General Manager Land Acquisition

1. Land Strategy & Portfolio Planning

Define and own the annual land acquisition strategy aligned with Shubhashish's 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 (Indore, Mumbai, and others per the growth roadmap).

Develop a 35 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.

2. 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's product strategy — plotted development, group housing, mixed-use, and township.

3. 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.

4. 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.

5. 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.

6. 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.

7. 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 Shubhashish Homes at industry forums, RERA seminars, investment conclaves, and professional associations.