The 23-Point Due Diligence Checklist Before You Buy Any Farmland in India
Title, soil, water, access, conversion potential — the no-nonsense list our diligence team runs on every estate before it goes live.
Farmland diligence is unforgiving. One wrong assumption — about a Pattadar passbook, a stream, or a public road — and the dream estate becomes a 6-year court case.
This is the 23-point list used by our team at agridwell.com for every listing before we publish.
Title & Legal (1–8)
- 7/12 extract / Patta / RoR in the seller's name, current quarter
- Mutation entries match the 7/12 holder
- Encumbrance Certificate clean for 30 years (no unreleased mortgage)
- Survey number physical match with revenue map
- No tenancy claim under Land Reforms Act
- No notification under Land Acquisition (NHAI, irrigation, etc.)
- Class of land confirmed (dry, wet, garden, plantation)
- No tribal-land protection triggered (Schedule V / state-specific)
Water & Soil (9–13)
- Borewell yield test by independent geologist (l/hr at 200ft)
- Soil test — pH, NPK, organic carbon, micronutrients
- Water source proximity — perennial stream, tank, river bund
- Drainage — does the plot waterlog in 7-day monsoon
- Salinity risk for coastal & semi-arid plots
Access & Boundaries (14–17)
- Motorable access — minimum 9ft road, gazetted or revenue
- Distance to nearest tarred road in km
- Boundary fencing — physical + revenue map overlap
- Neighbour land use — no chemical industry / quarry within 1km
Productivity (18–20)
- Existing crop yield records — last 3 years invoices
- Tree census — count + species + age
- Electricity / solar potential + nearest transformer
Lifestyle (21–23)
- Cell signal strength (Jio + Airtel test on-site)
- Cottage construction feasibility (zoning, FSI)
- Drive time from your nearest airport / city
How AgriDwell automates this
Each estate on agridwell.com carries a "Diligence Score" — green checks for each of the 23 points above, yellow for items the seller is working on, red for items they cannot solve. Buyers see this score before they spend a rupee on the premium unlock. Sellers see it as a roadmap to make their estate transactable.
In the legacy classified world, this entire list took 4–6 weeks of running between revenue offices, banks and labs. On agridwell.com it's two screens.
Owning farmland in India is one of the highest-conviction asset moves of this decade. Doing the diligence is the only thing standing between you and that move.
