1. Proximity to Transport Infrastructure
Industrial buyers prioritize access to highways, ring roads, railways, ports, or airports to reduce logistics costs and improve supply chain efficiency.
- Near national/state highways or expressways
- Close to industrial corridors or logistic parks
- Good truck access and turning radius
- Proximity to dry ports or freight terminals
2. Clear Title and Legal Documentation
Buyers want land with undisputed ownership and legally compliant documentation to avoid post-purchase delays or litigation.
- Patta, EC (Encumbrance Certificate), and parent documents
- NA (Non-Agricultural) conversion or industrial zoning
- Free from encumbrances or claims
- DTCP or local industrial authority approval
3. Power, Water, and Utility Access
Functional infrastructure is a must. Industrial buyers assess the availability and capacity of power, water, sewage, and internet connectivity.
- HT/LT power line access nearby
- Borewell or municipal water availability
- Provisions for sewage or waste disposal
- Fiber internet or telecom tower proximity
4. Load-Bearing Soil and Land Topography
The physical characteristics of land influence construction feasibility. Buyers evaluate soil type, terrain, and ground strength before planning factories.
- Flat, leveled plots preferred for cost savings
- High load-bearing capacity for heavy machinery
- Flood-free zones with proper drainage
- Minimal land filling or cutting required
5. Zoning and Government Approvals
Land must fall under an officially sanctioned industrial or mixed-use zone, allowing permitted usage and faster approval timelines.
- Located in government-approved industrial belts
- Listed under SIPCOT/MIDC/APIIC zones
- No need for complicated land-use conversion
- Supports manufacturing, warehousing, or logistics use
6. Scalability and Expansion Potential
Buyers, especially institutional or large industrial units, look for land parcels that allow future expansion without relocation.
- Contiguous plots with no encroachment
- Option to buy adjoining land in future
- Suited for phased development
- Expandable road access or gate provision
7. Competitive Pricing with Justified Value
Price must reflect infrastructure, location, approvals, and surrounding development. Overpriced land without matching value deters interest.
- Benchmark pricing based on nearby deals
- Transparent justification for asking rate
- Willingness to negotiate based on area potential
- Suitable for ROI or lease-based modeling
8. Environmental and Regulatory Compliance
Buyers assess environmental constraints such as pollution zone clearance, green belt restrictions, and compliance with local industrial policies.
- Outside eco-sensitive or red category zones
- No forest land or CRZ violations
- Complies with pollution control norms
- Eligible for factory registration or EIA clearance
9. Connectivity to Workforce and Housing
Industrial setups need access to labor, housing, and transport for their workforce. Buyers consider this during location selection.
- Near residential pockets or worker colonies
- Availability of buses, autos, or shared transport
- Closeness to food, health, and emergency services
- Labor pool availability at sustainable cost
