Strategic land sourcing & advisory

Land is the only asset class where diligence is the entire return

Acrementum is the land sourcing and advisory arm of the practice — origination, title and zoning diligence coordination, and deal structuring for developers, funds, family offices and serious land investors.

The premise

A parcel is not an opportunity until it is clean.

Everything attractive about land — low entry, high leverage to infrastructure, no construction risk, no depreciation — depends on a single condition: that you can actually establish what you are buying and prove it later.

In practice most land that circulates in the Pune, NAINA and Raigad belts fails that test long before price is negotiable. Fragmented ownership across a dozen heirs. Access that runs across a neighbour's field on nobody's authority. A 7/12 extract with entries no one can explain. Agricultural classification being marketed as though conversion were a formality. Tenancy rights that survive the sale.

Acrementum exists to run that work first, and to stop early and cheaply when a parcel does not survive it. Origination is the easy half. The mandate is the diligence.

Mandates

What the desk does

01 · Origination

Strategic land sourcing

Parcels identified against a stated brief — size, zone, FSI potential, access, budget and intended end use — rather than whatever happens to be circulating. Off-market origination through local relationships in the corridors the desk covers.

02 · Acquisition

Developer land acquisition

Sourcing and negotiation support for developers building a land bank in a target corridor, including aggregation across adjoining survey numbers and multiple owners — where most of the difficulty and most of the value sits.

03 · Institutional

Institutional mandates

Standing search mandates for funds, family offices and institutional investors with defined allocation criteria and a governance process that needs documented, comparable options rather than a phone call about a plot.

04 · Diligence

Due diligence coordination

Title chain, 7/12 and mutation entries, encumbrance, zoning and reservation status, NA conversion position, access and right of way, tenancy and cultivator rights, litigation search. Executed by qualified professionals; sequenced and driven by the desk.

05 · Structuring

Deal structuring

Outright purchase, joint development, revenue share or staged acquisition against approvals — structured so that risk sits with whoever is able to control it, and so that payment follows the removal of conditions rather than the calendar.

06 · Plotted

Plotted & farm investment

For individual investors: NA plots, farm plots and second-home land across the Pune outskirts, the NAINA region and the Raigad belt, held to the same diligence standard as an institutional parcel. Most schemes brought to me do not clear it. Villas & second homes →

Diligence stack

What gets verified, in order

Sequenced deliberately: each stage is cheaper than the one after it, so a parcel that is going to fail should fail as early as possible.

Title chain: Ownership traced back through successive transfers, with every link documented. Fragmented inheritance across multiple heirs is the most common reason a Pune-belt parcel cannot be conveyed cleanly.
Revenue records: 7/12 extract, mutation entries and the record of rights read together and reconciled. Entries that do not reconcile are treated as a stop, not a formality.
Zoning & reservations: Development plan position, permissible use, FSI, and any reservation over the land — green belt, road widening, public amenity. A reservation discovered after purchase is not negotiable.
Conversion status: Whether the land is agricultural, non-agricultural, or partially converted — and what is genuinely required to change that, as opposed to what a seller says is required.
Access & right of way: Legal, recorded access to a public road. Land reached across someone else's holding on an informal understanding is not developable, whatever the current arrangement looks like on a site visit.
Encumbrance & litigation: Search for mortgages, charges, attachments and pending proceedings, including matters involving family members not party to the sale.
Tenancy & cultivator rights: Whether anyone else holds rights over the land through cultivation or occupation. Under Maharashtra tenancy law these can survive a transfer and are frequently undisclosed.
Physical verification: Survey against the record, boundary demarcation, encroachment check, and confirmation that the parcel on the ground is the parcel on the document.

Legal opinions, title certification and survey work are performed by qualified independent professionals engaged for the mandate. Acrementum scopes, sequences and drives that work and reports on it — it does not substitute for it.

Coverage & counterparties

Who the desk works with

Corridors

Where land is sourced

Pune east and the ring-road influence belt — Wagholi, Kesnand, Lonikand, Shirur road
The NAINA region and Third Mumbai growth nodes — Panvel, Ulwe, Dronagiri and their catchment
Plotted development belts — Pirangut, Mulshi, Maan, Talegaon
Industrial and logistics corridors — Chakan, Talegaon, Ranjangaon
Raigad and the coastal belt — Alibaug and the Trans Harbour Link influence zone

Clients

Who engages the desk

Developers building or extending a land bank in a target corridor
Real-estate funds and institutional investors with defined mandates
Family offices allocating to land as a long-horizon position
Individual land investors and second-home buyers at scale

Give the desk a brief.

Corridor, size, zone, budget and intended end use. If Acrementum cannot originate against it credibly, you will hear that rather than a stream of unqualified parcels.

WhatsApp me Send a brief