Conversation with Gemini Land Acquisition Business Development | Real Estate | Jaipur, Rajasthan Senior Leadership Role | Reports to: CEO / Managing Director | Department: Business Development Position Head — Land Acquisition Department Business Development & Land Acquisition Company The House of Shubhashish | JK Jajoo Ventures Pvt. Ltd.

Location

Jaipur, Rajasthan (with pan-India travel) Reporting To CEO / Managing Director Manages Business Development Managers, Sr. Managers, Executives & Land Acquisition Team Employment Full time / Permanent Experience 15–20 Years (minimum 8 years in a leadership or Head-level role) Education MBA / B.E. / B.Plan / Postgraduate in Real Estate, Urban Planning, Business or related discipline ? ROLE PURPOSE The Head — Land Acquisition will serve as the strategic and operational leader of The House of Shubhashish entire 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. ? KEY RESPONSIBILITIES 1. Land Strategy & Portfolio Planning Define and own the annual land acquisition strategy aligned with Shubhashish's 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 (Indore, Mumbai, and others per the growth roadmap). 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's 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 Shubhashish

Homes 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 to Shubhashish ? QUALIFICATIONS &

EXPERIENCE Requirement Details Education (Mandatory) MBA / B.E. / Postgraduate in Business Administration, Real Estate, Urban Planning, Engineering or related discipline Total Experience 15–20 years of post-qualification professional experience Leadership Experience Minimum 8 years in a leadership or Head-level role with a team reporting directly Domain Mandatory Real estate land acquisition, business development, or land banking — prior developer-side experience strongly preferred Market Experience Deep exposure to pan india real estate market mandatory.

Experience in Indore, Mumbai, or other Tier 1/2 markets is a strong advantage Joint Ventures Proven track record of structuring and closing JDA / JV arrangements with landowners Revenue / Land Records Strong working knowledge of khasra, khatoni, jamabandi, RoR, mutation, NA conversion processes Language Hindi (fluent — mandatory for landowner negotiations). English (business proficient) Travel Must be willing to travel extensively — site visits, market intelligence, negotiations across cities ⚙️ SKILLS &

COMPETENCIES Technical & Domain Skills Leadership & Behavioural Skills Land records: khasra, khatoni, jamabandi, RoR Strategic thinking & portfolio-level decision making Feasibility modelling & financial ROI analysis High-stakes negotiation and stakeholder influence JDA / JV structuring and deal architecture Team building, mentoring, and performance management Micro-market research and competitive benchmarking Executive communication and board-level presentations RERA, JDA bye-laws, NA conversion processes Cross-functional coordination and process discipline Legal due diligence oversight and risk management Integrity, ownership, and ethical decision-making MS Excel, PowerPoint — financial models, pitch decks Resilience and persistence in long deal cycles Government & regulatory relationship management Adaptability across markets, cultures, and deal types This is proprietary and confidential. For internal recruitment use only. Iska ek proper jd bana ke do en english me Here is a polished, professional, and well-structured in English. It cleans up the layout, enhances scannability, and presents the role with executive authority.

: HEAD — LAND ACQUISITION

Company: The House of Shubhashish (JK Jajoo Ventures Pvt. Ltd.) Department: Business Development & Land Acquisition Role Title: Head — Land Acquisition Job Type: Full-Time / Permanent Location: Jaipur, Rajasthan (with Pan-India travel) Reporting To: CEO / Managing Director Direct Reports: BD Managers, Senior Managers, Executives, and Field Land Acquisition Teams Experience Required: 15–20 Years (Minimum 8 years in a Head/Leadership role) Education: MBA / B.E. / B.Plan / Post-Graduate in Real Estate, Urban Planning, or related fields As we deepen our dominance in Jaipur and scale into high-potential markets like Indore, Mumbai, and beyond, strategic land acquisition serves as the core growth engine for our next phase of expansion. ROLE PURPOSE The Head — Land Acquisition will serve as the strategic and operational leader for the group's land bank and pipeline.

This role owns the end-to-end mandate to identify, evaluate, negotiate, and close high-value land opportunities across Jaipur and key target cities.



This is a pivotal executive leadership role requiring a unique dual capability: presenting investment cases and deal structures to the Board, while personally leading complex, ground-level negotiations with local landowners and stakeholders. KEY RESPONSIBILITIES

1.

Strategic Land

Planning & Portfolio Management

Define and execute the annual land acquisition strategy aligned with residential, commercial, plotted, and township development targets. Serve as the strategic advisor to the CEO/MD on target geographies, micro-market selections, and investment thresholds. Build and manage a dynamic 3–5 year land sourcing pipeline across Jaipur and expansion markets (Indore, Mumbai, etc.).

Monitor policy changes, master plan revisions, RERA updates, and regional infrastructure projects to capture high-value land opportunities early.

- Sourcing & Market Intelligence

Build and drive an omni-channel land sourcing engine leveraging broker networks, landowners, village intermediaries, and off-market leads. Establish robust market intelligence networks to monitor land rates, sub-registrar data, competitor strategies, FAR/FSI changes, and zoning updates. Conduct direct site assessments to verify physical access, zoning feasibility, connectivity, and development potential. 3.

Feasibility

Analysis & Financial Evaluation

Lead comprehensive feasibility assessments, including development potential, permissible FAR/FSI, cost structures, revenue projections, and ROI models. Evaluate and recommend the best deal mechanisms—Outright Purchase, Joint Development Agreements (JDAs), Joint Ventures (JVs), or Land Revenue Sharing models. Validate financial models with internal Finance and Technical teams to ensure risk-adjusted capital deployment.

- Deal Structuring & Negotiations

Lead high-stakes negotiations directly with landowners, intermediaries, and strategic JV partners. Architect deal terms covering pricing frameworks, payout schedules, development timelines, and revenue-sharing mechanisms. Drive complete deal execution from initial Letter of Intent (LOI) to final Agreement to Sale and registration. Standardize negotiation frameworks, price bands, and approval matrices for the broader team.

- Legal, Due Diligence & Regulatory Oversight

Direct comprehensive legal due diligence with legal teams—verifying titles, encumbrances, litigation history, and ownership chains. Deeply examine land revenue records, including Khasra, Khatoni, Jamabandi, RoR, mutation certificates, and title continuity. Coordinate with Revenue/Patwari offices, local development authorities, and government bodies for seamless clearances and NA conversions.

Review and finalize all agreements, JDAs, MoUs, and conveyances to ensure full RERA compliance and minimal risk.

- Team Leadership & Governance

Recruit, mentor, and lead a high-performing Business Development and Land Acquisition team. Define team Key Result Areas (KRAs), implement performance metrics, and establish standardized operating protocols (SOPs). Build an agile, accountable, and result-oriented team culture focused on transaction speed and compliance rigour.

- Stakeholder & Cross-Functional Management

Partner closely with internal teams (Architecture, Engineering, Finance, Legal, Liaisoning, Sales) throughout the acquisition lifecycle. Build long-term working relationships with government officers, revenue authorities, and urban local bodies. KEY PERFORMANCE INDICATORS (KRAs)

Pipeline Delivery: Achievement of annual land acquisition targets (acreage, deal velocity, and city targets).

Deal Conversion Speed: Turnaround time from land identification and LOI to final transaction sign-off.

Risk & Title Diligence: Zero legal/title disputes or undisclosed liabilities post-acquisition.

Financial Discipline: Acquisitions executed within approved financial models and feasibility margins.

JV Portfolio Quality: Value-accretive JDA/JV structures with managed capital risk.

REQUIRED QUALIFICATIONS & ELIGIBILITY

Parameter Requirement

Education MBA / B.E. / B.Plan or Post-Graduate in Real Estate, Urban Planning, or Business Management.

Experience 15–20 years of core experience in real estate land acquisition / business development.

Leadership Minimum 8 years in a Head / Senior Leadership role managing direct teams.

Domain Exposure Proven track record with reputed real estate developers. Strong expertise in JDA/JV structuring.

Regional Knowledge Pan-India real estate experience. Deep operational exposure to Rajasthan, MP (Indore), or Tier 1/2 expansion markets is highly preferred.

Land Records Expertise Strong working knowledge of local land revenue processes (Khasra, Khatoni, Jamabandi, RoR, Mutation, NA Conversion).

Languages Fluent Hindi (essential for local landowner negotiations) & Business English.

Mobility High willingness to travel across target cities and rural development corridors.

CORE COMPETENCIES & SKILLS

Strategic Vision: Land banking strategy, micro-market analysis, and portfolio forecasting.

Commercial Acumen: ROI analysis, feasibility modeling, deal architecture, and financial structuring.

Negotiation & Influence: High-stakes deal-making, conflict resolution, and landowner relationship management.

Legal & Regulatory: Revenue record scrutiny, title diligence, RERA compliance, and JDA frameworks.

Leadership: Team building, cross-functional collaboration, and board-level presentations.

📌 Head - Land Acquisition (Real Estate) (Jaipur)
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