Indian Business Podcast Land Investing MASTERCLASS | 3 Hidden Treasures in INDIA From Unknown Plots to 50X Returns
Mar 21, 2026
Mayank Agarwal, land aggregator and founder of Edstate Learning, breaks down land investing in India with clear, practical tips. He explains reading zoning maps, key revenue documents, and how to spot unusable plots from afar. He highlights three Maharashtra hotspots — Alibag, Panvel/Naina and Karjat — and why proximity, supply constraints and infrastructure execution drive huge returns.
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Avoid Forest And CRZ Zoned Plots
- Avoid plots inside forest zones or within CRZ and stay broadly 500 meters from high tide lines unless you understand complex regulations.
- Mayank warns a visually stunning forest plot can be unusable if zoned forest or CRZ, making it effectively worthless for building.
Exploit Gauthan Extension For Higher FSI
- Use local regulatory schemes as a lever: buy land within 500m of Gauthan extension to capture much higher FSI and resale value to builders.
- Mayank explains Gauthan edge can boost FSI from 0.1 to ~2.25, making plots highly saleable to developers.
Outskirts Must Face The City Growth Direction
- Invest in outskirts that are directionally aligned with the city's growth and are proximate to existing hotspots, not randomly chosen periphery areas.
- Examples: Alibag succeeded as the southern outskirt of South Mumbai; Igatpuri lagged because Nasik won't become Pune.