Vice President - Land Acquisition - Real Estate

Role Overview: The Head - Land Acquisition will serve as the strategic and operational leader of the company land pipeline - owning the mandate to identify, evaluate, negotiate, and close land opportunities at scale across Jaipur and target expansion cities. Beyond deal execution, the incumbent will be responsible for building a high-performing land acquisition team, institutionalising processes, establishing intelligence networks, and advising the CEO / MD on land strategy and portfolio decisions. This is a founding leadership role in the function - the person must be equally comfortable making strategic investment recommendations to the Board and conducting ground-level negotiations with landowners in rural corridors. Land Strategy & Portfolio Planning: - Define and own the annual land acquisition strategy aligned with residential, commercial, and township development plans. - Advise the CEO / MD on land pipeline priorities, target geographies, micro-market selection, and investment thresholds. - Build and maintain a dynamic land bank across Jaipur and expansion cities. - Develop a 3 - 5 year land sourcing pipeline with stage-wise forecasting of availability, cost, and project viability. - Track and interpret government policies, master plan revisions, RERA notifications, and infrastructure announcements that create land value opportunities. Land Sourcing & Market Intelligence: - Lead land sourcing activities through broker networks, landowner relationships, government databases, corridor mapping, and off-market channels. - Establish deep relationships with brokers, aggregators, village-level intermediaries, channel partners, and landowner communities across target markets. - Build a structured market intelligence system - tracking micro-market rates, competitor acquisitions, development trends, FSI/FAR changes, and zoning updates. - Conduct and supervise site visits for physical verification, zoning assessment, connectivity, and development feasibility. - Identify land parcels aligned with the company product strategy - plotted development, group housing, mixed-use, and township. Feasibility, Evaluation & Financial Analysis: - Lead and review detailed feasibility studies including development potential, permissible FAR/FSI, costing, revenue modelling, and ROI analysis. - Evaluate JV structures, joint development agreements, outright purchase, and collaborative ownership models - and recommend the optimal deal structure per land parcel. - Review and approve financial models prepared by the BD team; validate key assumptions with Finance and Technical teams. - Assess risk-adjusted returns and present investment recommendations to senior leadership with clarity and conviction. - Benchmark land valuations against comparable transactions, circle rates, and sub-registrar data. Negotiation & Deal Structuring: - Lead all high-value negotiations with landowners, broker intermediaries, and joint venture partners - directly and through the team. - Structure deal terms including pricing, payment schedules, development timelines, and revenue sharing for JV arrangements. - Drive timely closure of land deals - from LOI to Agreement to Sale, managing all stakeholders through to execution. - Establish negotiation playbooks, price band frameworks, and deal approval matrices for the land acquisition team. - Handle conflict resolution, landowner disputes, and renegotiations with tact and commercial firmness. Legal, Due Diligence & Compliance Oversight: - Oversee and coordinate legal due diligence with empanelled legal teams - covering title search, encumbrance, litigation checks, and revenue record verification. - Ensure thorough review of khasra, khatoni, jamabandi, RoR, mutation certificates, sale deed chains, and all statutory land records. - Coordinate with Revenue / Patwari offices, local bodies, and government departments for document verification and approvals. - Review and approve land acquisition agreements, Joint Development Agreements (JDAs), MoUs, and development-related contracts before execution. - Ensure RERA compliance, JDA norms, NA conversion requirements, and all state-level regulatory obligations are addressed in every deal. - Manage title insurance, legal opinions, and risk mitigation for all acquisitions above defined thresholds. Team Leadership & Capability Building: - Build, lead, mentor, and retain a high-performing land acquisition team - Business Development Managers, Sr. Managers, Executives, and field staff. - Set individual and team KRAs, conduct regular performance reviews, and create development plans for direct reports. - Establish SOPs, deal tracking systems, due diligence checklists, and documentation protocols across the BD function. - Foster a culture of ownership, speed, and accountability within the team. - Represent the Land Acquisition function at leadership forums, board presentations, and inter-departmental reviews. Cross-Functional & Stakeholder Management: - Coordinate closely with Architecture, Technical, Finance, Legal, Liaisoning, and Project Management teams throughout the acquisition lifecycle. - Work with Marketing and Sales leadership to ensure land pipeline is aligned with product demand and launch calendars. - Build and manage relationships with government authorities, revenue officials, urban local bodies, and development authorities. - Represent the company at industry forums, RERA seminars, investment conclaves, and professional associations. Key Deliverables / KRAs: - Annual land acquisition targets - number of acres, deal value, and city-wise pipeline delivered - Quality and completeness of the 3 - 5 year land bank and deal pipeline - Deal closure rate - LOIs converted to signed agreements within committed timelines - Due diligence rigour - zero title disputes or undisclosed encumbrances post-deal closure - Cost discipline - land acquired within approved benchmarks and feasibility assumptions - Team performance - BD team hiring, retention, and KRA achievement - Speed to market - average time from land identification to deal sign-off - Regulatory compliance - zero lapses in statutory approvals, RERA, and land records compliance - JV deal quality - structures that create value without disproportionate risk