Role Overview:

The Head - Land Acquisition will serve as the strategic and operational leader of the company land pipeline - owning the mandate to identify, evaluate, negotiate, and close land opportunities at scale across Jaipur and target expansion cities. Beyond deal execution, the incumbent will be responsible for building a high-performing land acquisition team, institutionalising processes, establishing intelligence networks, and advising the CEO / MD on land strategy and portfolio decisions.

This is a founding leadership role in the function - the person must be equally comfortable making strategic investment recommendations to the Board and conducting ground-level negotiations with landowners in rural corridors.

Land Strategy & Portfolio Planning:

- Define and own the annual land acquisition strategy aligned with residential, commercial, and township development plans.

- Advise the CEO / MD on land pipeline priorities, target geographies, micro-market selection, and investment thresholds.

- Build and maintain a dynamic land bank across Jaipur and expansion cities.

- Develop a 3 - 5 year land sourcing pipeline with stage-wise forecasting of availability, cost, and project viability.

- Track and interpret government policies, master plan revisions, RERA notifications, and infrastructure announcements that create land value opportunities.

Land Sourcing & Market Intelligence:

- Lead land sourcing activities through broker networks, landowner relationships, government databases, corridor mapping, and off-market channels.

- Establish deep relationships with brokers, aggregators, village-level intermediaries, channel partners, and landowner communities across target markets.

- Build a structured market intelligence system - tracking micro-market rates, competitor acquisitions, development trends, FSI/FAR changes, and zoning updates.

- Conduct and supervise site visits for physical verification, zoning assessment, connectivity, and development feasibility.

- Identify land parcels aligned with the company product strategy - plotted development, group housing, mixed-use, and township.

Feasibility, Evaluation & Financial Analysis:

- Lead and review detailed feasibility studies including development potential, permissible FAR/FSI, costing, revenue modelling, and ROI analysis.

- Evaluate JV structures, joint development agreements, outright purchase, and collaborative ownership models - and recommend the optimal deal structure per land parcel.

- Review and approve financial models prepared by the BD team; validate key assumptions with Finance and Technical teams.

- Assess risk-adjusted returns and present investment recommendations to senior leadership with clarity and conviction.

- Benchmark land valuations against comparable transactions, circle rates, and sub-registrar data.

Negotiation & Deal Structuring:

- Lead all high-value negotiations with landowners, broker intermediaries, and joint venture partners - directly and through the team.

- Structure deal terms including pricing, payment schedules, development timelines, and revenue sharing for JV arrangements.

- Drive timely closure of land deals - from LOI to Agreement to Sale, managing all stakeholders through to execution.

- Establish negotiation playbooks, price band frameworks, and deal approval matrices for the land acquisition team.

- Handle conflict resolution, landowner disputes, and renegotiations with tact and commercial firmness.

Legal, Due Diligence & Compliance Oversight:

- Oversee and coordinate legal due diligence with empanelled legal teams - covering title search, encumbrance, litigation checks, and revenue record verification.

- Ensure thorough review of khasra, khatoni, jamabandi, RoR, mutation certificates, sale deed chains, and all statutory land records.

- Coordinate with Revenue / Patwari offices, local bodies, and government departments for document verification and approvals.

- Review and approve land acquisition agreements, Joint Development Agreements (JDAs), MoUs, and development-related contracts before execution.

- Ensure RERA compliance, JDA norms, NA conversion requirements, and all state-level regulatory obligations are addressed in every deal.

- Manage title insurance, legal opinions, and risk mitigation for all acquisitions above defined thresholds.

Team Leadership & Capability Building:

- Build, lead, mentor, and retain a high-performing land acquisition team - Business Development Managers, Sr. Managers, Executives, and field staff.

- Set individual and team KRAs, conduct regular performance reviews, and create development plans for direct reports.

- Establish SOPs, deal tracking systems, due diligence checklists, and documentation protocols across the BD function.

- Foster a culture of ownership, speed, and accountability within the team.

- Represent the Land Acquisition function at leadership forums, board presentations, and inter-departmental reviews.

Cross-Functional & Stakeholder Management:

- Coordinate closely with Architecture, Technical, Finance, Legal, Liaisoning, and Project Management teams throughout the acquisition lifecycle.

- Work with Marketing and Sales leadership to ensure land pipeline is aligned with product demand and launch calendars.

- Build and manage relationships with government authorities, revenue officials, urban local bodies, and development authorities.

- Represent the company at industry forums, RERA seminars, investment conclaves, and professional associations.

Key Deliverables / KRAs:

- Annual land acquisition targets - number of acres, deal value, and city-wise pipeline delivered

- Quality and completeness of the 3 - 5 year land bank and deal pipeline

- Deal closure rate - LOIs converted to signed agreements within committed timelines

- Due diligence rigour - zero title disputes or undisclosed encumbrances post-deal closure

- Cost discipline - land acquired within approved benchmarks and feasibility assumptions

- Team performance - BD team hiring, retention, and KRA achievement

- Speed to market - average time from land identification to deal sign-off

- Regulatory compliance - zero lapses in statutory approvals, RERA, and land records compliance

- JV deal quality - structures that create value without disproportionate risk