1. Units of Measurement
Industrial land is typically measured using standard land area units based on regional practices and the scale of the property. Common units include:
- Square Feet (sq. ft.) – Used in urban and semi-urban areas
- Square Meters (sq. m.) – Often used for legal and international documentation
- Acres – Preferred for larger industrial plots (1 acre = 43,560 sq. ft.)
- Hectares – Used in larger-scale industrial zones (1 hectare = 2.471 acres)
- Guntha, Bigha, or Kanal – Traditional units used in certain states; converted during registration
The unit selected often depends on state regulations, market conventions, and industrial development authority norms.
2. Survey and Demarcation Process
Before sale, the land is physically surveyed and demarcated by authorized personnel from:
- Land Survey Departments
- Revenue Departments
- Industrial Development Authorities (e.g., MIDC, KIADB, GIDC)
This involves:
- Plot boundary identification using total stations or GPS
- Creation of a Field Measurement Book (FMB) or cadastral map
- Assignment of a survey number or plot ID in official land records
These measurements form the basis for legal transfer, registration, and pricing.
3. Use of Measurement Tools and Technology
Modern measurement for industrial land involves:
- Total Station Surveying (TSS) – For high-precision plotting
- Geographic Information System (GIS) mapping – Used by industrial boards to display layouts
- Drone-based surveys and satellite imagery – For large parcels or cluster-based planning
- AutoCAD or planning software – For internal layout and infrastructure planning
The data is then cross-referenced with government land records to ensure accuracy.
4. Consideration of Net vs. Gross Area
Industrial land sale measurement often distinguishes between:
- Gross Plot Area – Total land area including roads, setbacks, and unusable land
- Net Usable Area – Portion of land that can be built upon or developed
In industrial layouts, buyers may be charged based on net usable area, but pricing may also factor in proportionate development charges for roads and common utilities.
5. Layout Approval and Plot Numbering
Approved industrial layouts come with:
- Defined plot boundaries and numbers
- Measurement details listed in the layout plan or zoning sheet
- Road widths, open space allocations, and infrastructure mapping
These measurements are verified and certified by the local planning authority or industrial corporation before sale execution.
6. Inclusion of Topographic and Legal Factors
Measurement also accounts for:
- Topography – Slopes, elevation, water bodies, and buildable area
- Encroachments or easements – If present, they reduce effective land size
- Legal clearances – Only the area with clear title and zoning compliance is considered for sale
Buyers often engage independent surveyors or legal advisors to verify the land’s exact dimensions before finalizing the transaction.
