The owner lists
A seller submits the parcel with its khatauni extract, khasra number, encumbrance certificate and an independent valuation. Diligence happens before anything reaches the platform.
Fractional land ownership
Land has been the country's best-held asset and its least-shared one — locked behind ticket sizes only a few can write. LandX registers a verified parcel to its own company and divides that company into thousands of equal shares — one share, one fraction. The land itself stays whole and undivided. Subscription opens to everyone, then holders trade fractions at a price the market sets.
Scroll to fractionalise
The process
Every parcel follows the same path. Nothing is listed until the title is clean, and nothing trades until subscription closes.
A seller submits the parcel with its khatauni extract, khasra number, encumbrance certificate and an independent valuation. Diligence happens before anything reaches the platform.
Title is registered to a new SPV — an unlisted public limited company that exists only to own this parcel. Its equity is split into shares priced between ₹1,000 and ₹2,000, each one a fraction — small enough that the decision isn't life-changing.
A subscription window runs like an IPO. Investors apply for the number of fractions they want; on close, shares are allotted to their demat accounts and the seller is paid out.
Once allotted, shares change hands between holders on LandX — a share transfer, not a fresh land sale, so the title never has to be re-registered. The parcel finally has something land has never had — a live price.
Open now
Subscription works like an IPO: apply for the number of fractions you want while the window is open, and allotment happens on close. Every parcel is priced per square foot of the actual survey extent, so you always know what you are buying.
Indore — Madhya Pradesh · 3.60 acres
Ranga Reddy — Telangana · 2.10 acres
Mysuru — Karnataka · 5.25 acres
Illustrative parcels and fees. Subscription progress shown here is not live.
After listing
A parcel's worth stops being a broker's opinion. It becomes the last price someone actually paid, visible to every holder, every day. The chart below shows how a farmland price index behaves over time — mostly up, with dips along the way.
Illustrative index, quarterly: 100 at 2019-Q1 rising to 174 at 2025-Q4, with dips in 2020, 2023 and 2024.
Illustrative data. This series is modelled for demonstration — it is not a published index, not LandX trading history and not a forecast. Every price and return on this site is derived from it.
Liquidity
A parcel with a few thousand shareholders won't always have a buyer waiting when someone wants to sell. So every parcel gets a designated market maker, contracted to keep a buy and a sell quote on the book at all times, never more than 2% apart. Holders can trade with each other inside those quotes, or with the market maker at them.
A LandX liquidity desk, funded from platform capital, quotes every parcel from its first day of trading. Registered brokers can sign on as additional market makers under the same obligations, earning a fee rebate on the volume they provide.
Each parcel carries a reference price: its last independent valuation, rolled forward every quarter on a regional land price index. Market-maker quotes must sit within 10% of it, so a thin book can't be walked far from what the land is worth.
Spread, size and time on the book are measured every trading day and published per parcel. A market maker that misses its obligations loses its rebate, and repeated misses end its mandate.
A market maker narrows the gap between buyers and sellers; it doesn't set the price. In a falling market its bids fall too, and trading pauses at the daily band. This is a quoting commitment with limits, not a guaranteed exit price.
Dividends
Shareholders can't farm the parcel, so the SPV leases it to a working cultivator — often the seller, on a sale-and-leaseback. The farmer pays rent to the company each crop season, and what's left after the company's costs is paid out to shareholders, per share.
A registered multi-year lease, rent paid ahead of each rabi and kharif season and revised every three years.
Land revenue, levies and upkeep come out first, and 5% of rent goes to a reserve against a failed season.
An interim dividend after each season's rent is in, out of the company's profit — twice a year.
Credited to the bank account linked to your demat, for every share you hold on the record date.
That's about 0.16% of the share's current price. Near cities, land prices run far ahead of what crops earn, so across the example parcels the dividend works out to 0.1–0.5% a year. Most of the return comes from the land's price, not its rent. What the lease does is keep the parcel farmed, cared for and earning, instead of sitting idle.
Whoever holds a share on the record date receives that dividend. Shares bought after it trade without the payout; the market-maker quotes adjust on the ex-date.
A company may only pay dividends from its profits. If a season's rent doesn't come in, the reserve covers costs first, and the payout is reduced or skipped rather than drawn from the land's value.
LandX picks the tenant: the seller on a sale-and-leaseback, the farmer already working the land, or a new cultivator. The lease is registered and the tenant is named on it.
Dividends are taxed in the shareholder's hands at their own rate. The SPV deducts tax at source wherever the law requires it, and each payout comes with a statement.
A holder's view
Nobody buys six parcels in six districts. A holder with a hundred-odd fractions does — because the ticket size stopped being the constraint. This example holding is marked on the illustrative index above, from each parcel's entry quarter — dips included.
Illustrative data. Fraction prices are marked by applying the illustrative index from each parcel's entry quarter to 2025-Q4. Returns are unrealised, before any transfer or platform charges, and are not a forecast.
Structure
Each parcel is owned by its own SPV, an unlisted public limited company that owns nothing else and runs no other business. One fraction is one share in it, so a share's worth depends on that parcel alone — you pick exactly which land you hold.
Shareholders own shares, not the company's assets. The SPV holds the land whole; holders cannot occupy, enter, fence, cultivate, demarcate or demand partition of any part of it, and square feet are only how the price is quoted.
Every allotment and transfer is recorded by a depository, the same way as any other share you hold — so who owns which fraction is answerable at any point, including the moment after a trade.
Selling land normally means finding one person who wants all of it. Here a holder sells the fractions they want to sell, to whoever is bidding — and the market maker always is.
Early access
We're opening to a small group of early holders and land owners before the first subscription window. Leave an address and we'll reach out in order.
We use your email only to contact you about LandX — never sold, never shared for anyone else's marketing.