built farmhouse on land whose record does not support it is the seller's problem until you buy it, at which point it becomes yours.
Is a farmhouse near Bhiwadi a good investment?
It depends entirely on why you are buying. As a use-asset for weekends it can make sense. As a pure resale bet it is a slower and thinner market than flats or plots, because the pool of buyers who can transact is smaller. We would rather tell you that before a site visit than after.
Do you handle the registry and paperwork?
Yes, we support the whole purchase: record checks, seller documentation, the registry appointment and the mutation that follows it. Registry charges follow the same Rajasthan structure as any other property purchase, which is set out on our registry charges guide. Get an independent lawyer to review the specific documents on any land transaction, we say the same thing on every page.