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Managed Farmland Buyer Guide
12 due-diligence checks to complete before you pay
This educational checklist is not legal, financial or tax advice. Engage independent professionals and verify the current project facts.
1. Confirm the seller and ownership chain
Ask an independent property lawyer to review the title deeds, ownership history and the seller’s authority to transact.
2. Obtain the current encumbrance certificate
Check the relevant period and reconcile mortgages, charges and transactions with the title documents.
3. Match survey records and boundaries
Verify the survey number, extent, sketch and on-ground boundary markers through a qualified surveyor.
4. Confirm land classification and buyer eligibility
Agricultural-land rules and eligibility can change. Obtain advice specific to the land and buyer.
5. Verify legal access
Confirm that the approach road and any easement rights are recorded, usable and adequate in every season.
6. Assess water and power evidence
Inspect sources, permissions, reliability, shared infrastructure and ongoing operating costs.
7. Separate existing work from proposed work
Treat layouts, villas, resorts and amenities as conceptual unless approvals, contracts and on-ground evidence show otherwise.
8. Read the management agreement
Check activities, frequency, reporting, fees, exclusions, termination rights and responsibilities after purchase.
9. Model crop risk realistically
Weather, disease, labour, yield and market prices vary. Do not rely on guaranteed income or appreciation claims.
10. Calculate the full ownership cost
Include registration, taxes, legal review, survey, management, infrastructure and future construction costs.
11. Understand exit and resale constraints
Ask who may buy, how resale is handled, what fees apply and whether any lock-in or first-refusal right exists.
12. Record every promise in signed documents
Reconcile the website, catalogue, layout, payment schedule and verbal statements before transferring money.
Last reviewed: 7 September 2026